1503 S 262nd WestPlace · Mannford, OK 74063

$75,000

2 bd · 2.0 ba · 1,036 sqft · Manufactured public records · 73 Days on market

Built 1976 0.35 ac lot Est $69k · 8% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +3.9/15.0
• Livability +3.5/5.0
• Rent growth +2.8/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great lake area retreat! Perfect set up for fun! Very well maintained. All appliances stay. New roof on patio, new carpet, double carport & 1 car garage. You can walk to water and boat ramp just down the street.

Key facts

• Year-round lake view
• Overlooks pier 51
• Kitchen with pantry

Tags

• WALKING DISTANCE TO THE WATER
• COVERED BACK PORCH
• YEAR-ROUND LAKE VIEW
• OVERLOOKS PIER 51
• KITCHEN WITH PANTRY
• UPDATED AIR CONDITIONER

Property features AI

Exterior

• Parking: Attached garage; 3 garage spaces; Carport
• Security: Storm shelter
• Utilities: Electricity available; Natural gas available; Public water; Rural sewer
• Home design: Single-wide manufactured home; One story; Faces west; Crawlspace/permanent foundation
• Construction: Manufactured construction; Steel construction materials; Asphalt/fiberglass roof
• Exterior features: Covered patio and porch; Patio; Porch; Gravel driveway; Corner lot; Mature trees; Chain link, full, and split rail fencing; Storm shelter

Interior

• Kitchen: Pantry; Oven; Range; Stove; Dishwasher
• Bedrooms: Master bedroom with private bath and walk-in closet (First level); Bedroom with private bath and walk-in closet (First level)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; Master bath with bathtub (First level); Hall bath with shower only and fireplace (First level)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fan(s); Programmable thermostat; Storm door(s); Aluminum window frames; Laminate counters; Stone counters; Electric range connection
• Laundry & utility: Inside utility room (First level); Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $409 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.8% vs local median 2.6% in Mannford — 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 69/100 on livability (#53 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D-, amenities F, commute F.
• Keystone (rural): math 20% / reading 30% proficiency, ranked #327 of 513 in OK (top 64%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+1.1%/yr); 94 active listings in the ZIP; 2,818 units permitted in Tulsa County in 2024 (518 in 5+ unit buildings).
• This rent is only 18% of the median local income ($74k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Tulsa County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 1.1% rent growth), your $21k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y ago; this cycle's ask has dropped $14k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $75k implies a 114% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $70,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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. 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: 1.44% ✓
• Cap rate: 12.83%
• Cash-on-cash: 23.35%
• DSCR: 2.04
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $69,412
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1505 S 267th Ave W	0.22mi	3/2.0 (+1)	1,050 (+1%)	10mo	$70,000	$67	75

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

Projected returns pro-forma

-3.0% appreciation · 1.11% rent growth · sell at horizon

5-year hold

• IRR: 14.4%
• Equity multiple: 1.56×
• Total profit: $11,830
• Equity at exit: $11,183

10-year hold

• IRR: 21.8%
• Equity multiple: 2.70×
• Total profit: $35,735
• Equity at exit: $6,485

Cash invested: $21,000 (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 74063

• Rents YoY: 1.1%
• Active inventory: 94
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,080 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$20 /mo · $241/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $409

Break-even live

Break-even rent $563

Max offer price $75,000

Occupancy floor 57%

Sensitivity live

Price	-10% $451	-5% $430	+0% $409	+5% $387	+10% $366
Rent	-10% $323	-5% $366	+0% $409	+5% $451	+10% $494
Rate	-1.0pp $446	-0.5pp $428	base $409	+0.5pp $389	+1.0pp $369

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $75,000 Active 73 DOM
2. 2026-06-17
   days on market $75,000 Active 72 DOM
3. 2026-06-16
   days on market $75,000 Active 71 DOM
4. 2026-06-15
   pricedays on market $75,000 Active 70 DOM
5. 2026-06-13
   days on market $85,000 Active 68 DOM
6. 2026-06-10
   days on market $85,000 Active 65 DOM
7. 2026-06-09
   days on market $85,000 Active 64 DOM
8. 2026-06-08
   days on market $85,000 Active 63 DOM
9. 2026-06-07
   days on market $85,000 Active 62 DOM
10. 2026-06-03
    days on market $85,000 Active 58 DOM
11. 2026-06-02
    days on market $85,000 Active 57 DOM
12. 2026-06-01
    days on market $85,000 Active 56 DOM
13. 2026-05-31
    days on market $85,000 Active 55 DOM
14. 2026-05-12
    price $85,000
15. 2026-04-06
    listed $89,000 Active
16. 2010-03-15
    soldstatus $35,000 217-char remark

    Show marketing remark (217 chars)

    Great lake area retreat! Perfect set up for fun! Very well maintained. All appliances stay. New roof on patio, new carpet, double carport & 1 car garage. You can walk to water and boat ramp just down the street.

