100 Persimmon St · Cartwright, OK 74731

$86,000

3 bd · 1.0 ba · 1,234 sqft · Manufactured public records · 38 Days on market

Built 1974

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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 +8.4/10.0
• ARV discount +7.5/15.0
• Appreciation +5.1/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks

Trailer Home on three 60x90 Lots Close to the Lake! Fenced yard and a circle driveway with a permanent shed. I started repainting and remodeling about a year ago liveable just working on final touches.

Key facts

• Permanent shed
• Fenced yard
• Close to the lake

Tags

• FENCED YARD
• CIRCLE DRIVEWAY
• PERMANENT SHED
• CLOSE TO THE LAKE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $86k.

Deal economics

• At list price, monthly cash flow is $407 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $86k).
• Recommended offer: $83k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 52/100 on livability (#642 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment C-, schools F, crime F.
• Colbert (rural): math 25% / reading 22% proficiency, ranked #142 of 270 in OK (top 53%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 23 active listings in the ZIP; 176 units permitted in Bryan County in 2024 (80 in 5+ unit buildings).

Forward outlook

• In year one you build about $712 of equity ($595 loan paydown + $117 appreciation (0.1% local appreciation)).
• Bryan County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (0.1% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($83k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,420 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is F 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?
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: 1.34% ✓
• Cap rate: 11.97%
• Cash-on-cash: 20.26%
• DSCR: 1.90
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.4%
• Equity multiple: 1.99×
• Total profit: $23,896
• Equity at exit: $25,559

10-year hold

• IRR: 24.4%
• Equity multiple: 3.74×
• Total profit: $65,908
• Equity at exit: $31,196

Cash invested: $24,080 (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 74731

• Home prices YoY: 0.0%
• Active inventory: 23
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,151 medium
• Mortgage (P&I): −$451
• Tax from tax record: −$16 /mo · $193/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $407

Break-even live

Break-even rent $637

Max offer price $86,000

Occupancy floor 60%

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: $21,500
• Closing costs: $2,580
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $86,000 Active 38 DOM
2. 2026-06-18
   days on market $86,000 Active 37 DOM
3. 2026-06-17
   days on market $86,000 Active 36 DOM
4. 2026-06-16
   days on market $86,000 Active 35 DOM
5. 2026-06-15
   days on market $86,000 Active 34 DOM
6. 2026-06-14
   days on market $86,000 Active 32 DOM
7. 2026-06-13
   days on market $86,000 Active 31 DOM
8. 2026-06-10
   days on market $86,000 Active 29 DOM
9. 2026-06-09
   days on market $86,000 Active 28 DOM
10. 2026-06-08
    days on market $86,000 Active 27 DOM
11. 2026-06-07
    days on market $86,000 Active 26 DOM
12. 2026-06-03
    days on market $86,000 Active 22 DOM
13. 2026-06-02
    days on market $86,000 Active 21 DOM
14. 2026-06-01
    days on market $86,000 Active 20 DOM
15. 2026-05-31
    days on market $86,000 Active 19 DOM
16. 2026-05-30
    days on market $86,000 Active 18 DOM
17. 2026-05-12
    listed $86,000 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: $193 · $16/mo
• Projected year-2 tax: $774 · $64/mo
• Expected delta: +$581/yr (+$48/mo · 301.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,816
• − Mortgage interest: −$4,817
• − Property taxes: −$193
• − Insurance: −$430
• − Repairs & maintenance: −$1,105
• − Management: −$1,105
• − Depreciation: −$2,502
• Taxable income: $3,663
• Est. tax owed @ 24.0%: −$879
• After-tax cash flow: $4,000/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: Colbert
• NCES district ID: 4008220
• Math proficiency: 25% ▼ -9.00%
• Reading proficiency: 22% ▼ -16.00%
• Median HH income: $36,359
• Composite: 19.53/100
• National rank: #8766
• State rank: #142 of 270 in OK

Livability — Cartwright

• Score: 52/100
• State rank: #642
• US rank: #24936

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,640

Population outlook (Bryan County) Hauer SSP2

• Today (2025): 50,265 people
• By 2030: 52,866 · +5.2%
• By 2040: 58,018 · +15.4%
• By 2050: 63,073 · +25.5%
• By 2075: 74,439 · +48.1%
• By 2100: 81,743 · +62.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 9% Two or more races 7% Native American 4%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 5% Scottish 5% Dutch 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3% Other Asian/Pacific 1%

Political lean MEDSL · Bryan

• 2024 margin: Solid R (+58.5) · D 20.0% · R 78.6% · Other 1.4%
• 2008→2024 swing: -23.0pp toward R · 2008: -35.5pp · 2024: -58.5pp
• All cycles: 2024: R+58.5 2020: R+56.5 2016: R+55.6 2012: R+44.5 2008: R+35.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.14%
• Current HPI: 385.7725
• 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

1 event — show timeline

• 2026-05-12 Listed $86,000 FSBO.com

Property tax history

+3.3%/yr

Latest (2025): $193 · +4.9% YoY. Source: county tax records.