209 Union Dr · Sulphur, OK 73086

$165,000

3 bd · 2.0 ba · 1,620 sqft · Manufactured public records · 22 Days on market

Built 2017 10,716 sqft lot $50/mo HOA · 4% of rent

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Why this score? — see what drove the D- 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 +8.5/30.0
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +2.2/10.0

Listing remarks MLS

This beautiful home is in a nice gated community with a spectacular view of the fishing pond and breathtaking sunsets. With 3 beds and 2 baths there is plenty of room for everyone whether it is to live or vacation. There is 2 living rooms, so you will have plenty of space to entertain. The master bedroom is just off of the first living room. In this you will find an en-suite master bathroom with a walk in closet. Next, there is the beautiful open kitchen with an island that is perfect for serving during dinner parties. Just off the kitchen is the dining room with a beautiful chandelier. The 2nd living room is spacious and comes with an electric fireplace to make your movie nights extra cozy. Right off of the 2nd living room is the two bedrooms with a full bathroom in between. There is also a laundry room/ mudroom. Outside you will find your own private taste of happiness with a shed, storm shelter, and pergola to accentuate your own slice of heaven in your backyard.

Key facts

• Open floor plan
• Fenced yard
• 0.25 acre lot

Tags

• DOUBLE WIDE MOBILE HOME
• OPEN FLOOR PLAN
• LARGE FRONT COVERED DECK
• FENCED YARD
• UNDERGROUND STORM SHELTER
• NICE SIZED STORAGE BUILDING

Property features AI

Finance

• Other: Below-ground storm shelter; Homestead eligible
• Financial info: Loan financing available; Not assumable
• HOA & community: Mandatory association dues; Association fee $594 (includes garbage, gated entry, common area maintenance, partial utilities)

Exterior

• Parking:
• Security:
• Utilities:
• Home design: Single-family residence; One-level; North-facing; Residential property; Move-to-site (manufactured placement)
• Construction: Manufactured construction; Composition roof; Built on a conventional foundation
• Exterior features: Covered deck; Covered porch; Outbuildings; Interior lot

Interior

• Kitchen: Free-standing electric range and oven
• Bedrooms: 3 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: Vinyl flooring; Two living areas; No fireplace
• Laundry & utility: Conventional foundation

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $-145 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $139k (15.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $119k (28.0% below list).
• Recommended offer: $119k (28.0% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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-, amenities F, commute 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.
• Zoned schools: Sulphur Es (419 students, 0% FRL); Sulphur Hs (math 32% / reading 32%, grade F, #67 of 447 statewide, top 16%, 436 students, 0% FRL) — zoned schools average 0% FRL vs 50% district-wide (50 pts lower); this property's tenant base skews higher-income than the district average.
• 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 $11k of equity ($1k loan paydown + $10k appreciation (5.9% local appreciation)).
• Murray County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $132k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $118,816 (28.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.72% ✗
• Cap rate: 5.24%
• Cash-on-cash: -3.76%
• DSCR: 0.83
• GRM: 11.6

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: 12.1%
• Equity multiple: 1.81×
• Total profit: $37,441
• Equity at exit: $102,694

10-year hold

• IRR: 12.9%
• Equity multiple: 3.54×
• Total profit: $117,566
• Equity at exit: $185,347

Cash invested: $46,200 (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: 11.6×

Monthly cashflow live

• Estimated rent: $1,188 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$99 /mo · $1,191/yr
• Insurance: −$69
• HOA: −$50
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $-145

Break-even live

Break-even rent $1,371

Max offer price $139,450

Occupancy floor —

Sensitivity live

Price	-10% $-51	-5% $-98	+0% $-145	+5% $-191	+10% $-238
Rent	-10% $-238	-5% $-192	+0% $-145	+5% $-98	+10% $-51
Rate	-1.0pp $-62	-0.5pp $-103	base $-145	+0.5pp $-187	+1.0pp $-231

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $50 · $600/yr
• Likely covers: electricsecurity

Listing history 25 events

1. 2026-06-19
   days on market $165,000 Active 22 DOM
2. 2026-06-18
   days on market $165,000 Active 21 DOM
3. 2026-06-17
   days on market $165,000 Active 20 DOM
4. 2026-06-16
   days on market $165,000 Active 19 DOM
5. 2026-06-15
   days on market $165,000 Active 18 DOM
6. 2026-06-14
   days on market $165,000 Active 16 DOM
7. 2026-06-12
   days on market $165,000 Active 15 DOM
8. 2026-06-09
   days on market $165,000 Active 12 DOM
9. 2026-06-08
   days on market $165,000 Active 11 DOM
10. 2026-06-07
    days on market $165,000 Active 10 DOM
11. 2026-06-03
    days on market $165,000 Active 6 DOM
12. 2026-06-02
    days on market $165,000 Active 5 DOM
13. 2026-06-01
    days on market $165,000 Active 4 DOM
14. 2026-05-31
    days on market $165,000 Active 3 DOM
15. 2026-05-30
    days on market $165,000 Active 2 DOM
16. 2025-09-14
    listed $175,000 Active
17. 2025-09-11
    historical
18. 2025-07-22
    price $179,000
19. 2025-05-06
    price $199,000
20. 2025-03-07
    listed $225,000 Active
21. 2019-12-13
    soldstatus $132,000 980-char remark

