7561 SE 125th St · Slaughterville, OK 73068

$129,900

3 bd · 2.0 ba · 1,456 sqft · Manufactured public records · 22 Days on market

Built 2002 1.29 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 +26.3/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking to live in Noble and want a little acreage...This 3 bedroom, 2 bath manufactured home is on 1.25 acres . There is wood like flooring throughout the home. The kitchen has lots of counter space and pantry. The kitchen is open to the dining area and living room. There is a laundry room off of the kitchen. Covered decked patio. Master bathroom has double vanity tub and stand alone shower. There is a detached garage. Lots of trees and space to roam.

Key facts

• 1.29-acre lot
• Open concept
• Covered decked patio

Tags

• 1.29-ACRE LOT
• DETACHED GARAGE
• COVERED DECKED PATIO
• MATURE TREES
• FUNCTIONAL LAYOUT
• OPEN CONCEPT

Property features AI

Finance

• Other: Living area reported as 1,456 (assessor); Property located in Hilltop Heights addition; Homestead: No; Flood insurance: No; Directions available from Hwy 9 to SE 125th St
• Financial info: Assumable loan: No; Loan qualification: Unknown; Current list price: $139,900
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Security: Below-ground storm shelter
• Utilities: Water, sewer and power information not provided
• Home design: Single family residence; Residential property; One-level entry; Property faces south
• Construction: Manufactured construction; Composition roof; Combination foundation; Built (existing)
• Exterior features: Covered patio; Rural, wooded lot

Interior

• Kitchen: Dining area (1)
• Bedrooms: 4 bedrooms (all on one level)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: One living area; No fireplace; No separate study; No in-law plan

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $337 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 4.4% in Slaughterville — 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 63/100 on livability (#228 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A; Watch: amenities F, commute F, health & safety F.
• Noble (suburban): math 23% / reading 25% proficiency, ranked #108 of 270 in OK (top 40%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: John K Hubbard Es (math 27% / reading 27%, grade F, #311 of 845 statewide, top 40%, 646 students, 0% FRL); Curtis Inge Ms (math 18% / reading 20%, grade F, #178 of 345 statewide, top 52%, 712 students, 0% FRL); Noble Hs (math 17% / reading 27%, grade F, #222 of 447 statewide, top 52%, 883 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: 215 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 592 units permitted in Cleveland County in 2024 (12 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Cleveland County population projected at +40% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $89k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $127,951 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.12% ✓
• Cap rate: 9.40%
• Cash-on-cash: 11.10%
• DSCR: 1.49
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 0.3%
• Equity multiple: 1.01×
• Total profit: $355
• Equity at exit: $19,369

10-year hold

• IRR: 9.9%
• Equity multiple: 1.76×
• Total profit: $27,795
• Equity at exit: $11,231

Cash invested: $36,372 (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 73068

• Home prices YoY: -4.8%
• Active inventory: 215
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,460 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$82 /mo · $981/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $337

Break-even live

Break-even rent $1,034

Max offer price $129,900

Occupancy floor 72%

Sensitivity live

Price	-10% $410	-5% $373	+0% $337	+5% $300	+10% $263
Rent	-10% $221	-5% $279	+0% $337	+5% $394	+10% $452
Rate	-1.0pp $402	-0.5pp $370	base $337	+0.5pp $303	+1.0pp $269

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7351 142nd St Unit 37 Noble, OK	3.0	2.0	1216	$1,350	$1.11	3d	1	1.42mi
7500 144th St Unit 17 Noble, OK	3.0	2.0	1216	$1,350	$1.11	3d	1	1.48mi

Listing history 16 events

1. 2026-06-21
   days on market $129,900 Active 22 DOM
2. 2026-06-19
   price $129,900 Active 19 DOM
3. 2026-06-18
   days on market $134,900 Active 19 DOM
4. 2026-06-17
   days on market $134,900 Active 18 DOM
5. 2026-06-16
   days on market $134,900 Active 17 DOM
6. 2026-06-15
   days on market $134,900 Active 16 DOM
7. 2026-06-13
   days on market $134,900 Active 14 DOM
8. 2026-06-13
   pricedays on market $134,900 Active 13 DOM
9. 2026-06-09
   days on market $139,900 Active 10 DOM
10. 2026-06-08
    days on market $139,900 Active 9 DOM
11. 2026-06-07
    days on market $139,900 Active 8 DOM
12. 2026-06-03
    days on market $139,900 Active 4 DOM
13. 2026-06-02
    days on market $139,900 Active 3 DOM
14. 2026-06-01
    days on market $139,900 Active 2 DOM
15. 2026-05-31
    remarks 699-char remark
16. 2026-05-31
    listed $139,900 Active 1 DOM

ⓘ 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: $981 · $82/mo
• Projected year-2 tax: $1,169 · $97/mo
• Expected delta: +$188/yr (+$16/mo · 19.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $17,523
• − Mortgage interest: −$7,276
• − Property taxes: −$981
• − Insurance: −$650
• − Repairs & maintenance: −$1,402
• − Management: −$1,402
• − Depreciation: −$3,779
• Taxable income: $2,033
• Est. tax owed @ 24.0%: −$488
• After-tax cash flow: $3,550/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: Noble
• NCES district ID: 4021630
• Math proficiency: 23% ▼ -8.00%
• Reading proficiency: 25% ▼ -7.00%
• Median HH income: $50,812
• Composite: 21.31/100
• National rank: #8384
• State rank: #108 of 270 in OK

Livability — Slaughterville

• Score: 63/100
• State rank: #228
• US rank: #15883

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Slaughterville, OK
• County: Cleveland County · 239,547 people
• City population: 12,003
• Metro: Oklahoma City, OK
• Population (ZIP): 12,258
• Household income: $73,821
• Rent vs Own: 24.8% rent · 75.2% own
• Severe rent burden: 301.0

Population outlook (Cleveland County) Hauer SSP2

• Today (2025): 323,621 people
• By 2030: 349,070 · +7.9%
• By 2040: 400,168 · +23.7%
• By 2050: 454,101 · +40.3%
• By 2075: 602,926 · +86.3%
• By 2100: 734,485 · +127.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 8% Hispanic / Latino 5% Native American 5% Black 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Cleveland

• 2024 margin: R (+14.9) · D 41.4% · R 56.4% · Other 2.2%
• 2008→2024 swing: +9.1pp toward D · 2008: -24.0pp · 2024: -14.9pp
• All cycles: 2024: R+14.9 2020: R+14.1 2016: R+21.7 2012: R+25.9 2008: R+24.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -13.99%
• Current HPI: 278.428
• Rent YoY: —
• Metro: Oklahoma City, 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

+65.6% since first listed

10 events — show timeline

• 2026-05-27 Listed $139,900 MLSOK
• 2019-05-10 Sold (Public Records) $89,000 Public Records
• 2019-05-07 Sold (MLS) $88,900 MLSOK
• 2019-04-22 Pending — MLSOK
• 2019-03-29 Price Changed $86,900 MLSOK
• 2018-12-20 Price Changed $89,900 MLSOK
• 2018-09-08 Listed $99,900 MLSOK
• 2007-01-30 Sold (Public Records) $82,000 Public Records
• 2006-08-22 Listing Removed — MLSOK
• 2006-06-12 Listed $84,500 MLSOK

Property tax history

+3.0%/yr

Latest (2024): $981 · +4.9% YoY. Source: county tax records.