111 W Bryan · Calera, OK 74730

$80,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured · 83 Days on market

Built 1997 Fair condition 0.32 ac lot ↓ 16% since listing

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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 +28.4/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +2.0/10.0

Listing remarks

Investor special with rare income potential, welcome to 109 AND 111 Bryan Ave! This property includes a city site certificate allowing an additional manufactured home to be placed on the lot, creating the opportunity for two homes and two rental income streams on one property. The existing manufactured home offers a spacious living area, kitchen/dining area, and multiple bedrooms. The home has a 2-year-old roof and solid structure but will need cosmetic updates and general TLC, making it an ideal value-add project for investors. The home has been moved previously and will not qualify for government-backed financing, so it is best suited for cash or conventional buyers. With the ability to r

Key facts

• Spacious living area
• Kitchen dining area
• Value add project

Tags

• TWO RENTAL INCOME STREAMS
• SPACIOUS LIVING AREA
• KITCHEN DINING AREA
• SOLID STRUCTURE
• VALUE ADD PROJECT

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-wide manufactured home; One story; Faces west; Permanent foundation
• Construction: HardiPlank-type exterior; Shake roof; Manufactured construction
• Exterior features: Porch; Shed(s); Corner lot

Interior

• Kitchen: Dishwasher; Oven; Range; Stove; Refrigerator; Electric water heater
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Aluminum window frames; Laminate counters; Ceiling fans
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $260 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 2.4% in Calera — 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 59/100 on livability (#400 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A-; Watch: schools D-, amenities F, commute F.
• Calera (town): math 20% / reading 26% proficiency, ranked #139 of 270 in OK (top 52%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 70 active listings in the ZIP; 176 units permitted in Bryan County in 2024 (80 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($553 loan paydown + $8k appreciation (10.0% local appreciation)).
• Bryan County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 1.29% ✓
• Cap rate: 10.19%
• Cash-on-cash: 13.93%
• DSCR: 1.62
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.6%
• Equity multiple: 3.68×
• Total profit: $60,144
• Equity at exit: $72,070

10-year hold

• IRR: 29.8%
• Equity multiple: 8.33×
• Total profit: $164,123
• Equity at exit: $155,422

Cash invested: $22,400 (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 74730

• Home prices YoY: 7.0%
• Active inventory: 70
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,029 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $260

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 70%

Sensitivity live

Price	-10% $315	-5% $288	+0% $260	+5% $232	+10% $205
Rent	-10% $179	-5% $219	+0% $260	+5% $301	+10% $341
Rate	-1.0pp $300	-0.5pp $280	base $260	+0.5pp $239	+1.0pp $218

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-07
   statusdays on market $80,000 Pending 83 DOM
2. 2026-06-02
   days on market $80,000 Active 82 DOM
3. 2026-06-01
   days on market $80,000 Active 81 DOM
4. 2026-05-31
   days on market $80,000 Active 80 DOM
5. 2026-05-30
   days on market $80,000 Active 79 DOM
6. 2026-05-04
   price $80,000
7. 2026-03-12
   listed $95,000 Active

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,347
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$988
• − Management: −$988
• − Depreciation: −$2,327
• Taxable income: $1,963
• Est. tax owed @ 24.0%: −$471
• After-tax cash flow: $2,649/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.

Condition & rehab AI · 9 photos

Fair 45/100 Cosmetic rehab

This manufactured home has a good structure and a 2-year-old roof, but needs cosmetic updates and general TLC to enhance its resale and rental value.

Repairs flagged

• Minor paint — peeling paint in some areas
• Moderate windows — some windows appear old
• Minor landscaping — some overgrown areas

Value-add opportunities

• Both painting and updating fixtures — enhances curb appeal and interior aesthetics
• Both landscaping and curb appeal improvements — enhances curb appeal and property value
• Both HVAC maintenance and upgrade — improves comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
paint · peeling paint in some areas	Minor	$500–3,000
windows · some windows appear old	Moderate	$3,000–15,000
landscaping · some overgrown areas	Minor	$500–3,000
Total estimated repair cost · 3 items		$4,000–21,000

Value-add ROI direction

• Both painting and updating fixtures — enhances curb appeal and interior aesthetics ↑
• Both landscaping and curb appeal improvements — enhances curb appeal and property value ↑
• Both HVAC maintenance and upgrade — improves comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Calera
• NCES district ID: 4006180
• Math proficiency: 20% ▼ -14.00%
• Reading proficiency: 26% ▼ -10.00%
• Median HH income: $42,313
• Composite: 19.65/100
• National rank: #8740
• State rank: #139 of 270 in OK

Livability — Calera

• Score: 59/100
• State rank: #400
• US rank: #20380

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Calera, OK
• Population (ZIP): 5,790

Population outlook (Bryan County) Hauer SSP2

• Today (2025): 50,265 people
• By 2030: 52,866 · +5.2%
• By 2040: 58,018 · +15.4%
• By 2050: 63,073 · +25.5%
• By 2075: 74,439 · +48.1%
• By 2100: 81,743 · +62.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 64% Two or more races 15% Native American 14% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 1% European 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Bryan

• 2024 margin: Solid R (+58.5) · D 20.0% · R 78.6% · Other 1.4%
• 2008→2024 swing: -23.0pp toward R · 2008: -35.5pp · 2024: -58.5pp
• All cycles: 2024: R+58.5 2020: R+56.5 2016: R+55.6 2012: R+44.5 2008: R+35.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 21.13%
• Current HPI: 320.8708
• 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

-15.8% since first listed

2 events — show timeline

• 2026-05-04 Price Changed $80,000 MLS Technology, Inc.
• 2026-03-12 Listed $95,000 MLS Technology, Inc.