517 Kali Inla Ave · Hartshorne, OK 74547

$125,000

3 bd · 1.0 ba · 1,250 sqft · Manufactured public records · 39 Days on market

Built 2008

---

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 +18.3/30.0
• Appreciation +8.1/10.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 1% rule +3.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks MLS

New to the market on a generous corner lot, this beautifully updated modular home offers the perfect blend of modern comfort and practical design. Step inside to discover a fresh and inviting 3-bedroom, 1.5-bath floor plan where every room feels thoughtfully refreshed—complete with new paint & flooring throughout, stylish vanities, gleaming mirrors, and brand-new toilets and tub. The kitchen shines with brand-new cabinets, sleek countertops, and a full suite of new appliances, ready for home-cooked meals and memories in the making. Each bedroom offers surprising space and versatility, making it a great fit whether you're just starting out or looking to simplify without sacrificing comfort. Peace of mind comes standard where the big ticket items are taken care of thanks to a brand-new roof, HVAC system, and water heater—just move in and relax. With its spacious layout, fresh updates, and prime lot location, this is a home that lives larger than it looks—and invites you to explore all the possibilities.

Key facts

• Spacious yard
• Completely remodeled
• New hvac system

Tags

• KITCHEN APPLIANCES INCLUDED
• COMPLETELY REMODELED
• NEW HVAC SYSTEM
• SPACIOUS YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $114 ($1k/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 $109k (13.0% below list).
• Recommended offer: $109k (13.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#391 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: crime D+, schools F, amenities F.
• Hartshorne (town): math 6% / reading 9% proficiency, ranked #257 of 270 in OK (top 95%) — 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: 23 active listings in the ZIP; 46 units permitted in Pittsburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($864 loan paydown + $8k appreciation (6.3% local appreciation)).
• Pittsburg County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (6.3% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: 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 $108,780 (13.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 13% 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: 0.87% ✗
• Cap rate: 7.38%
• Cash-on-cash: 3.89%
• DSCR: 1.17
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.29% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.2%
• Equity multiple: 2.30×
• Total profit: $45,451
• Equity at exit: $80,906

10-year hold

• IRR: 18.5%
• Equity multiple: 4.64×
• Total profit: $127,375
• Equity at exit: $148,770

Cash invested: $35,000 (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 74547

• Home prices YoY: 2.6%
• Active inventory: 23
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,088 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$38 /mo · $459/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $114

Break-even live

Break-even rent $944

Max offer price $125,000

Occupancy floor 85%

Sensitivity live

Price	-10% $184	-5% $149	+0% $114	+5% $78	+10% $43
Rent	-10% $28	-5% $71	+0% $114	+5% $156	+10% $199
Rate	-1.0pp $176	-0.5pp $145	base $114	+0.5pp $81	+1.0pp $48

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $125,000 Active 39 DOM
2. 2026-06-18
   days on market $125,000 Active 37 DOM
3. 2026-06-17
   days on market $125,000 Active 36 DOM
4. 2026-06-16
   days on market $125,000 Active 35 DOM
5. 2026-06-15
   days on market $125,000 Active 34 DOM
6. 2026-06-13
   days on market $125,000 Active 32 DOM
7. 2026-06-12
   days on market $125,000 Active 31 DOM
8. 2026-06-09
   days on market $125,000 Active 28 DOM
9. 2026-06-08
   days on market $125,000 Active 27 DOM
10. 2026-06-08
    days on market $125,000 Active 26 DOM
11. 2026-06-07
    days on market $125,000 Active 25 DOM
12. 2026-06-04
    days on market $125,000 Active 22 DOM
13. 2026-06-02
    days on market $125,000 Active 21 DOM
14. 2026-06-01
    days on market $125,000 Active 20 DOM
15. 2026-05-31
    days on market $125,000 Active 19 DOM
16. 2026-05-12
    listed $125,000 Active
17. 2025-09-24
    soldstatus $120,000
18. 2025-09-08
    soldstatus $120,000 Closed 1040-char remark

    Show marketing remark (1040 chars)

    New to the market on a generous corner lot, this beautifully updated modular home offers the perfect blend of modern comfort and practical design. Step inside to discover a fresh and inviting 3-bedroom, 1.5-bath floor plan where every room feels thoughtfully refreshed—complete with new paint & flooring throughout, stylish vanities, gleaming mirrors, and brand-new toilets and tub. The kitchen shines with brand-new cabinets, sleek countertops, and a full suite of new appliances, ready for home-cooked meals and memories in the making. Each bedroom offers surprising space and versatility, making it a great fit whether you're just starting out or looking to simplify without sacrificing comfort. Peace of mind comes standard where the big ticket items are taken care of thanks to a brand-new roof, HVAC system, and water heater—just move in and relax. With its spacious layout, fresh updates, and prime lot location, this is a home that lives larger than it looks—and invites you to explore all the possibilities.

