358126 E 5400 Rd · Hallett, OK 74038

$127,500

3 bd · 2.0 ba · 1,848 sqft · Manufactured public records · 101 Days on market

Built 1981 5.00 ac lot ↓ 18% 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 +24.9/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +5.2/10.0
• Appreciation +5.0/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Well maintained double wide on a beautiful 5 acres. Spacious living area and kitchen. Nice sized bedrooms with walk-in closets. New pump installed on the water well in 2023. Roof was replaced in 2015. There is a creek that runs through the property and mature apple, pear, plum trees on property.

Key facts

• Privacy
• Open space
• 5 acres

Tags

• 5 ACRES
• QUIET COUNTRY SETTING
• NATURAL SURROUNDINGS
• OPEN SPACE
• PRIVACY
• SCENIC VIEWS

Property features AI

Finance

• Financial info: Financial details limited to taxes (not included here)

Exterior

• Parking: Parking details not provided
• Security: No safety shelter
• Utilities: Well water; Septic tank; Cable available
• Home design: Manufactured double-wide home; Single-story; Faces east; Tie-down foundation
• Construction: Manufactured construction; Asphalt/fiberglass roof
• Exterior features: Patio; Fruit trees on the property; Stream/creek and spring on the lot; Horses allowed

Interior

• Kitchen: Kitchen (first floor); Dishwasher; Oven; Range; Refrigerator; Disposal
• Bedrooms: Master bedroom with walk-in closet (first floor); Additional bedrooms with walk-in closets (first floor)
• Flooring: Carpet; Laminate; Wood veneer
• Bathrooms: Master bathroom with bathtub, double sink and separate shower (first floor); Hall bathroom (first floor)
• Heating & cooling: Central heating; Propane heating; Central air conditioning; Has fireplace with gas log
• Interior features: Aluminum framed windows; Laminate counters; No additional interior features listed
• Laundry & utility: Interior utility room (first floor); Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $128k.

Deal economics

• At list price, monthly cash flow is $274 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $128k).
• Recommended offer: $116k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 52/100 on livability (#647 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Cleveland (town): math 21% / reading 19% proficiency, ranked #169 of 270 in OK (top 63%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 26 active listings in the ZIP; 3 units permitted in Pawnee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($882 loan paydown + $4k appreciation (3.0% local appreciation)).
• Pawnee County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $8k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major 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 $116,025 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.02% ✓
• Cap rate: 8.87%
• Cash-on-cash: 9.20%
• DSCR: 1.41
• GRM: 8.1

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: 16.1%
• Equity multiple: 1.92×
• Total profit: $32,743
• Equity at exit: $57,330

10-year hold

• IRR: 17.7%
• Equity multiple: 3.58×
• Total profit: $92,064
• Equity at exit: $88,352

Cash invested: $35,700 (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 74038

• Active inventory: 26
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,306 medium
• Mortgage (P&I): −$669
• Tax from tax record: −$36 /mo · $437/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $274

Break-even live

Break-even rent $960

Max offer price $127,500

Occupancy floor 74%

Sensitivity live

Price	-10% $346	-5% $310	+0% $274	+5% $238	+10% $202
Rent	-10% $171	-5% $222	+0% $274	+5% $325	+10% $377
Rate	-1.0pp $338	-0.5pp $306	base $274	+0.5pp $241	+1.0pp $207

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: $31,875
• Closing costs: $3,825
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $127,500 Active 101 DOM
2. 2026-06-18
   days on market $127,500 Active 98 DOM
3. 2026-06-17
   days on market $127,500 Active 97 DOM
4. 2026-06-16
   days on market $127,500 Active 96 DOM
5. 2026-06-15
   days on market $127,500 Active 95 DOM
6. 2026-06-13
   days on market $127,500 Active 93 DOM
7. 2026-06-10
   days on market $127,500 Active 90 DOM
8. 2026-06-09
   days on market $127,500 Active 89 DOM
9. 2026-06-08
   days on market $127,500 Active 88 DOM
10. 2026-06-07
    days on market $127,500 Active 87 DOM
11. 2026-06-03
    days on market $127,500 Active 83 DOM
12. 2026-06-02
    days on market $127,500 Active 82 DOM
13. 2026-06-01
    days on market $127,500 Active 81 DOM
14. 2026-05-31
    days on market $127,500 Active 80 DOM
15. 2026-03-12
    listed $135,000 Active
16. 2024-04-24
    soldstatus $120,000
17. 2024-04-22
    soldstatus $120,000 Closed 296-char remark

