406 Arapahoe · Rush Springs, OK 73082

$119,000

3 bd · 2.0 ba · 1,280 sqft · Manufactured · 80 Days on market

Excellent condition 0.57 ac lot

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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 +15.6/30.0
• Appreciation +9.8/10.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• Condition / age +4.8/5.0
• 1% rule +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +1.6/10.0

Listing remarks

Did you look at the pictures of the remodeled home ? Details from floors to ceiling create a beautifully spacious living place. The 1999 mobile home has three bedrooms and two full baths designed with a split layout so there is no wasted area. Beginning at the front door where you walk into new cabinets, counters and paint in addition to the flooring. Modern design cabinets open the walls for a clean line flow. The front yard is shaded with natural landscape and with an oversized awning in the back so there is pleasant coverings all over. The back deck shows off the three lots, use it as you wish. The front porch is covered and has room for a nice table & chairs. It’s really cu

Key facts

• Oversized awning
• New paint
• New cabinets

Tags

• REMODELED HOME
• NEW CABINETS
• NEW COUNTERS
• NEW PAINT
• NATURAL LANDSCAPE
• OVERSIZED AWNING

Property features AI

Finance

• Other: Property type: Residential mobile home
• Financial info: Not specified
• HOA & community: Not specified

Exterior

• Parking: Not specified
• Security: Not specified
• Utilities: Public water; Public sewer
• Home design: Single-story mobile home; Frame construction with vinyl siding
• Construction: Composition roof; Frame construction; Vinyl siding
• Exterior features: Covered patio/porch; Shed(s) on the property; Lot less than 1 acre (approx. 165 x 150)

Interior

• Kitchen: Electric range; Electric oven
• Bedrooms: Not specified
• Flooring: Not specified
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Electric range and electric oven
• Laundry & utility: Not specified

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $119k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $51 ($614/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 $111k (7.1% below list).
• Recommended offer: $111k (7.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#224 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Rush Springs (rural): math 14% / reading 25% proficiency, ranked #181 of 270 in OK (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Rush Springs Es (math 17% / reading 27%, grade F, #413 of 845 statewide, top 54%, 244 students, 0% FRL) — zoned schools average 0% FRL vs 53% district-wide (53 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 34 active listings in the ZIP; 224 units permitted in Grady County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($823 loan paydown + $11k appreciation (9.6% local appreciation)).
• Grady County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (9.6% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, 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 80 days — a 6% lower offer ($112k) is reasonable based on typical stale-listing flexibility.

Recommended offer $110,578 (7.1% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 7% 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. 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?
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: 0.93% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.84%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.59% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.8%
• Equity multiple: 2.94×
• Total profit: $64,716
• Equity at exit: $103,618

10-year hold

• IRR: 22.0%
• Equity multiple: 6.62×
• Total profit: $187,218
• Equity at exit: $219,747

Cash invested: $33,320 (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 73082

• Home prices YoY: 3.0%
• Active inventory: 34
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,106 medium
• Mortgage (P&I): −$624
• Tax est. 1.5%: −$149 /mo · $1,785/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $51

Break-even live

Break-even rent $1,041

Max offer price $119,000

Occupancy floor 90%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $119,000 Active 80 DOM
2. 2026-06-17
   days on market $119,000 Active 79 DOM
3. 2026-06-16
   days on market $119,000 Active 78 DOM
4. 2026-06-15
   days on market $119,000 Active 77 DOM
5. 2026-06-13
   days on market $119,000 Active 75 DOM
6. 2026-06-12
   days on market $119,000 Active 74 DOM
7. 2026-06-09
   days on market $119,000 Active 71 DOM
8. 2026-06-08
   days on market $119,000 Active 70 DOM
9. 2026-06-08
   days on market $119,000 Active 69 DOM
10. 2026-06-05
    days on market $119,000 Active 67 DOM
11. 2026-06-04
    days on market $119,000 Active 65 DOM
12. 2026-06-02
    days on market $119,000 Active 64 DOM
13. 2026-06-01
    days on market $119,000 Active 63 DOM
14. 2026-05-31
    days on market $119,000 Active 62 DOM
15. 2026-03-30
    listed $119,000 Active

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

Taxation est. · year 1

• Rental income: $13,269
• − Mortgage interest: −$6,666
• − Property taxes: −$1,785
• − Insurance: −$595
• − Repairs & maintenance: −$1,062
• − Management: −$1,062
• − Depreciation: −$3,462
• Taxable loss: −$1,361
• Est. tax savings @ 24.0%: +$327
• After-tax cash flow: $941/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

Excellent 95/100 None rehab

This remodeled mobile home is in excellent condition with modern updates throughout. It's move-in ready and has a great curb appeal.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers
• Both Add a small garden or flower bed near the front porch — Can improve aesthetics and add value
• Both Install a smart thermostat — Can improve energy efficiency and comfort for potential buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers ↑
• Both Add a small garden or flower bed near the front porch — Can improve aesthetics and add value ↑
• Both Install a smart thermostat — Can improve energy efficiency and comfort for potential buyers ↑

ⓘ 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: Rush Springs
• NCES district ID: 4026550
• Math proficiency: 14% ▼ -16.00%
• Reading proficiency: 25% ▼ -10.00%
• Median HH income: $37,999
• Composite: 16.31/100
• National rank: #9211
• State rank: #181 of 270 in OK

Livability — Rush Springs

• Score: 63/100
• State rank: #224
• US rank: #15766

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rush Springs, OK
• Population (ZIP): 2,836

Population outlook (Grady County) Hauer SSP2

• Today (2025): 59,962 people
• By 2030: 62,513 · +4.3%
• By 2040: 67,338 · +12.3%
• By 2050: 71,719 · +19.6%
• By 2075: 82,684 · +37.9%
• By 2100: 89,387 · +49.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 7% Hispanic / Latino 4% Native American 2% Black 1%
• Common ancestry: Lithuanian 3% Slovak 2% Scottish 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Grady

• 2024 margin: Solid R (+62.7) · D 17.9% · R 80.6% · Other 1.5%
• 2008→2024 swing: -16.0pp toward R · 2008: -46.7pp · 2024: -62.7pp
• All cycles: 2024: R+62.7 2020: R+62.3 2016: R+60.3 2012: R+51.2 2008: R+46.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.59%
• Current HPI: 331.627
• 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

• 2026-03-30 Listed $119,000 DAOR