19. 2025-07-15
    status Pending 1040-char remark

    Show marketing remark (1040 chars)

    New to the market on a generous corner lot, this beautifully updated modular home offers the perfect blend of modern comfort and practical design. Step inside to discover a fresh and inviting 3-bedroom, 1.5-bath floor plan where every room feels thoughtfully refreshed—complete with new paint & flooring throughout, stylish vanities, gleaming mirrors, and brand-new toilets and tub. The kitchen shines with brand-new cabinets, sleek countertops, and a full suite of new appliances, ready for home-cooked meals and memories in the making. Each bedroom offers surprising space and versatility, making it a great fit whether you're just starting out or looking to simplify without sacrificing comfort. Peace of mind comes standard where the big ticket items are taken care of thanks to a brand-new roof, HVAC system, and water heater—just move in and relax. With its spacious layout, fresh updates, and prime lot location, this is a home that lives larger than it looks—and invites you to explore all the possibilities.

20. 2025-05-22
    listed $120,000 Active 1040-char remark

    Show marketing remark (1040 chars)

    New to the market on a generous corner lot, this beautifully updated modular home offers the perfect blend of modern comfort and practical design. Step inside to discover a fresh and inviting 3-bedroom, 1.5-bath floor plan where every room feels thoughtfully refreshed—complete with new paint & flooring throughout, stylish vanities, gleaming mirrors, and brand-new toilets and tub. The kitchen shines with brand-new cabinets, sleek countertops, and a full suite of new appliances, ready for home-cooked meals and memories in the making. Each bedroom offers surprising space and versatility, making it a great fit whether you're just starting out or looking to simplify without sacrificing comfort. Peace of mind comes standard where the big ticket items are taken care of thanks to a brand-new roof, HVAC system, and water heater—just move in and relax. With its spacious layout, fresh updates, and prime lot location, this is a home that lives larger than it looks—and invites you to explore all the possibilities.

ⓘ 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: $459 · $38/mo
• Projected year-2 tax: $1,125 · $94/mo
• Expected delta: +$666/yr (+$56/mo · 145.1%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% 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: $13,054
• − Mortgage interest: −$7,002
• − Property taxes: −$459
• − Insurance: −$625
• − Repairs & maintenance: −$1,044
• − Management: −$1,044
• − Depreciation: −$3,636
• Taxable loss: −$757
• Est. tax savings @ 24.0%: +$182
• After-tax cash flow: $1,544/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: Hartshorne
• NCES district ID: 4013920
• Math proficiency: 6% ▼ -18.00%
• Reading proficiency: 9% ▼ -11.00%
• Median HH income: $43,191
• Composite: 6.89/100
• National rank: #9979
• State rank: #257 of 270 in OK

Livability — Hartshorne

• Score: 59/100
• State rank: #391
• US rank: #20117

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hartshorne, OK
• Population (ZIP): 3,014

Population outlook (Pittsburg County) Hauer SSP2

• Today (2025): 42,795 people
• By 2030: 41,901 · -2.1%
• By 2040: 40,680 · -4.9%
• By 2050: 39,952 · -6.6%
• By 2075: 38,858 · -9.2%
• By 2100: 36,031 · -15.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 60% Two or more races 28% Native American 9% Hispanic / Latino 4% Black 1% Asian 1%
• Common ancestry: Iranian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Pittsburg

• 2024 margin: Solid R (+59.0) · D 19.8% · R 78.8% · Other 1.5%
• 2008→2024 swing: -22.4pp toward R · 2008: -36.6pp · 2024: -59.0pp
• All cycles: 2024: R+59.0 2020: R+56.3 2016: R+52.4 2012: R+38.3 2008: R+36.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.29%
• Current HPI: 244.0253
• 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

+4.2% since first listed

5 events — show timeline

• 2026-05-12 Listed $125,000 FSBO.com
• 2025-09-24 Sold (Public Records) $120,000 Public Records
• 2025-09-08 Sold (MLS) $120,000 MLS Technology, Inc.
• 2025-07-15 Pending — MLS Technology, Inc.
• 2025-05-22 Listed $120,000 MLS Technology, Inc.

Property tax history

+58.0%/yr

Latest (2025): $459 · +4.6% YoY. Source: county tax records.