    Show marketing remark (296 chars)

    Well maintained double wide on a beautiful 5 acres. Spacious living area and kitchen. Nice sized bedrooms with walk-in closets. New pump installed on the water well in 2023. Roof was replaced in 2015. There is a creek that runs through the property and mature apple, pear, plum trees on property.

18. 2024-03-19
    status Pending 296-char remark

    Show marketing remark (296 chars)

    Well maintained double wide on a beautiful 5 acres. Spacious living area and kitchen. Nice sized bedrooms with walk-in closets. New pump installed on the water well in 2023. Roof was replaced in 2015. There is a creek that runs through the property and mature apple, pear, plum trees on property.

19. 2024-01-24
    price $127,000 296-char remark

    Show marketing remark (296 chars)

    Well maintained double wide on a beautiful 5 acres. Spacious living area and kitchen. Nice sized bedrooms with walk-in closets. New pump installed on the water well in 2023. Roof was replaced in 2015. There is a creek that runs through the property and mature apple, pear, plum trees on property.

20. 2023-12-07
    status Active 296-char remark

    Show marketing remark (296 chars)

    Well maintained double wide on a beautiful 5 acres. Spacious living area and kitchen. Nice sized bedrooms with walk-in closets. New pump installed on the water well in 2023. Roof was replaced in 2015. There is a creek that runs through the property and mature apple, pear, plum trees on property.

21. 2023-11-27
    status Pending 296-char remark

    Show marketing remark (296 chars)

    Well maintained double wide on a beautiful 5 acres. Spacious living area and kitchen. Nice sized bedrooms with walk-in closets. New pump installed on the water well in 2023. Roof was replaced in 2015. There is a creek that runs through the property and mature apple, pear, plum trees on property.

22. 2023-10-04
    price $130,000 296-char remark

    Show marketing remark (296 chars)

    Well maintained double wide on a beautiful 5 acres. Spacious living area and kitchen. Nice sized bedrooms with walk-in closets. New pump installed on the water well in 2023. Roof was replaced in 2015. There is a creek that runs through the property and mature apple, pear, plum trees on property.

23. 2023-08-30
    price $145,000 296-char remark

    Show marketing remark (296 chars)

    Well maintained double wide on a beautiful 5 acres. Spacious living area and kitchen. Nice sized bedrooms with walk-in closets. New pump installed on the water well in 2023. Roof was replaced in 2015. There is a creek that runs through the property and mature apple, pear, plum trees on property.

24. 2023-08-16
    price $150,000 296-char remark

    Show marketing remark (296 chars)

    Well maintained double wide on a beautiful 5 acres. Spacious living area and kitchen. Nice sized bedrooms with walk-in closets. New pump installed on the water well in 2023. Roof was replaced in 2015. There is a creek that runs through the property and mature apple, pear, plum trees on property.

25. 2023-07-31
    status Active 296-char remark

    Show marketing remark (296 chars)

    Well maintained double wide on a beautiful 5 acres. Spacious living area and kitchen. Nice sized bedrooms with walk-in closets. New pump installed on the water well in 2023. Roof was replaced in 2015. There is a creek that runs through the property and mature apple, pear, plum trees on property.

26. 2023-07-20
    status Pending 296-char remark

    Show marketing remark (296 chars)

    Well maintained double wide on a beautiful 5 acres. Spacious living area and kitchen. Nice sized bedrooms with walk-in closets. New pump installed on the water well in 2023. Roof was replaced in 2015. There is a creek that runs through the property and mature apple, pear, plum trees on property.

