104 Savanna Pl · Shawnee, OK 74804

$54,700

4 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 122 Days on market

Built 2007

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Investor Special in Shawnee ! Opportunity awaits with this 3 bedroon 2 Bath manufactured home offering approximately 1680 sq ft of living space on a large lot. Convenienttly located just 5 minutes from Grand Casino this property provides easy access to entertainment, dining, and Interstate 4o travel routes. With solid square footage, functional floor plan, and ample outddor space this home presents strong potential for rental income, resale, or renovation. Ideal for investors or buyers looking to add value in a growing area. Sold As-Is

Key facts

• Built 2007
• Listed 121 days

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Public water; Electricity available; Water available
• Home design: Residential mobile home; Single-story
• Construction: Masonite exterior; Asphalt/shingle roof
• Exterior features: Cleared lot; Highway frontage; No patio or porch; No fencing; Gravel parking

Interior

• Kitchen: Dishwasher; Range
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Carpet flooring; Dishwasher; Electric water heater; Range
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $790 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 23.6% vs local median 3.9% in Shawnee — 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 63/100 on livability (#217 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Dale (rural): math 21% / reading 33% proficiency, ranked #76 of 270 in OK (top 28%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+2.5%/yr); 389 active listings in the ZIP; 183 units permitted in Pottawatomie County in 2024 (16 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $378 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Pottawatomie County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 2.5% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y ago; this cycle's ask has dropped $15k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe 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 $48,136 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 12% 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: 2.71% ✓
• Cap rate: 23.62%
• Cash-on-cash: 61.87%
• DSCR: 3.75
• GRM: 3.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.49% rent growth · sell at horizon

5-year hold

• IRR: 60.2%
• Equity multiple: 3.66×
• Total profit: $40,700
• Equity at exit: $8,156

10-year hold

• IRR: 64.7%
• Equity multiple: 7.35×
• Total profit: $97,231
• Equity at exit: $4,729

Cash invested: $15,316 (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 74804

• Home prices YoY: -25.1%
• Rents YoY: 2.5%
• Active inventory: 389
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,484 medium
• Mortgage (P&I): −$287
• Tax from tax record: −$73 /mo · $876/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $790

Break-even live

Break-even rent $484

Max offer price $54,700

Occupancy floor 42%

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: $13,675
• Closing costs: $1,641
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $54,700 Active 122 DOM
2. 2026-06-18
   price $54,700 Active 121 DOM
3. 2026-06-18
   days on market $59,700 Active 121 DOM
4. 2026-06-17
   days on market $59,700 Active 120 DOM
5. 2026-06-16
   days on market $59,700 Active 119 DOM
6. 2026-06-15
   days on market $59,700 Active 118 DOM
7. 2026-06-14
   days on market $59,700 Active 116 DOM
8. 2026-06-12
   days on market $59,700 Active 115 DOM
9. 2026-06-09
   days on market $59,700 Active 112 DOM
10. 2026-06-08
    days on market $59,700 Active 111 DOM
11. 2026-06-07
    days on market $59,700 Active 110 DOM
12. 2026-06-02
    days on market $59,700 Active 105 DOM
13. 2026-06-01
    days on market $59,700 Active 104 DOM
14. 2026-05-31
    days on market $59,700 Active 103 DOM
15. 2026-05-30
    days on market $59,700 Active 102 DOM
16. 2026-05-02
    price $59,700
17. 2026-04-04
    price $65,700
18. 2026-02-17
    listed $69,700 Active
19. 2009-10-02
    soldstatus $74,000
20. 2009-09-30
    soldstatus $74,000
21. 2009-06-22
    listed $79,000
22. 2001-10-05
    soldstatus $14,000

ⓘ 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: $876 · $73/mo
• Projected year-2 tax: $876 · $73/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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 8/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $17,808
• − Mortgage interest: −$3,064
• − Property taxes: −$876
• − Insurance: −$274
• − Repairs & maintenance: −$1,425
• − Management: −$1,425
• − Depreciation: −$1,591
• Taxable income: $9,154
• Est. tax owed @ 24.0%: −$2,197
• After-tax cash flow: $7,280/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: Dale
• NCES district ID: 4009390
• Math proficiency: 21% ▼ -13.00%
• Reading proficiency: 33% ▼ -13.00%
• Median HH income: $53,652
• Composite: 24.02/100
• National rank: #7773
• State rank: #76 of 270 in OK

Livability — Shawnee

• Score: 63/100
• State rank: #217
• US rank: #15593

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Pottawatomie County · 45,194 people
• City population: 45,194
• Metro: Shawnee, OK
• Population (ZIP): 23,227
• Household income: $67,631
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 442.0

Population outlook (Pottawatomie County) Hauer SSP2

• Today (2025): 76,622 people
• By 2030: 78,816 · +2.9%
• By 2040: 82,766 · +8.0%
• By 2050: 86,031 · +12.3%
• By 2075: 93,316 · +21.8%
• By 2100: 95,820 · +25.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Two or more races 11% Native American 11% Hispanic / Latino 6% Black 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Pottawatomie

• 2024 margin: Solid R (+47.4) · D 25.2% · R 72.7% · Other 2.1%
• 2008→2024 swing: -9.1pp toward R · 2008: -38.4pp · 2024: -47.4pp
• All cycles: 2024: R+47.4 2020: R+46.0 2016: R+46.5 2012: R+38.7 2008: R+38.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -83.01%
• Current HPI: 247.115
• Rent YoY: ▲ 2.49%
• Metro: Shawnee, 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

+326.4% since first listed

7 events — show timeline

• 2026-05-02 Price Changed $59,700 WRVBOR
• 2026-04-04 Price Changed $65,700 WRVBOR
• 2026-02-17 Listed $69,700 WRVBOR
• 2009-10-02 Sold (Public Records) $74,000 Public Records
• 2009-09-30 Sold (MLS) $74,000 MLSOK
• 2009-06-22 Listed $79,000 MLSOK
• 2001-10-05 Sold (Public Records) $14,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $876 · +136.1% YoY. Source: county tax records.