1308 Church Rd · Silo, OK 74701

$90,000

1 bd · 1.0 ba · 592 sqft · Manufactured public records · 13 Days on market

Built 2023 Good condition 8,719 sqft lot ↓ 5% 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 +21.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +4.4/10.0
• Condition / age +4.0/5.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks

1308 Church Street is a beautiful 1 bedroom, ¾ bath home that is truly “too big to be tiny, ” living much larger than its footprint. Step into the inviting living room featuring a raised vaulted ceiling and an open-concept kitchen and dining area that creates a spacious, airy feel. Gorgeous pine wood accents throughout give the home warmth and character. Loft areas on both ends of the home add versatility and additional sleeping or storage space. A mini-split system provides efficient heating and cooling to keep things comfortable year-round. Enjoy relaxing on the porch and taking in the outdoors. This property offers excellent income potential — ideal for an Airbnb

Key facts

• Mini-split system
• Income potential
• Open-concept kitchen

Tags

• OPEN-CONCEPT KITCHEN
• RAISED VAULTED CEILING
• GORGEOUS PINE WOOD ACCENTS
• LOFT AREAS
• MINI-SPLIT SYSTEM
• INCOME POTENTIAL

Property features AI

Exterior

• Utilities: Electricity available; Water available (rural source); Aerobic septic system
• Home design: Single-story; Faces south; Entry on main level
• Construction: Built with HardiPlank siding and wood frame; Metal roof; Slab foundation
• Exterior features: Mature trees; No safety shelter

Interior

• Kitchen: Gas oven connection
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating
• Interior features: Ceiling fan(s); Laminate counters; Aluminum window frames; Other interior features
• Laundry & utility: Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $134 ($2k/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 $85k (5.8% below list).
• Recommended offer: $85k (5.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#436 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, schools B+; Watch: crime D+, employment D+, amenities F.
• Silo (rural): math 24% / reading 35% proficiency, ranked #64 of 270 in OK (top 24%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-0.1%/yr); 309 active listings in the ZIP; 176 units permitted in Bryan County in 2024 (80 in 5+ unit buildings).
• This rent is only 18% of the median local income ($58k/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 $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Bryan County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,759 (5.8% 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. Crime grade is D 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. 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.
5. 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.
6. 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: 0.94% ✗
• Cap rate: 8.08%
• Cash-on-cash: 6.40%
• DSCR: 1.28
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -9.5%
• Equity multiple: 0.66×
• Total profit: $-8,550
• Equity at exit: $13,419

10-year hold

• IRR: -4.2%
• Equity multiple: 0.75×
• Total profit: $-6,189
• Equity at exit: $7,782

Cash invested: $25,200 (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 74701

• Home prices YoY: -11.3%
• Rents YoY: -0.1%
• Active inventory: 309
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $848 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$26 /mo · $309/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $134

Break-even live

Break-even rent $677

Max offer price $90,000

Occupancy floor 79%

Sensitivity live

Price	-10% $185	-5% $160	+0% $134	+5% $109	+10% $83
Rent	-10% $67	-5% $101	+0% $134	+5% $168	+10% $201
Rate	-1.0pp $180	-0.5pp $157	base $134	+0.5pp $111	+1.0pp $87

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-19
   status Pending
2. 2026-05-06
   listed $90,000 Active
3. 2025-11-13
   historical
4. 2025-11-09
   status Active
5. 2025-10-12
   status Pending
6. 2025-10-07
   listed $94,500 Active

ⓘ 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: $309 · $26/mo
• Projected year-2 tax: $810 · $67/mo
• Expected delta: +$501/yr (+$42/mo · 162.1%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,171
• − Mortgage interest: −$5,041
• − Property taxes: −$309
• − Insurance: −$450
• − Repairs & maintenance: −$814
• − Management: −$814
• − Depreciation: −$2,618
• Taxable income: $125
• Est. tax owed @ 24.0%: −$30
• After-tax cash flow: $1,582/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 · 12 photos

Good 80/100 Cosmetic rehab

This 1-bedroom, 1-bath manufactured home is in good condition with a good condition score of 80. It has a good roof, exterior, flooring, interior walls/paint, windows, foundation/structure, HVAC/mechanicals, and landscaping/curb appeal. The home is move-in ready with minor cosmetic updates that would increase its resale and rental value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace outdoor furniture — Improves curb appeal and rental potential
• Both Install new window treatments — Enhances curb appeal and rental potential

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace outdoor furniture — Improves curb appeal and rental potential ↑
• Both Install new window treatments — Enhances curb appeal and rental potential ↑

ⓘ 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: Silo
• NCES district ID: 4027640
• Math proficiency: 24% ▼ -7.00%
• Reading proficiency: 35% ▬ 0.00%
• Median HH income: $46,297
• Composite: 25.4/100
• National rank: #7463
• State rank: #64 of 270 in OK

Livability — Silo

• Score: 58/100
• State rank: #436
• US rank: #21224

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Silo, OK
• County: Bryan County · 27,497 people
• Metro: Durant, OK
• Population (ZIP): 27,497
• Household income: $58,036
• Rent vs Own: 43.3% rent · 56.7% own
• Severe rent burden: 759.0

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 0.56)
• Race & ethnicity: White 65% Native American 14% Two or more races 13% Hispanic / Latino 9% Black 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 1% Slovak 1% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5% Other Indo-European 1%

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: ▼ -38.66%
• Current HPI: 303.3877
• Rent YoY: ▼ -0.13%
• Metro: Durant, 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

-4.8% since first listed

6 events — show timeline

• 2026-05-19 Pending — MLS Technology, Inc.
• 2026-05-06 Listed $90,000 MLS Technology, Inc.
• 2025-11-13 Listing Removed — MLS Technology, Inc.
• 2025-11-09 Relisted — MLS Technology, Inc.
• 2025-10-12 Pending — MLS Technology, Inc.
• 2025-10-07 Listed $94,500 MLS Technology, Inc.

Property tax history

+135.8%/yr

Latest (2025): $309 · +2709.1% YoY. Source: county tax records.