1601 N Maine St · Mangum, OK 73554

$124,000

2 bd · 1.0 ba · 1,280 sqft · Manufactured public records · 264 Days on market

Built 2022 0.56 ac lot ↓ 19% since listing

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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).

• Cash flow +16.1/30.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• Appreciation +3.8/10.0
• 1% rule +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

Beautiful 2022 Manufactured Home on ½ Acre. Step inside this very nice 3-bedroom, 2-bathroom home offering 1,304 sq. ft. of comfortable living space. Built in 2022, it features a desirable split floor plan and an open concept design that creates a bright, welcoming feel. The kitchen is spacious and functional, with all appliances staying with the home, making it truly move-in ready. A versatile bonus room is situated near the two secondary bedrooms. It would be perfect for a hobby room, playroom, office, or workout space. The primary suite is tucked away on the opposite side of the house for added privacy. Enjoy relaxing outdoors on the large front porch deck. Extra features include

Key facts

• Split floor plan
• Bonus room
• Open concept design

Tags

• ½ ACRE
• SPLIT FLOOR PLAN
• OPEN CONCEPT DESIGN
• BONUS ROOM
• LARGE FRONT PORCH DECK
• SECURITY SYSTEM WITH CAMERA

Property features AI

Finance

• Other: Property is homesteaded; Located in N. Mangum legal addition; Occupied; Current price information not included per instructions
• Financial info: Loan qualification: buyer may qualify; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: No parking details provided
• Security: No security details provided
• Utilities: No utility details provided
• Home design: Single family residence; One story; Residential property
• Construction: Vinyl siding; Composition roof; Built/moved to site (move to site)
• Exterior features: Porch; Corner lot

Interior

• Kitchen: No appliances listed
• Bedrooms: 3 bedrooms
• Flooring: No flooring details provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating or cooling details provided
• Interior features: One living area; No fireplace; Combination foundation
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $124k.

Deal economics

• At list price, monthly cash flow is $64 ($772/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $105k (15.4% below list).
• Recommended offer: $105k (15.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#144 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, employment F.
• Mangum (town): math 27% / reading 28% proficiency, ranked #89 of 270 in OK (top 33%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Edison Es (math 47% / reading 32%, grade F, #107 of 845 statewide, top 14%, 239 students, 0% FRL); Mangum Hs (math 15% / reading 24%, grade F, #274 of 447 statewide, top 66%, 175 students, 0% FRL) — zoned schools average 0% FRL vs 56% district-wide (56 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 45 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-2.5%/yr); year-one equity from $857 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Greer County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 264 days — a 12% lower offer ($109k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $104,931 (15.4% below list)

Questions for the listing agent

1. It's been on market 264 days. Have you received any prior offers? Is the seller open to a 15% 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. 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?
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: 0.85% ✗
• Cap rate: 6.92%
• Cash-on-cash: 2.22%
• DSCR: 1.10
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.9%
• Equity multiple: 0.62×
• Total profit: $-13,190
• Equity at exit: $21,516

10-year hold

• IRR: -1.5%
• Equity multiple: 0.89×
• Total profit: $-3,896
• Equity at exit: $15,994

Cash invested: $34,720 (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 73554

• Home prices YoY: -2.7%
• Active inventory: 45
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,049 medium
• Mortgage (P&I): −$650
• Tax from tax record: −$63 /mo · $752/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $64

Break-even live

Break-even rent $968

Max offer price $124,000

Occupancy floor 89%

Sensitivity live

Price	-10% $135	-5% $99	+0% $64	+5% $29	+10% $-6
Rent	-10% $-19	-5% $23	+0% $64	+5% $106	+10% $147
Rate	-1.0pp $127	-0.5pp $96	base $64	+0.5pp $32	+1.0pp $0

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: $31,000
• Closing costs: $3,720
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $124,000 Active 264 DOM
2. 2026-06-17
   days on market $124,000 Active 263 DOM
3. 2026-06-16
   days on market $124,000 Active 262 DOM
4. 2026-06-15
   days on market $124,000 Active 261 DOM
5. 2026-06-13
   days on market $124,000 Active 259 DOM
6. 2026-06-12
   days on market $124,000 Active 258 DOM
7. 2026-06-09
   days on market $124,000 Active 255 DOM
8. 2026-06-08
   days on market $124,000 Active 254 DOM
9. 2026-06-08
   days on market $124,000 Active 253 DOM
10. 2026-06-07
    days on market $124,000 Active 252 DOM
11. 2026-06-04
    days on market $124,000 Active 249 DOM
12. 2026-06-02
    days on market $124,000 Active 248 DOM
13. 2026-06-01
    days on market $124,000 Active 247 DOM
14. 2026-05-31
    days on market $124,000 Active 246 DOM
15. 2026-02-23
    price $124,000
16. 2026-01-15
    price $129,000
17. 2025-10-28
    price $139,000
18. 2025-10-15
    price $144,000
19. 2025-09-27
    listed $153,000 Active

ⓘ 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: $752 · $63/mo
• Projected year-2 tax: $1,116 · $93/mo
• Expected delta: +$364/yr (+$30/mo · 48.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,592
• − Mortgage interest: −$6,946
• − Property taxes: −$752
• − Insurance: −$620
• − Repairs & maintenance: −$1,007
• − Management: −$1,007
• − Depreciation: −$3,607
• Taxable loss: −$1,348
• Est. tax savings @ 24.0%: +$324
• After-tax cash flow: $1,096/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: Mangum
• NCES district ID: 4018780
• Math proficiency: 27% ▼ -18.00%
• Reading proficiency: 28% ▼ -15.00%
• Median HH income: $36,568
• Composite: 22.85/100
• National rank: #8012
• State rank: #89 of 270 in OK

Livability — Mangum

• Score: 65/100
• State rank: #144
• US rank: #13248

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mangum, OK
• Population (ZIP): 3,361

Population outlook (Greer County) Hauer SSP2

• Today (2025): 5,904 people
• By 2030: 5,869 · -0.6%
• By 2040: 5,790 · -1.9%
• By 2050: 5,712 · -3.3%
• By 2075: 5,196 · -12.0%
• By 2100: 4,326 · -26.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 15% Two or more races 8% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Iranian 2% Serbian 2% Slovak 1%
• Foreign-born: 1% · China, Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Greer

• 2024 margin: Solid R (+65.7) · D 16.6% · R 82.3% · Other 1.1%
• 2008→2024 swing: -19.3pp toward R · 2008: -46.5pp · 2024: -65.7pp
• All cycles: 2024: R+65.7 2020: R+64.7 2016: R+61.1 2012: R+46.7 2008: R+46.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.45%
• Current HPI: 88.9252
• 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

-19.0% since first listed

5 events — show timeline

• 2026-02-23 Price Changed $124,000 MLSOK
• 2026-01-15 Price Changed $129,000 MLSOK
• 2025-10-28 Price Changed $139,000 MLSOK
• 2025-10-15 Price Changed $144,000 MLSOK
• 2025-09-27 Listed $153,000 MLSOK

Property tax history

+54.7%/yr

Latest (2025): $752 · +11.6% YoY. Source: county tax records.