919 S Maple Ave · Erick, OK 73645

$79,900

2 bd · 2.0 ba · 1,280 sqft · Manufactured public records · 111 Days on market

Built 2007 0.48 ac lot

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Appreciation +7.3/10.0
• Schools +4.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to your peaceful slice of country-like living! This charming 3-bedroom, 2-bathroom single-wide mobile home sits on a spacious half-acre lot, offering the perfect blend of comfort, functionality, and room to grow. Step inside to find a thoughtfully designed layout with a cozy living area, a functional kitchen with ample cabinet space, and a primary suite complete with its own private bath. Two additional bedrooms provide flexibility for family, guests, or a home office. Outside, you’ll love the open space—ideal for gardening, pets, or simply enjoying the fresh air. The property also features a versatile workshop, perfect for hobbies, storage, or projects of any kind. Whet

Key facts

• Functional kitchen
• Open space
• Private bath

Tags

• SPACIOUS HALF-ACRE LOT
• FUNCTIONAL KITCHEN
• PRIVATE BATH
• OPEN SPACE
• VERSATILE WORKSHOP

Property features AI

Finance

• Other: Move-to-site build status (mobile moved to site); Property listed as occupied; Located in Neely legal addition
• Financial info: Financing options include Cash, Conventional, FHA or VA; Loan qualifying indicated as possible
• HOA & community: No mandatory association dues

Exterior

• Parking: Detached 2-car garage
• Utilities: Standard utilities (water/sewer/power not specified)
• Home design: Single family residence; Residential property; Mobile construction (manufactured/mobile home); Flat property level; Main entry level not specified; Roof facing/material: Metal roof
• Construction: Manufactured/mobile construction; Metal roof; Conventional foundation; Roof replaced or new in 2025
• Exterior features: Infill lot; Deck (open); Outbuildings, storage and workshop

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: Open deck; Outbuildings including workshop and storage; Fireplace (unspecified type); Single living area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $345 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#218 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime B+, housing B+; Watch: amenities F, commute F, employment F.
• Erick (rural): math 50% / reading 60% proficiency, ranked #19 of 513 in OK (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Erick Es (math 52% / reading 57%, grade C, #23 of 845 statewide, top 3%, 152 students, 0% FRL); Erick Hs (math 24% / reading 24%, grade F, #150 of 447 statewide, top 48%, 57 students, 0% FRL) — zoned schools average 0% FRL vs 44% district-wide (44 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 40% at this address vs 55% district-wide (-16 pts) — the specific schools serving this property underperform the Erick average; the district grade overstates school quality for this exact location.
• Market conditions: 19 active listings in the ZIP; 16 units permitted in Beckham County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($552 loan paydown + $4k appreciation (4.6% local appreciation)).
• Beckham County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.6% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $42k; list at $80k implies a 90% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% 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. 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.
5. 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.
6. 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: 1.32% ✓
• Cap rate: 11.47%
• Cash-on-cash: 18.49%
• DSCR: 1.82
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.57% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.1%
• Equity multiple: 2.72×
• Total profit: $38,420
• Equity at exit: $43,223

10-year hold

• IRR: 27.2%
• Equity multiple: 5.38×
• Total profit: $98,092
• Equity at exit: $72,951

Cash invested: $22,372 (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 73645

• Home prices YoY: 4.4%
• Active inventory: 19
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,056 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$37 /mo · $448/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $345

Break-even live

Break-even rent $620

Max offer price $79,900

Occupancy floor 62%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $79,900 Active 111 DOM
2. 2026-06-17
   days on market $79,900 Active 110 DOM
3. 2026-06-16
   days on market $79,900 Active 109 DOM
4. 2026-06-15
   days on market $79,900 Active 108 DOM
5. 2026-06-13
   days on market $79,900 Active 106 DOM
6. 2026-06-12
   days on market $79,900 Active 105 DOM
7. 2026-06-09
   days on market $79,900 Active 102 DOM
8. 2026-06-08
   days on market $79,900 Active 101 DOM
9. 2026-06-08
   days on market $79,900 Active 100 DOM
10. 2026-06-07
    days on market $79,900 Active 99 DOM
11. 2026-06-04
    days on market $79,900 Active 96 DOM
12. 2026-06-02
    days on market $79,900 Active 95 DOM
13. 2026-06-01
    days on market $79,900 Active 94 DOM
14. 2026-05-31
    days on market $79,900 Active 93 DOM
15. 2026-03-18
    status Active
16. 2026-02-18
    listed $89,900 Active
17. 2010-12-03
    soldstatus $42,000

ⓘ 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: $448 · $37/mo
• Projected year-2 tax: $719 · $60/mo
• Expected delta: +$271/yr (+$23/mo · 60.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate 9% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major

Taxation est. · year 1

• Rental income: $12,675
• − Mortgage interest: −$4,476
• − Property taxes: −$448
• − Insurance: −$400
• − Repairs & maintenance: −$1,014
• − Management: −$1,014
• − Depreciation: −$2,324
• Taxable income: $2,999
• Est. tax owed @ 24.0%: −$720
• After-tax cash flow: $3,418/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: Erick
• NCES district ID: 4011040
• Math proficiency: 50% ▲ 5.00%
• Reading proficiency: 60% ▲ 5.00%
• Median HH income: $39,189
• Composite: 47.69/100
• National rank: #4918
• State rank: #19 of 513 in OK

Livability — Erick

• Score: 63/100
• State rank: #218
• US rank: #15619

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Erick, OK
• Population (ZIP): 1,090

Population outlook (Beckham County) Hauer SSP2

• Today (2025): 26,564 people
• By 2030: 28,217 · +6.2%
• By 2040: 31,865 · +20.0%
• By 2050: 35,862 · +35.0%
• By 2075: 47,189 · +77.6%
• By 2100: 55,622 · +109.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 12% Two or more races 10% Native American 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Italian 5% Lithuanian 3% Slovak 1%
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Beckham

• 2024 margin: Solid R (+70.1) · D 14.2% · R 84.3% · Other 1.4%
• 2008→2024 swing: -14.0pp toward R · 2008: -56.1pp · 2024: -70.1pp
• All cycles: 2024: R+70.1 2020: R+72.0 2016: R+70.8 2012: R+59.1 2008: R+56.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.57%
• Current HPI: 108.667
• 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

+114.0% since first listed

3 events — show timeline

• 2026-03-18 Relisted — MLSOK
• 2026-02-18 Listed $89,900 MLSOK
• 2010-12-03 Sold (Public Records) $42,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $448 · +0.0% YoY. Source: county tax records.