100 Quailwood Dr · Johnson, OK 74804

$119,900

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 46 Days on market

Built 2008 1.23 ac lot

---

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 +25.8/30.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Schools +5.0/10.0
• Rent growth +3.1/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to a home that feels like a breath of fresh air—inviting, comfortable, and full of charm. From the moment you step inside this lovingly cared-for 3-bedroom, 2-bathroom residence, you can sense that it’s been a place of laughter, warmth, and memories. Built in 2008 with attention to detail and designed for everyday living, this home is ready to welcome its next chapter and its next family. Nestled on a full acre in the highly sought-after North Rock Creek school district, the property offers a peaceful, picturesque setting where kids can play, gardens can bloom, and evenings can be spent watching Oklahoma sunsets from the porch. Inside, the home opens to a spacious, light-filled layout that effortlessly blends comfort and practicality—perfect for gatherings, quiet mornings, or cozy nights in. Recent updates make this home as dependable as it is delightful. A brand-new HVAC system, water tank, and dishwasher were installed in 2023, ensuring modern efficiency and reliability. The roof, replaced in 2024, provides lasting protection and peace of mind for years to come. Every upgrade has been thoughtfully chosen to maintain the home’s charm while keeping it ready for the future. With all-electric utilities and appliances, you’ll enjoy a low-maintenance lifestyle that keeps things simple and efficient. Whether you’re cooking a family meal, hosting friends, or enjoying a quiet evening surrounded by nature, this home offers the perfect balance of convenience and comfort. Here, life slows down just enough to let you savor it. It’s a place where new memories are waiting to be made—where every sunrise brings opportunity, and every evening feels like coming home.

Key facts

• Water heater
• Dishwasher
• Roof replacement

Tags

• NEWER HVAC SYSTEM
• WATER HEATER
• DISHWASHER
• ROOF REPLACEMENT
• ALL ELECTRIC APPLIANCES
• FULL ACRE

Property features AI

Finance

• Other: Located on a cul-de-sac lot; Lot approximately 1.23 acres; Property status: existing; Occupied: No
• Financial info: Loan qualification allowed; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Utilities: Assessor-listed living area
• Home design: Single-family manufactured home; One-level entry
• Construction: Manufactured construction; Composition roof (replaced/installed 2024); Slab foundation
• Exterior features: Covered deck; Covered porch; Fire pit; Storage

Interior

• Kitchen: Free-standing range/oven; Breakfast bar; Refrigerator included
• Bedrooms: 3 bedrooms (including primary bedroom with full bath and walk-in closet)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: In-law plan; Built-ins in kitchen; Ceiling fan in living room; Walk-in closet in primary bedroom; Full bath with tub and shower

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $292 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#451 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D+, amenities F, commute F.
• Zoned schools: North Rock Creek Es (math 12% / reading 12%, grade F, #667 of 845 statewide, top 82%, 467 students, 0% FRL); North Rock Creek Hs (math 27% / reading 22%, grade F, #150 of 447 statewide, top 48%, 454 students, 0% FRL).
• 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 $829 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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 $85k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $116,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.08% ✓
• Cap rate: 9.21%
• Cash-on-cash: 10.42%
• DSCR: 1.46
• GRM: 7.7

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: -1.2%
• Equity multiple: 0.95×
• Total profit: $-1,556
• Equity at exit: $17,877

10-year hold

• IRR: 7.9%
• Equity multiple: 1.59×
• Total profit: $19,714
• Equity at exit: $10,367

Cash invested: $33,572 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,291 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$49 /mo · $593/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $292

Break-even live

Break-even rent $922

Max offer price $119,900

Occupancy floor 72%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-19
   days on market $119,900 Active 46 DOM
2. 2026-06-18
   days on market $119,900 Active 45 DOM
3. 2026-06-17
   days on market $119,900 Active 44 DOM
4. 2026-06-16
   days on market $119,900 Active 43 DOM
5. 2026-06-15
   days on market $119,900 Active 42 DOM
6. 2026-06-14
   days on market $119,900 Active 40 DOM
7. 2026-06-12
   days on market $119,900 Active 39 DOM
8. 2026-06-09
   days on market $119,900 Active 36 DOM
9. 2026-06-08
   days on market $119,900 Active 35 DOM
10. 2026-06-07
    days on market $119,900 Active 34 DOM
11. 2026-06-05
    days on market $119,900 Active 31 DOM
12. 2026-06-03
    days on market $119,900 Active 30 DOM
13. 2026-06-02
    days on market $119,900 Active 29 DOM
14. 2026-06-01
    days on market $119,900 Active 28 DOM
15. 2026-05-31
    days on market $119,900 Active 27 DOM
16. 2026-05-30
    days on market $119,900 Active 26 DOM
17. 2026-05-04
    listed $119,900 Active
18. 2025-12-19
    soldstatus $85,000
19. 2025-12-18
    soldstatus $85,000 Closed 1734-char remark

    Show marketing remark (1734 chars)

    Welcome to a home that feels like a breath of fresh air—inviting, comfortable, and full of charm. From the moment you step inside this lovingly cared-for 3-bedroom, 2-bathroom residence, you can sense that it’s been a place of laughter, warmth, and memories. Built in 2008 with attention to detail and designed for everyday living, this home is ready to welcome its next chapter and its next family. Nestled on a full acre in the highly sought-after North Rock Creek school district, the property offers a peaceful, picturesque setting where kids can play, gardens can bloom, and evenings can be spent watching Oklahoma sunsets from the porch. Inside, the home opens to a spacious, light-filled layout that effortlessly blends comfort and practicality—perfect for gatherings, quiet mornings, or cozy nights in. Recent updates make this home as dependable as it is delightful. A brand-new HVAC system, water tank, and dishwasher were installed in 2023, ensuring modern efficiency and reliability. The roof, replaced in 2024, provides lasting protection and peace of mind for years to come. Every upgrade has been thoughtfully chosen to maintain the home’s charm while keeping it ready for the future. With all-electric utilities and appliances, you’ll enjoy a low-maintenance lifestyle that keeps things simple and efficient. Whether you’re cooking a family meal, hosting friends, or enjoying a quiet evening surrounded by nature, this home offers the perfect balance of convenience and comfort. Here, life slows down just enough to let you savor it. It’s a place where new memories are waiting to be made—where every sunrise brings opportunity, and every evening feels like coming home.

