9159 Sahoma Lake Rd · Sapulpa, OK 74066

$178,500

2 bd · 1.0 ba · 1,280 sqft · Manufactured public records · 48 Days on market

Built 2006 1.15 ac lot

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Why this score? — see what drove the F 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 +10.4/30.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

MUST SELL!!! A few blocks from Pretty Water Lake & Sahoma Lake. Custom Built, 24 yr roof, plywood floors, upgraded carpet & vinyl floors. 25x30 garage/shop; 2 sheds - 12x16 & 8x12, 2x4 walls. Plenty of room for larger shop/bldg.

Key facts

• Split-bedroom layout
• Large kitchen
• Separate shower

Tags

• SPLIT-BEDROOM LAYOUT
• SPACIOUS PRIMARY SUITE
• GARDEN TUB
• SEPARATE SHOWER
• EXPANSIVE WALK-IN CLOSET
• LARGE KITCHEN

Property features AI

Exterior

• Parking: Detached garage with shelving; 2 garage spaces
• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Natural gas available; Water available (rural); Aerobic septic system
• Home design: Single wide manufactured home; One story; Faces southwest; Permanent foundation with tie down
• Construction: Built as manufactured home; Vinyl siding; Asphalt/fiberglass roof; Home warranty included
• Exterior features: Covered porch; Dog run; Fire pit; Gravel driveway; Shed(s); Workshop; Mature trees

Interior

• Kitchen: Kitchen with island, breakfast nook and pantry; Dishwasher; Oven; Range/Stove
• Bedrooms: Master bedroom with private bath and walk-in closet (First level); Additional bedrooms on first level
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: Two full bathrooms; Master bath with bathtub and separate shower; Hall bath with bathtub
• Heating & cooling: Central heating (electric and gas); Central air conditioning
• Interior features: Vinyl windows; Laminate counters; Cable TV available; Ceiling fan(s); Electric range connection; Programmable thermostat; Outside fireplace
• 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/1.0-bath manufactured listed at $178k.

Deal economics

• At list price, monthly cash flow is $-96 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $162k (9.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $123k (31.0% below list).
• Recommended offer: $123k (31.0% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 2.8% in Sapulpa — 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 67/100 on livability (#88 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, health & safety F.
• Pretty Water (rural): math 15% / reading 20% proficiency, ranked #411 of 513 in OK (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Pretty Water Public School (math 12% / reading 22%, grade F, #540 of 845 statewide, top 68%, 286 students, 0% FRL) — zoned schools average 0% FRL vs 44% district-wide (44 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 197 active listings in the ZIP; 193 units permitted in Creek County in 2024 (76 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 29y 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 $58k; list at $178k implies a 208% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $123,100 (31.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.69% ✗
• Cap rate: 5.65%
• Cash-on-cash: -2.31%
• DSCR: 0.90
• GRM: 12.1

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: -20.2%
• Equity multiple: 0.30×
• Total profit: $-35,124
• Equity at exit: $26,615

10-year hold

• IRR: -13.4%
• Equity multiple: 0.22×
• Total profit: $-38,799
• Equity at exit: $15,433

Cash invested: $49,980 (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 74066

• Home prices YoY: -26.3%
• Active inventory: 197
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,231 medium
• Mortgage (P&I): −$936
• Tax from tax record: −$58 /mo · $697/yr
• Insurance: −$74
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $-96

Break-even live

Break-even rent $1,353

Max offer price $161,534

Occupancy floor —

Sensitivity live

Price	-10% $5	-5% $-46	+0% $-96	+5% $-147	+10% $-197
Rent	-10% $-193	-5% $-145	+0% $-96	+5% $-47	+10% $1
Rate	-1.0pp $-6	-0.5pp $-51	base $-96	+0.5pp $-142	+1.0pp $-189

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: $44,625
• Closing costs: $5,355
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-05-14
   status Pending
2. 2026-03-27
   listed $178,500 Active
3. 2020-01-21
   soldstatus $58,000
4. 2014-11-19
   soldstatus $68,000 245-char remark

   Show marketing remark (245 chars)

   MUST SELL!!! A few blocks from Pretty Water Lake & Sahoma Lake. Custom Built, 24 yr roof, plywood floors, upgraded carpet & vinyl floors. 25x30 garage/shop; 2 sheds - 12x16 & 8x12, 2x4 walls. Plenty of room for larger shop/bldg.

5. 2014-11-19
   soldstatus $68,000

   Show marketing remark (245 chars)

   MUST SELL!!! A few blocks from Pretty Water Lake & Sahoma Lake. Custom Built, 24 yr roof, plywood floors, upgraded carpet & vinyl floors. 25x30 garage/shop; 2 sheds - 12x16 & 8x12, 2x4 walls. Plenty of room for larger shop/bldg.

