446 W Jefferson St · Mangum, OK 73554

$97,495

3 bd · 1.0 ba · 1,602 sqft · SingleFamily public records · 118 Days on market

Built 1940 5,184 sqft lot Est $103k · at est.

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +29.8/30.0
• DSCR +10.0/10.0
• ARV discount +9.7/15.0
• 1% rule +7.1/10.0
• Appreciation +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

This 3 bedroom 2 bathroom home is ready for you and includes many updates! These include a metal roof, upgraded Pex water lines to the meter, updated electrical wiring, and enhanced energy efficiency with foam insulation in the walls. Enjoy abundant natural light through updated vinyl frame windows. The HVAC system was replaced in 2020 for year-round comfort. Step inside to discover original hardwood flooring in the formal living room. The dining room features custom-added cabinets, providing convenient extra storage. Beautiful original wood doors lead into the formal living room, and charming original built-in cabinets flank the fireplace, adding to the home's unique charm. The main bathro

Key facts

• Metal roof
• Foam insulation
• 5,184 sq ft lot

Tags

• METAL ROOF
• UPGRADED PEX WATER LINES
• UPDATED ELECTRICAL WIRING
• FOAM INSULATION
• UPDATED VINYL FRAME WINDOWS
• ORIGINAL HARDWOOD FLOORING

Property features AI

Finance

• Other: Homestead exempt; Existing property; Corner of Jefferson and Byers (directions provided)
• Financial info: Loan qualification: Yes; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Home design: Single family residence; One story; Faces north; Residential property
• Construction: Brick and frame construction; Metal roof; Conventional foundation
• Exterior features: Covered patio; Corner lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: One living area; One dining area; Gas log fireplace; No in-law plan

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $97k.

Deal economics

• At list price, monthly cash flow is $357 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $97k).
• Recommended offer: $89k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 7.7% in Mangum — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 65/100 on livability (#144 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, employment F.
• Mangum (town): math 27% / reading 28% proficiency, ranked #89 of 270 in OK (top 33%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Edison Es (math 47% / reading 32%, grade F, #107 of 845 statewide, top 14%, 239 students, 0% FRL); Mangum Hs (math 15% / reading 24%, grade F, #274 of 447 statewide, top 66%, 175 students, 0% FRL) — zoned schools average 0% FRL vs 56% district-wide (56 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 46 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-2.5%/yr); year-one equity from $674 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Greer County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-2.5% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $12k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $97k implies a 144% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,720 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.21% ✓
• Cap rate: 10.69%
• Cash-on-cash: 15.69%
• DSCR: 1.70
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $102,528
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 N Crittenden Ave	0.13mi	2/1.0 (-1)	1,617 (+1%)	2mo	$75,000	$46	86
436 W Lincoln St	0.09mi	3/2.0	1,542 (-4%)	10mo	$158,000	$102	77
501 N Maryland Ave	0.30mi	2/2.0 (-1)	1,700 (+6%)	1mo	$155,000	$91	66
314 N Maryland Ave	0.21mi	3/1.0	1,400 (-13%)	9mo	$28,500	$20	61
223 E Pierce St	0.47mi	3/2.5	1,563 (-2%)	11mo	$100,000	$64	59
129 E Cleveland St	0.43mi	3/2.0	1,608 (+0%)	24mo	$143,000	$89	56
1002 N Pennsylvania Ave	0.74mi	3/1.0	1,522 (-5%)	6mo	$35,000	$23	52
312 S Oklahoma Ave	0.38mi	3/2.0	1,415 (-12%)	15mo	$79,600	$56	46
315 N Pennsylvania Ave	0.44mi	2/2.0 (-1)	1,449 (-10%)	12mo	$114,000	$79	45
210 N Louis Tittle Ave	0.52mi	3/1.0	1,372 (-14%)	13mo	$47,000	$34	41
214 E Van Buren St	0.62mi	2/2.0 (-1)	1,428 (-11%)	7mo	$108,000	$76	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-2.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.2%
• Equity multiple: 1.33×
• Total profit: $9,136
• Equity at exit: $16,917

10-year hold

• IRR: 16.6%
• Equity multiple: 2.43×
• Total profit: $39,015
• Equity at exit: $12,575

Cash invested: $27,299 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State Oklahoma: 83 Strongly Landlord-Friendly · R+20
• County: — inherits STATE
• City: — inherits STATE

5-day notice; strongly landlord-favorable.

