1001 Wildfire Dr · Norman, OK 73026

$125,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 52 Days on market

Built 1998 0.94 ac lot

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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 +20.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• Livability +4.2/5.0
• 1% rule +4.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Located on nearly a full acre in the peaceful countryside just minutes from Thunderbird Lake, this 3-bedroom, 2-bathroom manufactured home offers space, privacy, and plenty of potential. Situated on approximately . 94 acres, this property provides room to garden, entertain, keep pets, or simply enjoy the quiet surroundings and open skies. Whether you're looking for an affordable home, investment opportunity, or a place to make your own, this home combines country charm with everyday convenience. Enjoy the freedom of rural living while still being close to town amenities.

Key facts

• Rural living
• Open skies
• Full acre

Tags

• FULL ACRE
• ROOM TO GARDEN
• QUIET SURROUNDINGS
• OPEN SKIES
• RURAL LIVING

Property features AI

Finance

• Other: Lot is approximately 0.94 acre; Located in Wildfire 1 legal addition; Occupancy: not occupied; Listed as active
• Financial info: Not assumable
• HOA & community: No mandatory association dues

Exterior

• Utilities: No storm shelter
• Home design: Single family residence; One level; Faces west
• Construction: Manufactured / Mobile construction; Metal roof; Built as existing property
• Exterior features: Outbuildings; Rural setting

Interior

• Kitchen: Electric free‑standing range
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: Dishwasher, Microwave, Refrigerator; No fireplace; Conventional foundation
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $168 ($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 $114k (8.6% below list).
• Recommended offer: $114k (8.6% below list) — sets the bar for 1% rule.
• Cap rate 7.9% vs local median 3.6% in Norman — 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 85/100 on livability (#1 in OK, #557 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+.
• Little Axe (rural): math 10% / reading 14% proficiency, ranked #236 of 270 in OK (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Little Axe Es (math 10% / reading 14%, grade F, #667 of 845 statewide, top 82%, 587 students, 0% FRL); Little Axe Ms (math 12% / reading 12%, grade F, #269 of 345 statewide, top 79%, 256 students, 0% FRL); Little Axe Hs (math 8% / reading 22%, grade F, #332 of 447 statewide, top 78%, 331 students, 0% FRL) — zoned schools average 0% FRL vs 63% district-wide (63 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 193 active listings in the ZIP; 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 $864 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.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major 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 $114,208 (8.6% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.91% ✗
• Cap rate: 7.91%
• Cash-on-cash: 5.77%
• DSCR: 1.26
• GRM: 9.1

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: -7.4%
• Equity multiple: 0.73×
• Total profit: $-9,603
• Equity at exit: $18,638

10-year hold

• IRR: 2.1%
• Equity multiple: 1.15×
• Total profit: $5,181
• Equity at exit: $10,808

Cash invested: $35,000 (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 73026

• Home prices YoY: -8.5%
• Active inventory: 193
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,142 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$26 /mo · $317/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $168

Break-even live

Break-even rent $929

Max offer price $125,000

Occupancy floor 80%

Sensitivity live

Price	-10% $239	-5% $204	+0% $168	+5% $133	+10% $97
Rent	-10% $78	-5% $123	+0% $168	+5% $213	+10% $258
Rate	-1.0pp $231	-0.5pp $200	base $168	+0.5pp $136	+1.0pp $103

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-21
   days on market $125,000 Active 52 DOM
2. 2026-06-18
   days on market $125,000 Active 49 DOM
3. 2026-06-17
   days on market $125,000 Active 48 DOM
4. 2026-06-16
   days on market $125,000 Active 47 DOM
5. 2026-06-15
   days on market $125,000 Active 46 DOM
6. 2026-06-13
   days on market $125,000 Active 44 DOM
7. 2026-06-13
   days on market $125,000 Active 43 DOM
8. 2026-06-09
   days on market $125,000 Active 40 DOM
9. 2026-06-08
   days on market $125,000 Active 39 DOM
10. 2026-06-07
    days on market $125,000 Active 38 DOM
11. 2026-06-03
    days on market $125,000 Active 34 DOM
12. 2026-06-02
    days on market $125,000 Active 33 DOM
13. 2026-06-01
    days on market $125,000 Active 32 DOM
14. 2026-05-31
    days on market $125,000 Active 31 DOM
15. 2026-04-30
    listed $125,000 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: $317 · $26/mo
• Projected year-2 tax: $1,125 · $94/mo
• Expected delta: +$808/yr (+$67/mo · 254.9%)

ⓘ 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 6/10 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: $13,705
• − Mortgage interest: −$7,002
• − Property taxes: −$317
• − Insurance: −$625
• − Repairs & maintenance: −$1,096
• − Management: −$1,096
• − Depreciation: −$3,636
• Taxable loss: −$68
• Est. tax savings @ 24.0%: +$16
• After-tax cash flow: $2,035/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: Little Axe
• NCES district ID: 4017880
• Math proficiency: 10% ▼ -17.00%
• Reading proficiency: 14% ▼ -13.00%
• Median HH income: $51,174
• Composite: 11.38/100
• National rank: #9708
• State rank: #236 of 270 in OK

Livability — Norman

• Score: 85/100
• State rank: #1
• US rank: #557

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 123,141
• Population (ZIP): 11,131

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 (81%)
• Race & ethnicity: White 81% Two or more races 9% Native American 8% Hispanic / Latino 4%
• Common ancestry: Portuguese 3% Slovak 3% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% 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: ▼ -26.82%
• Current HPI: 287.5097
• 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

• 2026-04-30 Listed $125,000 MLSOK

Property tax history

+2.4%/yr

Latest (2024): $317 · -3.4% YoY. Source: county tax records.