    Show marketing remark (980 chars)

    This beautiful home is in a nice gated community with a spectacular view of the fishing pond and breathtaking sunsets. With 3 beds and 2 baths there is plenty of room for everyone whether it is to live or vacation. There is 2 living rooms, so you will have plenty of space to entertain. The master bedroom is just off of the first living room. In this you will find an en-suite master bathroom with a walk in closet. Next, there is the beautiful open kitchen with an island that is perfect for serving during dinner parties. Just off the kitchen is the dining room with a beautiful chandelier. The 2nd living room is spacious and comes with an electric fireplace to make your movie nights extra cozy. Right off of the 2nd living room is the two bedrooms with a full bathroom in between. There is also a laundry room/ mudroom. Outside you will find your own private taste of happiness with a shed, storm shelter, and pergola to accentuate your own slice of heaven in your backyard.

22. 2019-12-13
    soldstatus $132,000

    Show marketing remark (980 chars)

    This beautiful home is in a nice gated community with a spectacular view of the fishing pond and breathtaking sunsets. With 3 beds and 2 baths there is plenty of room for everyone whether it is to live or vacation. There is 2 living rooms, so you will have plenty of space to entertain. The master bedroom is just off of the first living room. In this you will find an en-suite master bathroom with a walk in closet. Next, there is the beautiful open kitchen with an island that is perfect for serving during dinner parties. Just off the kitchen is the dining room with a beautiful chandelier. The 2nd living room is spacious and comes with an electric fireplace to make your movie nights extra cozy. Right off of the 2nd living room is the two bedrooms with a full bathroom in between. There is also a laundry room/ mudroom. Outside you will find your own private taste of happiness with a shed, storm shelter, and pergola to accentuate your own slice of heaven in your backyard.

23. 2019-11-07
    listed $139,900 980-char remark

    Show marketing remark (980 chars)

    This beautiful home is in a nice gated community with a spectacular view of the fishing pond and breathtaking sunsets. With 3 beds and 2 baths there is plenty of room for everyone whether it is to live or vacation. There is 2 living rooms, so you will have plenty of space to entertain. The master bedroom is just off of the first living room. In this you will find an en-suite master bathroom with a walk in closet. Next, there is the beautiful open kitchen with an island that is perfect for serving during dinner parties. Just off the kitchen is the dining room with a beautiful chandelier. The 2nd living room is spacious and comes with an electric fireplace to make your movie nights extra cozy. Right off of the 2nd living room is the two bedrooms with a full bathroom in between. There is also a laundry room/ mudroom. Outside you will find your own private taste of happiness with a shed, storm shelter, and pergola to accentuate your own slice of heaven in your backyard.

24. 2005-02-08
    soldstatus $35,000
25. 2001-06-15
    soldstatus $6,000

ⓘ 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: $1,191 · $99/mo
• Projected year-2 tax: $1,485 · $124/mo
• Expected delta: +$294/yr (+$24/mo · 24.7%)

ⓘ 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 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: $14,258
• − Mortgage interest: −$9,243
• − Property taxes: −$1,191
• − Insurance: −$825
• − Repairs & maintenance: −$1,141
• − Management: −$1,141
• − HOA: −$600
• − Depreciation: −$4,800
• Taxable loss: −$4,682
• Est. tax savings @ 24.0%: +$1,124
• After-tax cash flow: $-612/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: 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

+2816.7% since first listed

10 events — show timeline

• 2025-09-14 Listed $175,000 MLSOK
• 2025-09-11 Listing Removed — MLS Technology, Inc.
• 2025-07-22 Price Changed $179,000 MLS Technology, Inc.
• 2025-05-06 Price Changed $199,000 MLS Technology, Inc.
• 2025-03-07 Listed $225,000 MLS Technology, Inc.
• 2019-12-13 Sold (Public Records) $132,000 Public Records
• 2019-12-13 Sold (MLS) $132,000 MLSOK
• 2019-11-07 Listed $139,900 MLSOK
• 2005-02-08 Sold (Public Records) $35,000 Public Records
• 2001-06-15 Sold (Public Records) $6,000 Public Records

Property tax history

+25.8%/yr

Latest (2025): $1,191 · +4.8% YoY. Source: county tax records.