539 S Ruth St · Nowata, OK 74048

$26,000

1 bd · 1.0 ba · 246 sqft · Manufactured public records · 25 Days on market

Built 2006 0.30 ac lot

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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
• Appreciation +8.4/10.0
• ARV discount +7.5/15.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

Cute & cozy! 1 bed 1 bath very well maintained FEMA certified trailer on 4 lots. Handicapped accessible on the interior. Enclosed front porch. All appliances remain. Home has CHA. Heat is working, AC is not but can be easily repaired. Circle drive. Easy access to Hwy 169 or 60.

Key facts

• 0.3 acre lot
• Built 2006
• Listed 25 days

Property features AI

Finance

• HOA & community: Gutter(s) in community

Exterior

• Security: No safety shelter
• Utilities: Electricity available; Public water; Public sewer
• Home design: Single-wide manufactured home; Single-story; Faces west; Entry level: First floor; Permanent foundation with tie-down
• Construction: Vinyl siding; Asphalt/fiberglass roof
• Exterior features: Rain gutters; Enclosed patio; Patio; Shed(s)

Interior

• Kitchen: Oven; Range; Refrigerator
• Flooring: Carpet; Laminate
• Bathrooms: Hall full bathroom with shower only
• Heating & cooling: Central electric heating; Window unit cooling
• Interior features: Ceiling fan(s); Laminate counters; Vinyl window frames
• Laundry & utility: Utility room (inside)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $26k.

Deal economics

• At list price, monthly cash flow is $483 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($809 rent vs $26k).
• Recommended offer: $26k (1.5% below list) — sets the bar for market timing.
• Cap rate 28.6% vs local median 4.7% in Nowata — 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 58/100 on livability (#455 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Nowata (town): math 10% / reading 18% proficiency, ranked #234 of 270 in OK (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 50 active listings in the ZIP; 8 units permitted in Nowata County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($180 loan paydown + $2k appreciation (6.8% local appreciation)).
• Nowata County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (6.8% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $15k; list at $26k implies a 73% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $25,610 (1.5% 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. 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.
4. 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.
5. 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: 3.11% ✓
• Cap rate: 28.56%
• Cash-on-cash: 79.54%
• DSCR: 4.54
• GRM: 2.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 86.9%
• Equity multiple: 6.41×
• Total profit: $39,417
• Equity at exit: $17,599

10-year hold

• IRR: 83.9%
• Equity multiple: 13.59×
• Total profit: $91,619
• Equity at exit: $33,057

Cash invested: $7,280 (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 74048

• Home prices YoY: 2.9%
• Active inventory: 50
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $809 medium
• Mortgage (P&I): −$136
• Tax from tax record: −$10 /mo · $117/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$170
• Net cashflow: $483

Break-even live

Break-even rent $199

Max offer price $26,000

Occupancy floor 35%

Sensitivity live

Price	-10% $497	-5% $490	+0% $483	+5% $475	+10% $468
Rent	-10% $419	-5% $451	+0% $483	+5% $515	+10% $546
Rate	-1.0pp $496	-0.5pp $489	base $483	+0.5pp $476	+1.0pp $469

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: $6,500
• Closing costs: $780
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-20
   status Pending
2. 2026-04-23
   listed $26,000 Active
3. 2019-06-25
   soldstatus $15,000 Closed 284-char remark

   Show marketing remark (284 chars)

   Cute & cozy! 1 bed 1 bath very well maintained FEMA certified trailer on 4 lots. Handicapped accessible on the interior. Enclosed front porch. All appliances remain. Home has CHA. Heat is working, AC is not but can be easily repaired. Circle drive. Easy access to Hwy 169 or 60.

4. 2019-06-04
   status Pending 284-char remark

   Show marketing remark (284 chars)

   Cute & cozy! 1 bed 1 bath very well maintained FEMA certified trailer on 4 lots. Handicapped accessible on the interior. Enclosed front porch. All appliances remain. Home has CHA. Heat is working, AC is not but can be easily repaired. Circle drive. Easy access to Hwy 169 or 60.

5. 2019-05-23
   listed $15,000 Active 284-char remark

   Show marketing remark (284 chars)

   Cute & cozy! 1 bed 1 bath very well maintained FEMA certified trailer on 4 lots. Handicapped accessible on the interior. Enclosed front porch. All appliances remain. Home has CHA. Heat is working, AC is not but can be easily repaired. Circle drive. Easy access to Hwy 169 or 60.

ⓘ 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: $117 · $10/mo
• Projected year-2 tax: $234 · $19/mo
• Expected delta: +$117/yr (+$10/mo · 100.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,714
• − Mortgage interest: −$1,456
• − Property taxes: −$117
• − Insurance: −$130
• − Repairs & maintenance: −$777
• − Management: −$777
• − Depreciation: −$756
• Taxable income: $5,700
• Est. tax owed @ 24.0%: −$1,368
• After-tax cash flow: $4,423/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: Nowata
• NCES district ID: 4021930
• Math proficiency: 10% ▼ -26.00%
• Reading proficiency: 18% ▼ -15.00%
• Median HH income: $37,644
• Composite: 11.73/100
• National rank: #9689
• State rank: #234 of 270 in OK

Livability — Nowata

• Score: 58/100
• State rank: #455
• US rank: #21518

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nowata, OK
• City population: 5,592
• Population (ZIP): 5,592

Population outlook (Nowata County) Hauer SSP2

• Today (2025): 10,711 people
• By 2030: 10,803 · +0.9%
• By 2040: 10,984 · +2.5%
• By 2050: 11,094 · +3.6%
• By 2075: 11,730 · +9.5%
• By 2100: 11,734 · +9.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 64% Native American 16% Two or more races 14% Hispanic / Latino 4% Black 2%
• Common ancestry: Iranian 2% Slovak 2% European 2%
• Foreign-born: 1% · Vietnam
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Nowata

• 2024 margin: Solid R (+67.0) · D 15.8% · R 82.8% · Other 1.5%
• 2008→2024 swing: -30.5pp toward R · 2008: -36.5pp · 2024: -67.0pp
• All cycles: 2024: R+67.0 2020: R+66.0 2016: R+60.9 2012: R+39.0 2008: R+36.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.75%
• Current HPI: 237.1251
• 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

+73.3% since first listed

5 events — show timeline

• 2026-05-20 Pending — MLS Technology, Inc.
• 2026-04-23 Listed $26,000 MLS Technology, Inc.
• 2019-06-25 Sold (MLS) $15,000 MLS Technology, Inc.
• 2019-06-04 Pending — MLS Technology, Inc.
• 2019-05-23 Listed $15,000 MLS Technology, Inc.

Property tax history

+9.9%/yr

Latest (2025): $117 · +7.3% YoY. Source: county tax records.