17440 E Meadow Ln · Foyil, OK 74017

$218,900

4 bd · 2.0 ba · 2,240 sqft · Manufactured public records · 29 Days on market

Built 2001 1.02 ac lot Est $208k · 5% over

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Why this score? — see what drove the D- 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 +15.3/30.0
• ARV discount +5.2/15.0
• DSCR +4.7/10.0
• Rent growth +3.2/5.0
• 1% rule +2.9/10.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Formal living with built in bookcases. Den with fireplace.

Key facts

• Fresh paint
• New flooring
• Updated kitchen

Tags

• UPDATED KITCHEN
• LARGE LIVING AREAS
• BUILT-IN WALL OF SHELVING
• NEW FLOORING
• FRESH PAINT
• UPDATED FIXTURES

Property features AI

Exterior

• Parking: Gravel driveway (off-street parking)
• Security: Smoke detectors; No safety shelter
• Utilities: Electricity available; Water available (rural); Cable available; Septic tank
• Home design: Manufactured double-wide home; Single-story; Faces north; Entry on first level
• Construction: Vinyl siding; Asphalt/fiberglass roof; Built per public records; Crawlspace foundation with tie-downs
• Exterior features: Deck; Porch; Gravel driveway

Interior

• Kitchen: Island kitchen; Dishwasher; Oven; Range / Stove; Refrigerator; Electric water heater; Electric range connection
• Bedrooms: Master bedroom with private bath and walk-in closet; Additional bedrooms with walk-in closets (all on first floor)
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms; One half bathroom; Master bath with separate shower, bathtub and double sink; Hall baths with bathtub and ventilation
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Vaulted ceilings; Ceiling fans; Laminate countertops; Programmable thermostat; Vinyl window frames
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility room (inside)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $219k.

Deal economics

• At list price, monthly cash flow is $82 ($984/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (20.9% below list).
• Recommended offer: $173k (20.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#512 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Foyil (rural): math 25% / reading 20% proficiency, ranked #364 of 513 in OK (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Foyil Es (math 17% / reading 12%, grade F, #604 of 845 statewide, top 76%, 227 students, 0% FRL); Foyil Jhs (math 2% / reading 12%, grade F, #311 of 345 statewide, top 92%, 96 students, 0% FRL); Foyil Hs (math 30% / reading 30%, grade F, #76 of 447 statewide, top 20%, 102 students, 0% FRL) — zoned schools average 0% FRL vs 63% district-wide (63 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+2.6%/yr); 184 active listings in the ZIP; 608 units permitted in Rogers County in 2024 (7 in 5+ unit buildings).
• This rent runs 32% of the median local income ($65k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Rogers County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $53k; list at $219k implies a 310% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $173,070 (20.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.79% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.61%
• DSCR: 1.07
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $208,320
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17603 E Meadow Ln	0.24mi	3/2.0 (-1)	2,048 (-9%)	2mo	$191,000	$93	68

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 · 2.62% rent growth · sell at horizon

5-year hold

• IRR: -14.2%
• Equity multiple: 0.49×
• Total profit: $-31,020
• Equity at exit: $32,639

10-year hold

• IRR: -6.0%
• Equity multiple: 0.62×
• Total profit: $-23,431
• Equity at exit: $18,926

Cash invested: $61,292 (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 74017

• Home prices YoY: -20.1%
• Rents YoY: 2.6%
• Active inventory: 184
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,731 medium
• Mortgage (P&I): −$1,148
• Tax from tax record: −$46 /mo · $553/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $82

Break-even live

Break-even rent $1,627

Max offer price $218,900

Occupancy floor 90%

Sensitivity live

Price	-10% $206	-5% $144	+0% $82	+5% $20	+10% $-42
Rent	-10% $-55	-5% $14	+0% $82	+5% $150	+10% $219
Rate	-1.0pp $192	-0.5pp $138	base $82	+0.5pp $25	+1.0pp $-32

