970888 S Rambling Oaks Rd · Harrah, OK 73054

$169,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 131 Days on market

Built 2022 2.52 ac lot

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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).

• Appreciation +10.0/10.0
• Cash flow +7.9/30.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• DSCR +2.0/10.0
• 1% rule +1.7/10.0

Listing remarks

Built in 2022, this 3-bedroom, 2 bath home sits on 2.5 acres and offers a comfortable blend of modern features with a farmhouse feel. The open layout is functional and easy to live in, with modern finishes throughout. The fenced backyard provides a great outdoor space, and larger underground storm shelter adds peace of mind. Plenty of room to spread out and enjoy a quieter, country setting while still being within a short drive to town.

Key facts

• Country setting
• Fenced backyard
• 2.52 acre lot

Tags

• FENCED BACKYARD
• UNDERGROUND STORM SHELTER
• COUNTRY SETTING

Property features AI

Finance

• Other: Property is existing (not new construction)
• Financial info: Loan qualifying available; Assumable financing not available
• HOA & community: No mandatory association dues

Exterior

• Home design: Single-family residence; One level
• Construction: Manufactured / Mobile construction; Metal roof (replaced 2022); Conventional foundation
• Exterior features: Porch; Chain-link fencing; Rural lot setting; Below-ground storm shelter

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating
• Interior features: No fireplace; No formal study; In-law plan not present

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $169k.

Deal economics

• At list price, monthly cash flow is $-181 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $137k (18.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $114k (32.7% below list).
• Recommended offer: $114k (32.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#163 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety D-.
• Harrah (town): math 24% / reading 29% proficiency, ranked #82 of 270 in OK (top 30%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Russell Babb Es (math 31% / reading 33%, grade F, #213 of 845 statewide, top 28%, 340 students, 0% FRL); Harrah Ms (math 18% / reading 27%, grade F, #122 of 345 statewide, top 37%, 528 students, 0% FRL); Harrah Hs (math 27% / reading 27%, grade F, #125 of 447 statewide, top 31%, 630 students, 0% FRL) — zoned schools average 0% FRL vs 42% district-wide (42 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 65 active listings in the ZIP; 19 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 131 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $8k; list at $169k implies a 2012% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,730 (32.7% 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 131 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 0.67% ✗
• Cap rate: 5.01%
• Cash-on-cash: -4.58%
• DSCR: 0.80
• GRM: 12.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.0%
• Equity multiple: 2.70×
• Total profit: $80,495
• Equity at exit: $152,249

10-year hold

• IRR: 19.0%
• Equity multiple: 6.20×
• Total profit: $246,022
• Equity at exit: $328,330

Cash invested: $47,320 (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 73054

• Home prices YoY: 15.9%
• Active inventory: 65
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $1,137 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$122 /mo · $1,470/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $-181

Break-even live

Break-even rent $1,366

Max offer price $137,078

Occupancy floor —

Sensitivity live

Price	-10% $-85	-5% $-133	+0% $-181	+5% $-229	+10% $-276
Rent	-10% $-271	-5% $-226	+0% $-181	+5% $-136	+10% $-91
Rate	-1.0pp $-96	-0.5pp $-138	base $-181	+0.5pp $-224	+1.0pp $-269

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-11
   status Pending
2. 2025-12-31
   listed $169,000 Active
3. 1985-01-02
   soldstatus $8,000

ⓘ 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: $1,470 · $122/mo
• Projected year-2 tax: $1,521 · $127/mo
• Expected delta: +$51/yr (+$4/mo · 3.5%)

ⓘ 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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $13,648
• − Mortgage interest: −$9,467
• − Property taxes: −$1,470
• − Insurance: −$845
• − Repairs & maintenance: −$1,092
• − Management: −$1,092
• − Depreciation: −$4,916
• Taxable loss: −$5,234
• Est. tax savings @ 24.0%: +$1,256
• After-tax cash flow: $-912/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: Harrah
• NCES district ID: 4013890
• Math proficiency: 24% ▼ -9.00%
• Reading proficiency: 29% ▼ -9.00%
• Median HH income: $52,737
• Composite: 23.55/100
• National rank: #7860
• State rank: #82 of 270 in OK

Livability — Harrah

• Score: 64/100
• State rank: #163
• US rank: #13659

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 11,542
• Population (ZIP): 4,562

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 36,104 people
• By 2030: 36,435 · +0.9%
• By 2040: 36,696 · +1.6%
• By 2050: 36,216 · +0.3%
• By 2075: 35,057 · -2.9%
• By 2100: 31,333 · -13.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Native American 8% Hispanic / Latino 7% Two or more races 6% Black 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 2% Lithuanian 1% Portuguese 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+63.3) · D 17.5% · R 80.8% · Other 1.7%
• 2008→2024 swing: -13.4pp toward R · 2008: -49.8pp · 2024: -63.3pp
• All cycles: 2024: R+63.3 2020: R+63.2 2016: R+60.1 2012: R+49.0 2008: R+49.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 53.64%
• Current HPI: 390.5721
• Rent YoY: —
• Metro: —
• 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

+2012.5% since first listed

3 events — show timeline

• 2026-05-11 Pending — MLSOK
• 2025-12-31 Listed $169,000 MLSOK
• 1985-01-02 Sold (Public Records) $8,000 Public Records

Property tax history

+44.3%/yr

Latest (2025): $1,470 · -0.3% YoY. Source: county tax records.