20. 2025-11-28
    status Pending 1734-char remark

    Show marketing remark (1734 chars)

    Welcome to a home that feels like a breath of fresh air—inviting, comfortable, and full of charm. From the moment you step inside this lovingly cared-for 3-bedroom, 2-bathroom residence, you can sense that it’s been a place of laughter, warmth, and memories. Built in 2008 with attention to detail and designed for everyday living, this home is ready to welcome its next chapter and its next family. Nestled on a full acre in the highly sought-after North Rock Creek school district, the property offers a peaceful, picturesque setting where kids can play, gardens can bloom, and evenings can be spent watching Oklahoma sunsets from the porch. Inside, the home opens to a spacious, light-filled layout that effortlessly blends comfort and practicality—perfect for gatherings, quiet mornings, or cozy nights in. Recent updates make this home as dependable as it is delightful. A brand-new HVAC system, water tank, and dishwasher were installed in 2023, ensuring modern efficiency and reliability. The roof, replaced in 2024, provides lasting protection and peace of mind for years to come. Every upgrade has been thoughtfully chosen to maintain the home’s charm while keeping it ready for the future. With all-electric utilities and appliances, you’ll enjoy a low-maintenance lifestyle that keeps things simple and efficient. Whether you’re cooking a family meal, hosting friends, or enjoying a quiet evening surrounded by nature, this home offers the perfect balance of convenience and comfort. Here, life slows down just enough to let you savor it. It’s a place where new memories are waiting to be made—where every sunrise brings opportunity, and every evening feels like coming home.

21. 2025-11-12
    listed $100,500 Active 1734-char remark

    Show marketing remark (1734 chars)

    Welcome to a home that feels like a breath of fresh air—inviting, comfortable, and full of charm. From the moment you step inside this lovingly cared-for 3-bedroom, 2-bathroom residence, you can sense that it’s been a place of laughter, warmth, and memories. Built in 2008 with attention to detail and designed for everyday living, this home is ready to welcome its next chapter and its next family. Nestled on a full acre in the highly sought-after North Rock Creek school district, the property offers a peaceful, picturesque setting where kids can play, gardens can bloom, and evenings can be spent watching Oklahoma sunsets from the porch. Inside, the home opens to a spacious, light-filled layout that effortlessly blends comfort and practicality—perfect for gatherings, quiet mornings, or cozy nights in. Recent updates make this home as dependable as it is delightful. A brand-new HVAC system, water tank, and dishwasher were installed in 2023, ensuring modern efficiency and reliability. The roof, replaced in 2024, provides lasting protection and peace of mind for years to come. Every upgrade has been thoughtfully chosen to maintain the home’s charm while keeping it ready for the future. With all-electric utilities and appliances, you’ll enjoy a low-maintenance lifestyle that keeps things simple and efficient. Whether you’re cooking a family meal, hosting friends, or enjoying a quiet evening surrounded by nature, this home offers the perfect balance of convenience and comfort. Here, life slows down just enough to let you savor it. It’s a place where new memories are waiting to be made—where every sunrise brings opportunity, and every evening feels like coming home.

22. 2024-08-14
    historical
23. 2024-08-13
    status Active
24. 2024-08-12
    historical
25. 2024-07-22
    listed $125,000 Active
26. 2024-03-04
    historical
27. 2024-02-06
    price $149,900
28. 2024-01-10
    listed $155,000 Active
29. 2020-03-09
    soldstatus $20,000

ⓘ 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: $593 · $49/mo
• Projected year-2 tax: $1,079 · $90/mo
• Expected delta: +$486/yr (+$41/mo · 82.0%)

ⓘ 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 9/10 Extreme
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $15,490
• − Mortgage interest: −$6,716
• − Property taxes: −$593
• − Insurance: −$600
• − Repairs & maintenance: −$1,239
• − Management: −$1,239
• − Depreciation: −$3,488
• Taxable income: $1,615
• Est. tax owed @ 24.0%: −$388
• After-tax cash flow: $3,112/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)

No district data.

Livability — Johnson

• Score: 58/100
• State rank: #451
• US rank: #21456

Category grades

Amenities F Commute F Cost of living A+ Crime D+ Employment D- 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
• 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

+499.5% since first listed

13 events — show timeline

• 2026-05-04 Listed $119,900 MLSOK
• 2025-12-19 Sold (Public Records) $85,000 Public Records
• 2025-12-18 Sold (MLS) $85,000 MLSOK
• 2025-11-28 Pending — MLSOK
• 2025-11-12 Listed $100,500 MLSOK
• 2024-08-14 Listing Removed — MLSOK
• 2024-08-13 Relisted — MLSOK
• 2024-08-12 Listing Removed — MLSOK
• 2024-07-22 Listed $125,000 MLSOK
• 2024-03-04 Listing Removed — MLSOK
• 2024-02-06 Price Changed $149,900 MLSOK
• 2024-01-10 Listed $155,000 MLSOK
• 2020-03-09 Sold (Public Records) $20,000 Public Records

Property tax history

+29.0%/yr

Latest (2025): $593 · -0.5% YoY. Source: county tax records.