17. 2010-02-24
    historical 217-char remark

    Show marketing remark (217 chars)

    Great lake area retreat! Perfect set up for fun! Very well maintained. All appliances stay. New roof on patio, new carpet, double carport & 1 car garage. You can walk to water and boat ramp just down the street.

18. 2010-02-18
    listed $43,500 217-char remark

    Show marketing remark (217 chars)

    Great lake area retreat! Perfect set up for fun! Very well maintained. All appliances stay. New roof on patio, new carpet, double carport & 1 car garage. You can walk to water and boat ramp just down the street.

19. 2010-02-18
    historical

    Show marketing remark (217 chars)

    Great lake area retreat! Perfect set up for fun! Very well maintained. All appliances stay. New roof on patio, new carpet, double carport & 1 car garage. You can walk to water and boat ramp just down the street.

20. 2009-10-05
    listed $43,500
21. 2007-11-21
    soldstatus $36,000
22. 2007-11-06
    historical
23. 2007-10-16
    listed $36,000
24. 1990-09-01
    soldstatus $30,000

ⓘ 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: $241 · $20/mo
• Projected year-2 tax: $675 · $56/mo
• Expected delta: +$434/yr (+$36/mo · 180.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $12,962
• − Mortgage interest: −$4,201
• − Property taxes: −$241
• − Insurance: −$375
• − Repairs & maintenance: −$1,037
• − Management: −$1,037
• − Depreciation: −$2,182
• Taxable income: $3,889
• Est. tax owed @ 24.0%: −$933
• After-tax cash flow: $3,971/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: Keystone
• NCES district ID: 4016470
• Math proficiency: 20% ▼ -5.00%
• Reading proficiency: 30% ▲ 5.00%
• Median HH income: $48,147
• Composite: 24.9/100
• National rank: #12992
• State rank: #327 of 513 in OK

Livability — Mannford

• Score: 69/100
• State rank: #53
• US rank: #8759

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Tulsa County · 640,811 people
• Metro: Tulsa, OK
• Population (ZIP): 31,370
• Household income: $73,842
• Rent vs Own: 19.6% rent · 80.4% own
• Severe rent burden: 318.0

Population outlook (Tulsa County) Hauer SSP2

• Today (2025): 723,846 people
• By 2030: 766,033 · +5.8%
• By 2040: 851,386 · +17.6%
• By 2050: 938,389 · +29.6%
• By 2075: 1,166,011 · +61.1%
• By 2100: 1,350,277 · +86.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Two or more races 12% Native American 8% Hispanic / Latino 5% Black 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 3% Slovak 3% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Tulsa

• 2024 margin: R (+15.2) · D 41.3% · R 56.5% · Other 2.2%
• 2008→2024 swing: +9.2pp toward D · 2008: -24.5pp · 2024: -15.2pp
• All cycles: 2024: R+15.2 2020: R+15.6 2016: R+22.9 2012: R+27.4 2008: R+24.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -165.09%
• Current HPI: 230.6336
• Rent YoY: ▲ 1.11%
• Metro: Tulsa, 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

+183.3% since first listed

11 events — show timeline

• 2026-05-12 Price Changed $85,000 MLS Technology, Inc.
• 2026-04-06 Listed $89,000 MLS Technology, Inc.
• 2010-03-15 Sold (MLS) $35,000 MLS Technology, Inc.
• 2010-02-24 Listing Removed — MLS Technology, Inc.
• 2010-02-18 Listing Removed — MLS Technology, Inc.
• 2010-02-18 Listed $43,500 MLS Technology, Inc.
• 2009-10-05 Listed $43,500 MLS Technology, Inc.
• 2007-11-21 Sold (MLS) $36,000 MLS Technology, Inc.
• 2007-11-06 Listing Removed — MLS Technology, Inc.
• 2007-10-16 Listed $36,000 MLS Technology, Inc.
• 1990-09-01 Sold (Public Records) $30,000 Public Records

Property tax history

+0.1%/yr

Latest (2025): $241 · -0.4% YoY. Source: county tax records.