7500 144th St · Slaughterville, OK 73068

$129,500

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 68 Days on market

Built 1999 1.26 ac lot ↓ 37% since listing

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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 +27.5/30.0
• DSCR +9.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• 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

Discover peaceful country living with this inviting 3-bedroom, 2-bathroom mobile home set on a generous 1.3-acre lot in Hideaway Estates at 7500 144th St, Noble, OK, 73068. This property offers a tranquil retreat with plenty of outdoor space for relaxation, recreation, or room to expand. Enjoy easy access via County Road, making daily commutes and errands convenient. Inside, you'll find a comfortable layout featuring a bright living area and a well-appointed kitchen. The primary bedroom includes an ensuite bathroom for added comfort. For those looking for even more space, an adjacent 1.5-acre lot is also available for sale. Embrace the space, privacy, and convenience this property offers&md

Key facts

• Generous lot
• Bright living area
• Outdoor space

Tags

• GENEROUS LOT
• OUTDOOR SPACE
• BRIGHT LIVING AREA
• WELL-APPOINTED KITCHEN
• ENSUITE BATHROOM

Property features AI

Finance

• Other: Property is existing (not new construction); Located in Hideaway Acres 1
• Financial info: Conventional financing available; Seller will finance; Not assumable; Loan qualification possible
• HOA & community: No mandatory association dues

Exterior

• Utilities: Electricity available; Propane
• Home design: Single family residence; One-level home; Manufactured construction
• Construction: Metal roof; Combination foundation; Manufactured construction
• Exterior features: Wooded lot; No exterior features listed

Interior

• Kitchen: Range
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heat
• Interior features: One living area; No fireplace; Vacant

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 $382 ($5k/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: $122k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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); 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 $895 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 ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 4 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 $62k; list at $130k implies a 107% gain — meaningful room to come down on a strong offer.

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 $121,730 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% 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. 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. 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.
6. 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.
7. 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: 1.13% ✓
• Cap rate: 9.84%
• Cash-on-cash: 12.65%
• DSCR: 1.56
• 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: 2.4%
• Equity multiple: 1.09×
• Total profit: $3,314
• Equity at exit: $19,309

10-year hold

• IRR: 11.9%
• Equity multiple: 1.94×
• Total profit: $34,024
• Equity at exit: $11,197

Cash invested: $36,260 (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): −$679
• Tax from tax record: −$38 /mo · $458/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $382

Break-even live

Break-even rent $976

Max offer price $129,500

Occupancy floor 69%

Sensitivity live

Price	-10% $456	-5% $419	+0% $382	+5% $346	+10% $309
Rent	-10% $267	-5% $325	+0% $382	+5% $440	+10% $498
Rate	-1.0pp $448	-0.5pp $415	base $382	+0.5pp $349	+1.0pp $315

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: $32,375
• Closing costs: $3,885
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7500 144th St Unit 17 Noble, OK	3.0	2.0	1216	$1,350	$1.11	3d	1	0.01mi
7351 142nd St Unit 37 Noble, OK	3.0	2.0	1216	$1,350	$1.11	3d	1	0.11mi

Listing history 36 events

1. 2026-06-21
   days on market $129,500 Active 68 DOM
2. 2026-06-18
   days on market $129,500 Active 65 DOM
3. 2026-06-17
   days on market $129,500 Active 64 DOM
4. 2026-06-16
   days on market $129,500 Active 63 DOM
5. 2026-06-15
   days on market $129,500 Active 62 DOM
6. 2026-06-13
   days on market $129,500 Active 60 DOM
7. 2026-06-13
   days on market $129,500 Active 59 DOM
8. 2026-06-09
   days on market $129,500 Active 56 DOM
9. 2026-06-08
   days on market $129,500 Active 55 DOM
10. 2026-06-07
    days on market $129,500 Active 54 DOM
11. 2026-06-03
    days on market $129,500 Active 50 DOM
12. 2026-06-02
    days on market $129,500 Active 49 DOM
13. 2026-06-01
    days on market $129,500 Active 48 DOM
14. 2026-05-31
    days on market $129,500 Active 47 DOM
15. 2026-04-14
    listed $129,500 Active
16. 2026-03-31
    historical
17. 2025-12-22
    price $129,500
18. 2025-08-25
    price $132,000
19. 2025-07-12
    price $127,000
20. 2025-04-24
    price $132,000
21. 2025-01-06
    listed $145,000 Active
22. 2018-06-01
    historical
23. 2018-01-07
    listed $40,000 Active
24. 2018-01-03
    historical
25. 2017-10-19
    price $40,000
26. 2017-09-20
    price $41,000
27. 2017-08-18
    price $43,000
28. 2017-08-11
    price $45,000
29. 2017-07-13
    price $46,600
30. 2017-06-27
    price $48,000
31. 2017-05-24
    price $50,000
32. 2017-05-19
    listed $53,000 Active
33. 2008-12-09
    soldstatus $62,500
34. 2005-02-03
    soldstatus $46,000
35. 2004-06-10
    soldstatus $37,500
36. 2004-06-09
    soldstatus $205,000

ⓘ 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: $458 · $38/mo
• Projected year-2 tax: $1,166 · $97/mo
• Expected delta: +$708/yr (+$59/mo · 154.5%)

ⓘ 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 6% 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: −$7,254
• − Property taxes: −$458
• − Insurance: −$648
• − Repairs & maintenance: −$1,402
• − Management: −$1,402
• − Depreciation: −$3,767
• Taxable income: $2,592
• Est. tax owed @ 24.0%: −$622
• After-tax cash flow: $3,966/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

-36.8% since first listed

22 events — show timeline

• 2026-04-14 Listed $129,500 MLSOK
• 2026-03-31 Listing Removed — MLSOK
• 2025-12-22 Price Changed $129,500 MLSOK
• 2025-08-25 Price Changed $132,000 MLSOK
• 2025-07-12 Price Changed $127,000 MLSOK
• 2025-04-24 Price Changed $132,000 MLSOK
• 2025-01-06 Listed $145,000 MLSOK
• 2018-06-01 Listing Removed — MLSOK
• 2018-01-07 Listed $40,000 MLSOK
• 2018-01-03 Listing Removed — MLSOK
• 2017-10-19 Price Changed $40,000 MLSOK
• 2017-09-20 Price Changed $41,000 MLSOK
• 2017-08-18 Price Changed $43,000 MLSOK
• 2017-08-11 Price Changed $45,000 MLSOK
• 2017-07-13 Price Changed $46,600 MLSOK
• 2017-06-27 Price Changed $48,000 MLSOK
• 2017-05-24 Price Changed $50,000 MLSOK
• 2017-05-19 Listed $53,000 MLSOK
• 2008-12-09 Sold (Public Records) $62,500 Public Records
• 2005-02-03 Sold (Public Records) $46,000 Public Records
• 2004-06-10 Sold (Public Records) $37,500 Public Records
• 2004-06-09 Sold (Public Records) $205,000 Public Records

Property tax history

-0.3%/yr

Latest (2024): $458 · +5.0% YoY. Source: county tax records.