280 Cedar Blue · Sulphur, OK 73086

$60,000

1 bd · 1.0 ba · 500 sqft · Manufactured · 79 Days on market

Built 2004 Fair condition 3,538 sqft lot $63/mo HOA · 8% of rent

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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 +24.9/30.0
• DSCR +8.1/10.0
• Appreciation +8.0/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

The property’s open-air deck is designed for effortless entertaining and everyday relaxation. Framed by mature trees and natural surroundings, this spacious outdoor living area blends comfort with rustic charm. The covered deck offers shade and year-round usability with warm wood beams, corrugated metal accents. The finely crafted deck and sturdy metal encasing protect a 2004 PULP 32g CT travel trailer with permanent plumbing, electric, and /HVAC. This property also comes with a gas-powered golf cart to explore the park amenities. There’s ample room for lounge seating, dining, and gathering with friends—perfect for morning coffee, evening cocktails, or weekend cookouts. Th

Key facts

• Open-air deck
• Covered deck
• Community center

Tags

• OPEN-AIR DECK
• COVERED DECK
• GAS-POWERED GOLF CART
• LANDSCAPED YARD
• INGROUND SEASONAL POOL
• COMMUNITY CENTER

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Homeowners association with annual fee of $750; Community clubhouse, gated entry, park, pool, and guard; Pets allowed

Exterior

• Parking: Attached 2-car garage; Carport
• Security: Storm shelter
• Utilities: Cable available; Electricity available; Natural gas available; Water available; Private water; Private sewer
• Home design: Manufactured home; Single-story
• Construction: Metal roof; Manufactured construction; Year built reported by owner
• Exterior features: Covered deck, patio and porch; Gravel driveway; Property includes a shed; Lighting; Storm shelter; In-ground pool; Wooded lot; Zero lot line; Facing north; Less than 1 mile to water (Arbuckle Lake)

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator; Electric water heater; Electric oven/range connections
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric heating; Ductless zoned cooling
• Interior features: Ceiling fan(s); Laminate counters; Accessible approach with ramp; Vinyl windows

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $60k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $63 ($751/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($768 rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 3.4% in Sulphur — 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 68/100 on livability (#60 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment C-, schools D-, amenities F.
• Sulphur (town): math 30% / reading 32% proficiency, ranked #56 of 270 in OK (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 147 active listings in the ZIP; 20 units permitted in Murray County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($415 loan paydown + $4k appreciation (5.9% local appreciation)).
• Murray County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (5.9% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $56,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.28% ✓
• Cap rate: 8.87%
• Cash-on-cash: 9.21%
• DSCR: 1.41
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.9% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.9%
• Equity multiple: 2.25×
• Total profit: $21,045
• Equity at exit: $37,343

10-year hold

• IRR: 18.4%
• Equity multiple: 4.52×
• Total profit: $59,060
• Equity at exit: $67,399

Cash invested: $16,800 (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 73086

• Home prices YoY: 1.8%
• Active inventory: 147
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $768 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$63
• Vacancy / Maint / Mgmt: −$161
• Net cashflow: $63

Break-even live

Break-even rent $689

Max offer price $60,000

Occupancy floor 87%

Sensitivity live

Price	-10% $104	-5% $83	+0% $63	+5% $42	+10% $21
Rent	-10% $2	-5% $32	+0% $63	+5% $93	+10% $123
Rate	-1.0pp $93	-0.5pp $78	base $63	+0.5pp $47	+1.0pp $31

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $63 · $756/yr
• Likely covers: gaselectricsecurity

Listing history 16 events

1. 2026-06-19
   days on market $60,000 Active 79 DOM
2. 2026-06-18
   days on market $60,000 Active 78 DOM
3. 2026-06-17
   days on market $60,000 Active 77 DOM
4. 2026-06-16
   days on market $60,000 Active 76 DOM
5. 2026-06-15
   days on market $60,000 Active 75 DOM
6. 2026-06-14
   days on market $60,000 Active 73 DOM
7. 2026-06-12
   days on market $60,000 Active 72 DOM
8. 2026-06-09
   days on market $60,000 Active 69 DOM
9. 2026-06-08
   days on market $60,000 Active 68 DOM
10. 2026-06-07
    days on market $60,000 Active 67 DOM
11. 2026-06-03
    days on market $60,000 Active 63 DOM
12. 2026-06-02
    days on market $60,000 Active 62 DOM
13. 2026-06-01
    days on market $60,000 Active 61 DOM
14. 2026-05-31
    days on market $60,000 Active 60 DOM
15. 2026-05-30
    days on market $60,000 Active 59 DOM
16. 2026-04-01
    listed $60,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 19 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: $9,215
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$1,098
• − Repairs & maintenance: −$737
• − Management: −$737
• − HOA: −$756
• − Depreciation: −$1,745
• Taxable loss: −$119
• Est. tax savings @ 24.0%: +$29
• After-tax cash flow: $779/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.

Condition & rehab AI · 13 photos

Fair 45/100 Cosmetic rehab

This manufactured home requires cosmetic repairs and maintenance, including painting and landscaping, to improve its curb appeal and value.

Repairs flagged

• Major Siding — Significant wear and tear
• Major Landscaping — Overgrown vegetation

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and value
• Both Landscaping and trimming — Improves curb appeal and enhances property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Siding · Significant wear and tear	Major	$15,000–50,000
Landscaping · Overgrown vegetation	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both Painting the exterior — Enhances curb appeal and value ↑
• Both Landscaping and trimming — Improves curb appeal and enhances property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Sulphur
• NCES district ID: 4029160
• Math proficiency: 30% ▼ -11.00%
• Reading proficiency: 32% ▼ -9.00%
• Median HH income: $44,116
• Composite: 26.47/100
• National rank: #7214
• State rank: #56 of 270 in OK

Livability — Sulphur

• Score: 68/100
• State rank: #60
• US rank: #9249

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 8,504
• Population (ZIP): 8,504

Population outlook (Murray County) Hauer SSP2

• Today (2025): 14,976 people
• By 2030: 15,487 · +3.4%
• By 2040: 16,455 · +9.9%
• By 2050: 17,308 · +15.6%
• By 2075: 19,421 · +29.7%
• By 2100: 20,335 · +35.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Two or more races 14% Native American 12% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 4% Portuguese 2% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Murray

• 2024 margin: Solid R (+61.3) · D 18.4% · R 79.7% · Other 2.0%
• 2008→2024 swing: -21.0pp toward R · 2008: -40.4pp · 2024: -61.3pp
• All cycles: 2024: R+61.3 2020: R+58.6 2016: R+55.9 2012: R+40.1 2008: R+40.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.90%
• Current HPI: 331.8646
• 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

1 event — show timeline

• 2026-04-01 Listed $60,000 MLS Technology, Inc.