Methodology + full state rankings →

ZIP-level market 73554

• Home prices YoY: -2.7%
• Active inventory: 46
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,182 medium
• Mortgage (P&I): −$511
• Tax from tax record: −$25 /mo · $300/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $357

Break-even live

Break-even rent $730

Max offer price $97,495

Occupancy floor 65%

Sensitivity live

Price	-10% $412	-5% $385	+0% $357	+5% $329	+10% $302
Rent	-10% $264	-5% $310	+0% $357	+5% $404	+10% $450
Rate	-1.0pp $406	-0.5pp $382	base $357	+0.5pp $332	+1.0pp $306

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $24,374
• Closing costs: $2,925
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-17
   days on market $97,495 Active 118 DOM
2. 2026-06-16
   days on market $97,495 Active 117 DOM
3. 2026-06-15
   days on market $97,495 Active 116 DOM
4. 2026-06-13
   days on market $97,495 Active 114 DOM
5. 2026-06-12
   days on market $97,495 Active 113 DOM
6. 2026-06-09
   days on market $97,495 Active 110 DOM
7. 2026-06-08
   days on market $97,495 Active 109 DOM
8. 2026-06-08
   days on market $97,495 Active 108 DOM
9. 2026-06-07
   days on market $97,495 Active 107 DOM
10. 2026-06-04
    days on market $97,495 Active 104 DOM
11. 2026-06-02
    days on market $97,495 Active 103 DOM
12. 2026-06-01
    days on market $97,495 Active 102 DOM
13. 2026-05-31
    days on market $97,495 Active 101 DOM
14. 2026-05-16
    price $97,495
15. 2026-03-30
    price $99,995
16. 2026-02-19
    listed $109,500 Active
17. 2026-02-15
    historical
18. 2025-12-30
    price $109,500
19. 2025-10-29
    price $113,500
20. 2025-08-15
    listed $117,500 Active
21. 2008-03-04
    soldstatus $40,000
22. 2003-10-01
    soldstatus $21,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast OK · Resets to sale price

• Current annual tax: $300 · $25/mo
• Projected year-2 tax: $877 · $73/mo
• Expected delta: +$577/yr (+$48/mo · 192.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,186
• − Mortgage interest: −$5,461
• − Property taxes: −$300
• − Insurance: −$487
• − Repairs & maintenance: −$1,135
• − Management: −$1,135
• − Depreciation: −$2,836
• Taxable income: $2,831
• Est. tax owed @ 24.0%: −$680
• After-tax cash flow: $3,605/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Mangum
• NCES district ID: 4018780
• Math proficiency: 27% ▼ -18.00%
• Reading proficiency: 28% ▼ -15.00%
• Median HH income: $36,568
• Composite: 22.85/100
• National rank: #8012
• State rank: #89 of 270 in OK

Livability — Mangum

• Score: 65/100
• State rank: #144
• US rank: #13248

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment F Housing A+ Health & safety B User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mangum, OK
• Population (ZIP): 3,361

Population outlook (Greer County) Hauer SSP2

• Today (2025): 5,904 people
• By 2030: 5,869 · -0.6%
• By 2040: 5,790 · -1.9%
• By 2050: 5,712 · -3.3%
• By 2075: 5,196 · -12.0%
• By 2100: 4,326 · -26.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 15% Two or more races 8% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Iranian 2% Serbian 2% Slovak 1%
• Foreign-born: 1% · China, Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Greer

• 2024 margin: Solid R (+65.7) · D 16.6% · R 82.3% · Other 1.1%
• 2008→2024 swing: -19.3pp toward R · 2008: -46.5pp · 2024: -65.7pp
• All cycles: 2024: R+65.7 2020: R+64.7 2016: R+61.1 2012: R+46.7 2008: R+46.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.45%
• Current HPI: 88.9252
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.55%
• F500 in state: 6

Industry mix (Fortune 500 HQ in OK)

Industry	F500 HQs	Revenue
▸Energy	3	$48B

Price history

+353.5% since first listed

9 events — show timeline

• 2026-05-16 Price Changed $97,495 MLSOK
• 2026-03-30 Price Changed $99,995 MLSOK
• 2026-02-19 Listed $109,500 MLSOK
• 2026-02-15 Listing Removed — MLSOK
• 2025-12-30 Price Changed $109,500 MLSOK
• 2025-10-29 Price Changed $113,500 MLSOK
• 2025-08-15 Listed $117,500 MLSOK
• 2008-03-04 Sold (Public Records) $40,000 Public Records
• 2003-10-01 Sold (Public Records) $21,500 Public Records

Property tax history

+0.3%/yr

Latest (2025): $300 · -1.0% YoY. Source: county tax records.