43594 W 95th St S · Olive, OK 74030

$140,000

3 bd · 3.0 ba · 2,128 sqft · Manufactured public records · 12 Days on market

Built 1999 0.48 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 +19.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• Appreciation +5.6/10.0
• 1% rule +4.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

Beautiful home, nestled on just under 1/2 acre with no HOA or restrictions. Lots of space with 5bdrm/3bath or 4bdrm and extra living or office space with separate entry. Several outbuildings on the property, which include chicken coop and 12x20 shop w/ electric and 50 amp RV hookup. Carport is a double built extra wide. Nice front brick porch and vaulted ceilings. This one comes with a ittle slice of the country and much more.

Key facts

• 50 amp rv hookup
• Shed
• Extra living space

Tags

• EXTRA LIVING SPACE
• SEPARATE ENTRY
• OUTBUILDINGS
• SHOP WITH ELECTRIC
• 50 AMP RV HOOKUP
• SHED

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $147 ($2k/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 $129k (7.6% below list).
• Recommended offer: $129k (7.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Olive (rural): math 10% / reading 15% proficiency, ranked #481 of 513 in OK (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 39 active listings in the ZIP; 193 units permitted in Creek County in 2024 (76 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($968 loan paydown + $2k appreciation (1.1% local appreciation)).
• At projected returns (1.1% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 9y ago 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.
• Current owner paid $100k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe 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 $129,319 (7.6% 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. 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.
3. 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.
4. 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: 0.92% ✗
• Cap rate: 7.55%
• Cash-on-cash: 4.49%
• DSCR: 1.20
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.4%
• Equity multiple: 1.33×
• Total profit: $12,848
• Equity at exit: $48,789

10-year hold

• IRR: 10.5%
• Equity multiple: 2.29×
• Total profit: $50,502
• Equity at exit: $65,612

Cash invested: $39,200 (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 74030

• Home prices YoY: 0.5%
• Active inventory: 39
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,293 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$83 /mo · $991/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $147

Break-even live

Break-even rent $1,108

Max offer price $140,000

Occupancy floor 84%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-04-27
   status Pending
2. 2026-04-19
   status Active
3. 2026-04-18
   status Pending
4. 2026-04-15
   listed $140,000 Active
5. 2021-07-27
   soldstatus $100,000
6. 2021-07-16
   soldstatus $100,000 Closed 430-char remark

   Show marketing remark (430 chars)

   Beautiful home, nestled on just under 1/2 acre with no HOA or restrictions. Lots of space with 5bdrm/3bath or 4bdrm and extra living or office space with separate entry. Several outbuildings on the property, which include chicken coop and 12x20 shop w/ electric and 50 amp RV hookup. Carport is a double built extra wide. Nice front brick porch and vaulted ceilings. This one comes with a ittle slice of the country and much more.

7. 2021-06-15
   status Pending 430-char remark

   Show marketing remark (430 chars)

   Beautiful home, nestled on just under 1/2 acre with no HOA or restrictions. Lots of space with 5bdrm/3bath or 4bdrm and extra living or office space with separate entry. Several outbuildings on the property, which include chicken coop and 12x20 shop w/ electric and 50 amp RV hookup. Carport is a double built extra wide. Nice front brick porch and vaulted ceilings. This one comes with a ittle slice of the country and much more.

8. 2021-05-25
   price $135,000 430-char remark

   Show marketing remark (430 chars)

   Beautiful home, nestled on just under 1/2 acre with no HOA or restrictions. Lots of space with 5bdrm/3bath or 4bdrm and extra living or office space with separate entry. Several outbuildings on the property, which include chicken coop and 12x20 shop w/ electric and 50 amp RV hookup. Carport is a double built extra wide. Nice front brick porch and vaulted ceilings. This one comes with a ittle slice of the country and much more.

9. 2021-05-22
   listed $140,000 Active 430-char remark

   Show marketing remark (430 chars)

   Beautiful home, nestled on just under 1/2 acre with no HOA or restrictions. Lots of space with 5bdrm/3bath or 4bdrm and extra living or office space with separate entry. Several outbuildings on the property, which include chicken coop and 12x20 shop w/ electric and 50 amp RV hookup. Carport is a double built extra wide. Nice front brick porch and vaulted ceilings. This one comes with a ittle slice of the country and much more.