6. 2014-10-30
   historical 245-char remark

   Show marketing remark (245 chars)

   MUST SELL!!! A few blocks from Pretty Water Lake & Sahoma Lake. Custom Built, 24 yr roof, plywood floors, upgraded carpet & vinyl floors. 25x30 garage/shop; 2 sheds - 12x16 & 8x12, 2x4 walls. Plenty of room for larger shop/bldg.

7. 2014-07-16
   listed $73,000 245-char remark

   Show marketing remark (245 chars)

   MUST SELL!!! A few blocks from Pretty Water Lake & Sahoma Lake. Custom Built, 24 yr roof, plywood floors, upgraded carpet & vinyl floors. 25x30 garage/shop; 2 sheds - 12x16 & 8x12, 2x4 walls. Plenty of room for larger shop/bldg.

8. 2007-10-08
   historical
9. 2007-05-09
   listed $80,000
10. 2007-05-05
    historical
11. 2007-04-12
    listed $87,555
12. 2007-04-01
    historical
13. 2007-03-15
    listed $87,555
14. 2007-03-01
    historical
15. 2007-01-19
    listed $95,500
16. 1997-10-23
    soldstatus $29,500
17. 1997-09-06
    historical
18. 1997-03-06
    listed $34,000

ⓘ 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: $697 · $58/mo
• Projected year-2 tax: $1,606 · $134/mo
• Expected delta: +$909/yr (+$76/mo · 130.5%)

ⓘ 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 · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,772
• − Mortgage interest: −$9,999
• − Property taxes: −$697
• − Insurance: −$892
• − Repairs & maintenance: −$1,182
• − Management: −$1,182
• − Depreciation: −$5,193
• Taxable loss: −$4,373
• Est. tax savings @ 24.0%: +$1,049
• After-tax cash flow: $-103/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: Pretty Water
• NCES district ID: 4025080
• Math proficiency: 15% ▼ -5.00%
• Reading proficiency: 20% ▼ -15.00%
• Median HH income: $59,975
• Composite: 20.13/100
• National rank: #13847
• State rank: #411 of 513 in OK

Livability — Sapulpa

• Score: 67/100
• State rank: #88
• US rank: #10676

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Creek County · 32,292 people
• City population: 32,292
• Metro: Tulsa, OK
• Population (ZIP): 32,292
• Household income: $64,698
• Rent vs Own: 26.9% rent · 73.1% own
• Severe rent burden: 716.0

Population outlook (Creek County) Hauer SSP2

• Today (2025): 72,706 people
• By 2030: 73,032 · +0.4%
• By 2040: 72,788 · +0.1%
• By 2050: 71,558 · -1.6%
• By 2075: 69,248 · -4.8%
• By 2100: 62,722 · -13.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Native American 12% Two or more races 9% Hispanic / Latino 6% Black 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Creek

• 2024 margin: Solid R (+55.7) · D 21.2% · R 77.0% · Other 1.8%
• 2008→2024 swing: -14.1pp toward R · 2008: -41.6pp · 2024: -55.7pp
• All cycles: 2024: R+55.7 2020: R+54.8 2016: R+54.5 2012: R+45.4 2008: R+41.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -89.18%
• Current HPI: 250.2859
• Rent YoY: —
• 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

+425.0% since first listed

18 events — show timeline

• 2026-05-14 Pending — MLS Technology, Inc.
• 2026-03-27 Listed $178,500 MLS Technology, Inc.
• 2020-01-21 Sold (Public Records) $58,000 Public Records
• 2014-11-19 Sold (Public Records) $68,000 Public Records
• 2014-11-19 Sold (MLS) $68,000 MLS Technology, Inc.
• 2014-10-30 Listing Removed — MLS Technology, Inc.
• 2014-07-16 Listed $73,000 MLS Technology, Inc.
• 2007-10-08 Listing Removed — MLS Technology, Inc.
• 2007-05-09 Listed $80,000 MLS Technology, Inc.
• 2007-05-05 Listing Removed — MLS Technology, Inc.
• 2007-04-12 Listed $87,555 MLS Technology, Inc.
• 2007-04-01 Listing Removed — MLS Technology, Inc.
• 2007-03-15 Listed $87,555 MLS Technology, Inc.
• 2007-03-01 Listing Removed — MLS Technology, Inc.
• 2007-01-19 Listed $95,500 MLS Technology, Inc.
• 1997-10-23 Sold (Public Records) $29,500 Public Records
• 1997-09-06 Listing Removed — MLS Technology, Inc.
• 1997-03-06 Listed $34,000 MLS Technology, Inc.

Property tax history

+4.5%/yr

Latest (2025): $697 · -2.1% YoY. Source: county tax records.