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: $54,725
• Closing costs: $6,567
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-22
   days on market $218,900 Active 29 DOM
2. 2026-06-18
   status $218,900 Active 26 DOM
3. 2026-06-10
   status $218,900 Pending 26 DOM
4. 2026-06-09
   days on market $218,900 Active 26 DOM
5. 2026-06-08
   days on market $218,900 Active 25 DOM
6. 2026-06-07
   pricedays on market $218,900 Active 24 DOM
7. 2026-06-03
   days on market $219,900 Active 20 DOM
8. 2026-06-02
   days on market $219,900 Active 19 DOM
9. 2026-06-01
   days on market $219,900 Active 18 DOM
10. 2026-05-31
    days on market $219,900 Active 17 DOM
11. 2026-05-13
    listed $219,900 Active
12. 2025-10-31
    soldstatus $53,333
13. 2012-05-08
    soldstatus $38,901 58-char remark

    Show marketing remark (58 chars)

    Formal living with built in bookcases. Den with fireplace.

14. 2012-04-27
    historical 58-char remark

    Show marketing remark (58 chars)

    Formal living with built in bookcases. Den with fireplace.

15. 2012-02-22
    historical
16. 2012-02-17
    listed $38,900 58-char remark

    Show marketing remark (58 chars)

    Formal living with built in bookcases. Den with fireplace.

17. 2011-08-17
    listed $44,900
18. 2001-09-01
    soldstatus $22,500

ⓘ 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: $553 · $46/mo
• Projected year-2 tax: $1,970 · $164/mo
• Expected delta: +$1,417/yr (+$118/mo · 256.3%)

ⓘ 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 ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,768
• − Mortgage interest: −$12,262
• − Property taxes: −$553
• − Insurance: −$1,094
• − Repairs & maintenance: −$1,661
• − Management: −$1,661
• − Depreciation: −$6,368
• Taxable loss: −$2,832
• Est. tax savings @ 24.0%: +$680
• After-tax cash flow: $1,664/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: Foyil
• NCES district ID: 4012090
• Math proficiency: 25% ▲ 2.00%
• Reading proficiency: 20% ▼ -3.00%
• Median HH income: $47,652
• Composite: 22.91/100
• National rank: #13387
• State rank: #364 of 513 in OK

Livability — Foyil

• Score: 56/100
• State rank: #512
• US rank: #22664

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

• Census place: Foyil, OK
• County: Rogers County · 50,229 people
• Metro: Tulsa, OK
• Population (ZIP): 29,206
• Household income: $65,368
• Rent vs Own: 32.7% rent · 67.3% own
• Severe rent burden: 603.0

Population outlook (Rogers County) Hauer SSP2

• Today (2025): 100,211 people
• By 2030: 104,381 · +4.2%
• By 2040: 111,567 · +11.3%
• By 2050: 116,791 · +16.5%
• By 2075: 129,134 · +28.9%
• By 2100: 132,326 · +32.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 67% Native American 15% Two or more races 12% Hispanic / Latino 7% Black 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 2% Lithuanian 1% Portuguese 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4%

Political lean MEDSL · Rogers

• 2024 margin: Solid R (+55.0) · D 21.6% · R 76.6% · Other 1.7%
• 2008→2024 swing: -10.9pp toward R · 2008: -44.1pp · 2024: -55.0pp
• All cycles: 2024: R+55.0 2020: R+54.9 2016: R+56.3 2012: R+50.1 2008: R+44.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -57.22%
• Current HPI: 227.0657
• Rent YoY: ▲ 2.62%
• 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

+877.3% since first listed

8 events — show timeline

• 2026-05-13 Listed $219,900 MLS Technology, Inc.
• 2025-10-31 Sold (Public Records) $53,333 Public Records
• 2012-05-08 Sold (MLS) $38,901 MLS Technology, Inc.
• 2012-04-27 Listing Removed — MLS Technology, Inc.
• 2012-02-22 Listing Removed — MLS Technology, Inc.
• 2012-02-17 Listed $38,900 MLS Technology, Inc.
• 2011-08-17 Listed $44,900 MLS Technology, Inc.
• 2001-09-01 Sold (Public Records) $22,500 Public Records

Property tax history

-5.0%/yr

Latest (2025): $553 · +0.9% YoY. Source: county tax records.