27. 2023-07-13
    price $155,000 296-char remark

    Show marketing remark (296 chars)

    Well maintained double wide on a beautiful 5 acres. Spacious living area and kitchen. Nice sized bedrooms with walk-in closets. New pump installed on the water well in 2023. Roof was replaced in 2015. There is a creek that runs through the property and mature apple, pear, plum trees on property.

28. 2023-06-07
    listed $165,000 Active 296-char remark

    Show marketing remark (296 chars)

    Well maintained double wide on a beautiful 5 acres. Spacious living area and kitchen. Nice sized bedrooms with walk-in closets. New pump installed on the water well in 2023. Roof was replaced in 2015. There is a creek that runs through the property and mature apple, pear, plum trees on property.

ⓘ 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: $437 · $36/mo
• Projected year-2 tax: $1,148 · $96/mo
• Expected delta: +$710/yr (+$59/mo · 162.6%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $15,676
• − Mortgage interest: −$7,142
• − Property taxes: −$437
• − Insurance: −$638
• − Repairs & maintenance: −$1,254
• − Management: −$1,254
• − Depreciation: −$3,709
• Taxable income: $1,242
• Est. tax owed @ 24.0%: −$298
• After-tax cash flow: $2,988/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: Cleveland
• NCES district ID: 4008040
• Math proficiency: 21% ▼ -6.00%
• Reading proficiency: 19% ▼ -11.00%
• Median HH income: $45,642
• Composite: 17.52/100
• National rank: #9049
• State rank: #169 of 270 in OK

Livability — Hallett

• Score: 52/100
• State rank: #647
• US rank: #25119

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 111
• Population (ZIP): 2,204

Population outlook (Pawnee County) Hauer SSP2

• Today (2025): 16,219 people
• By 2030: 16,028 · -1.2%
• By 2040: 15,724 · -3.1%
• By 2050: 15,563 · -4.0%
• By 2075: 15,905 · -1.9%
• By 2100: 16,058 · -1.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Two or more races 10% Native American 8% Pacific Islander 2% Hispanic / Latino 1%
• Common ancestry: Slovak 4% Romanian 3% Iranian 1%
• Foreign-born: 2%
• Languages at home: 98% English-only · Other Asian/Pacific 1% Spanish 0%

Political lean MEDSL · Pawnee

• 2024 margin: Solid R (+58.9) · D 19.7% · R 78.6% · Other 1.7%
• 2008→2024 swing: -21.4pp toward R · 2008: -37.4pp · 2024: -58.9pp
• All cycles: 2024: R+58.9 2020: R+57.5 2016: R+53.2 2012: R+40.0 2008: R+37.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-18.2% since first listed

14 events — show timeline

• 2026-03-12 Listed $135,000 MLS Technology, Inc.
• 2024-04-24 Sold (Public Records) $120,000 Public Records
• 2024-04-22 Sold (MLS) $120,000 MLS Technology, Inc.
• 2024-03-19 Pending — MLS Technology, Inc.
• 2024-01-24 Price Changed $127,000 MLS Technology, Inc.
• 2023-12-07 Relisted — MLS Technology, Inc.
• 2023-11-27 Pending — MLS Technology, Inc.
• 2023-10-04 Price Changed $130,000 MLS Technology, Inc.
• 2023-08-30 Price Changed $145,000 MLS Technology, Inc.
• 2023-08-16 Price Changed $150,000 MLS Technology, Inc.
• 2023-07-31 Relisted — MLS Technology, Inc.
• 2023-07-20 Pending — MLS Technology, Inc.
• 2023-07-13 Price Changed $155,000 MLS Technology, Inc.
• 2023-06-07 Listed $165,000 MLS Technology, Inc.

Property tax history

+3.5%/yr

Latest (2025): $437 · +29.7% YoY. Source: county tax records.