7351 142nd St · Slaughterville, OK 73068

$145,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 185 Days on market

Built 2001 1.30 ac lot ↓ 29% since listing

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Why this score? — see what drove the C 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 +24.6/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming 3-bedroom, 2-bathroom mobile home situated on a spacious 1.3-acre lot within Hideaway Estates at 7351 142nd St, Noble, OK, 73068. This property offers a tranquil retreat with plenty of outdoor space for relaxation and recreation. Inside, you'll find a comfortable layout featuring a bright living area and a well-appointed kitchen. The primary bedroom includes an ensuite bathroom for added convenience. Enjoy the benefits of country living while still being within easy reach of amenities and major roadways. Don't miss out on this opportunity to call a slice of peaceful countryside in Noble your home! * Brand New A/C Unit just installed in April 2026! * Entrance to n

Key facts

• Bright living area
• Spacious lot
• Outdoor space

Tags

• SPACIOUS LOT
• OUTDOOR SPACE
• BRIGHT LIVING AREA
• WELL-APPOINTED KITCHEN
• ENSUITE BATHROOM
• EASY REACH OF AMENITIES

Property features AI

Finance

• Other: Located in Hideaway Acres 2; Not homesteaded; Vacant and currently active on market; Directions available: From Maguire Rd, then turn right onto 142nd St (Red Rock Rd). Continue straight and follow the road to Lot 37 at 7351 142nd Street.
• Financial info: Seller will finance; Loan qualification possible; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: Gravel parking
• Home design: Single-family residence; One-story; Property faces west; Existing property
• Construction: Mobile construction; Other roof type; Post-tension foundation
• Exterior features: Interior lot; No exterior amenities listed

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: One living area; No fireplace; No study

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $300 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 4.4% in Slaughterville — 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 63/100 on livability (#228 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A; Watch: amenities F, commute F, health & safety F.
• Noble (suburban): math 23% / reading 25% proficiency, ranked #108 of 270 in OK (top 40%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: John K Hubbard Es (math 27% / reading 27%, grade F, #311 of 845 statewide, top 40%, 646 students, 0% FRL); Noble Hs (math 17% / reading 27%, grade F, #222 of 447 statewide, top 52%, 883 students, 0% FRL) — zoned schools average 0% FRL vs 53% district-wide (53 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 214 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 592 units permitted in Cleveland County in 2024 (12 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Cleveland County population projected at +40% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 185 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 4% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 185 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.01% ✓
• Cap rate: 8.78%
• Cash-on-cash: 8.88%
• DSCR: 1.40
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -2.9%
• Equity multiple: 0.89×
• Total profit: $-4,436
• Equity at exit: $21,620

10-year hold

• IRR: 6.7%
• Equity multiple: 1.50×
• Total profit: $20,489
• Equity at exit: $12,537

Cash invested: $40,600 (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 73068

• Home prices YoY: -4.8%
• Active inventory: 214
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,460 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$32 /mo · $389/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $300

Break-even live

Break-even rent $1,080

Max offer price $145,000

Occupancy floor 74%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7351 142nd St Unit 37 Noble, OK	3.0	2.0	1216	$1,350	$1.11	1d	1	0.03mi
7500 144th St Unit 17 Noble, OK	3.0	2.0	1216	$1,350	$1.11	1d	1	0.10mi

Listing history 19 events

1. 2026-06-18
   days on market $145,000 Active 185 DOM
2. 2026-06-17
   days on market $145,000 Active 184 DOM
3. 2026-06-16
   days on market $145,000 Active 183 DOM
4. 2026-06-15
   days on market $145,000 Active 182 DOM
5. 2026-06-13
   days on market $145,000 Active 180 DOM
6. 2026-06-13
   days on market $145,000 Active 179 DOM
7. 2026-06-09
   days on market $145,000 Active 176 DOM
8. 2026-06-08
   days on market $145,000 Active 175 DOM
9. 2026-06-07
   days on market $145,000 Active 174 DOM
10. 2026-06-03
    days on market $145,000 Active 170 DOM
11. 2026-06-02
    days on market $145,000 Active 169 DOM
12. 2026-06-01
    days on market $145,000 Active 168 DOM
13. 2026-05-31
    days on market $145,000 Active 167 DOM
14. 2026-04-10
    status Active
15. 2026-04-10
    price $145,000
16. 2026-03-28
    status Pending
17. 2025-12-22
    price $134,500
18. 2025-12-01
    listed $139,000 Active
19. 2004-06-09
    soldstatus $205,000

ⓘ 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: $389 · $32/mo
• Projected year-2 tax: $1,305 · $109/mo
• Expected delta: +$916/yr (+$76/mo · 235.5%)

ⓘ 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 5/10 Major 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,523
• − Mortgage interest: −$8,122
• − Property taxes: −$389
• − Insurance: −$725
• − Repairs & maintenance: −$1,402
• − Management: −$1,402
• − Depreciation: −$4,218
• Taxable income: $1,265
• Est. tax owed @ 24.0%: −$304
• After-tax cash flow: $3,301/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: Noble
• NCES district ID: 4021630
• Math proficiency: 23% ▼ -8.00%
• Reading proficiency: 25% ▼ -7.00%
• Median HH income: $50,812
• Composite: 21.31/100
• National rank: #8384
• State rank: #108 of 270 in OK

Livability — Slaughterville

• Score: 63/100
• State rank: #228
• US rank: #15883

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Slaughterville, OK
• County: Cleveland County · 239,547 people
• City population: 12,003
• Metro: Oklahoma City, OK
• Population (ZIP): 12,258
• Household income: $73,821
• Rent vs Own: 24.8% rent · 75.2% own
• Severe rent burden: 301.0

Population outlook (Cleveland County) Hauer SSP2

• Today (2025): 323,621 people
• By 2030: 349,070 · +7.9%
• By 2040: 400,168 · +23.7%
• By 2050: 454,101 · +40.3%
• By 2075: 602,926 · +86.3%
• By 2100: 734,485 · +127.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 8% Hispanic / Latino 5% Native American 5% Black 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Cleveland

• 2024 margin: R (+14.9) · D 41.4% · R 56.4% · Other 2.2%
• 2008→2024 swing: +9.1pp toward D · 2008: -24.0pp · 2024: -14.9pp
• All cycles: 2024: R+14.9 2020: R+14.1 2016: R+21.7 2012: R+25.9 2008: R+24.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -13.99%
• Current HPI: 278.428
• Rent YoY: —
• Metro: Oklahoma City, OK
• 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

-29.3% since first listed

6 events — show timeline

• 2026-04-10 Relisted — MLSOK
• 2026-04-10 Price Changed $145,000 MLSOK
• 2026-03-28 Pending — MLSOK
• 2025-12-22 Price Changed $134,500 MLSOK
• 2025-12-01 Listed $139,000 MLSOK
• 2004-06-09 Sold (Public Records) $205,000 Public Records

Property tax history

+2.0%/yr

Latest (2024): $389 · +5.1% YoY. Source: county tax records.