10. 2019-05-07
    soldstatus $70,000
11. 2019-05-03
    soldstatus $70,000 520-char remark

    Show marketing remark (520 chars)

    Nice 1999 Southern Home Double Wide Manufactured home sitting on 6 lots! With 5 bedrooms and 3 bathrooms, there is plenty of space! New carpet in the bedrooms and new windows in the living room & master bedroom. This property has a large garden spot with a chicken coop, three storage sheds, and the well house has a separated section made especially for your four legged fur baby. The second living area and 5th bedroom were previously used as a bake shop, and the bedroom is rated through the health department!!

12. 2018-08-10
    listed $75,000 520-char remark

    Show marketing remark (520 chars)

    Nice 1999 Southern Home Double Wide Manufactured home sitting on 6 lots! With 5 bedrooms and 3 bathrooms, there is plenty of space! New carpet in the bedrooms and new windows in the living room & master bedroom. This property has a large garden spot with a chicken coop, three storage sheds, and the well house has a separated section made especially for your four legged fur baby. The second living area and 5th bedroom were previously used as a bake shop, and the bedroom is rated through the health department!!

13. 2018-07-25
    historical
14. 2018-05-25
    price $92,500
15. 2018-05-11
    listed $95,000 Active
16. 2018-05-10
    historical
17. 2018-03-09
    price $98,500
18. 2018-01-03
    price $105,000
19. 2017-11-10
    listed $115,000 Active

ⓘ 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: $991 · $83/mo
• Projected year-2 tax: $1,260 · $105/mo
• Expected delta: +$269/yr (+$22/mo · 27.1%)

ⓘ 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 8/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥110°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: $15,518
• − Mortgage interest: −$7,842
• − Property taxes: −$991
• − Insurance: −$700
• − Repairs & maintenance: −$1,241
• − Management: −$1,241
• − Depreciation: −$4,073
• Taxable loss: −$571
• Est. tax savings @ 24.0%: +$137
• After-tax cash flow: $1,895/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: Olive
• NCES district ID: 4022860
• Math proficiency: 10% ▼ -15.00%
• Reading proficiency: 15% ▼ -10.00%
• Median HH income: $43,606
• Composite: 14.63/100
• National rank: #14402
• State rank: #481 of 513 in OK

Livability — Olive

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Olive, OK
• Population (ZIP): 2,978

Population outlook (Creek County) Hauer SSP2

• Today (2025): 72,706 people
• By 2030: 73,032 · +0.4%
• By 2040: 72,788 · +0.1%
• By 2050: 71,558 · -1.6%
• By 2075: 69,248 · -4.8%
• By 2100: 62,722 · -13.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Native American 9% Two or more races 8% Hispanic / Latino 2% Black 1% Asian 1%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 1% · Canada, China
• Languages at home: 98% English-only · Spanish 1% Chinese 1%

Political lean MEDSL · Creek

• 2024 margin: Solid R (+55.7) · D 21.2% · R 77.0% · Other 1.8%
• 2008→2024 swing: -14.1pp toward R · 2008: -41.6pp · 2024: -55.7pp
• All cycles: 2024: R+55.7 2020: R+54.8 2016: R+54.5 2012: R+45.4 2008: R+41.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.14%
• Current HPI: 232.3723
• 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

+21.7% since first listed

19 events — show timeline

• 2026-04-27 Pending — MLS Technology, Inc.
• 2026-04-19 Relisted — MLS Technology, Inc.
• 2026-04-18 Pending — MLS Technology, Inc.
• 2026-04-15 Listed $140,000 MLS Technology, Inc.
• 2021-07-27 Sold (Public Records) $100,000 Public Records
• 2021-07-16 Sold (MLS) $100,000 MLS Technology, Inc.
• 2021-06-15 Pending — MLS Technology, Inc.
• 2021-05-25 Price Changed $135,000 MLS Technology, Inc.
• 2021-05-22 Listed $140,000 MLS Technology, Inc.
• 2019-05-07 Sold (Public Records) $70,000 Public Records
• 2019-05-03 Sold (MLS) $70,000 SBOR
• 2018-08-10 Listed $75,000 SBOR
• 2018-07-25 Listing Removed — MLS Technology, Inc.
• 2018-05-25 Price Changed $92,500 MLS Technology, Inc.
• 2018-05-11 Listed $95,000 MLS Technology, Inc.
• 2018-05-10 Listing Removed — MLS Technology, Inc.
• 2018-03-09 Price Changed $98,500 MLS Technology, Inc.
• 2018-01-03 Price Changed $105,000 MLS Technology, Inc.
• 2017-11-10 Listed $115,000 MLS Technology, Inc.

Property tax history

+5.7%/yr

Latest (2025): $991 · +2.5% YoY. Source: county tax records.