148 S Kennedy St · White Oak, OK 74301

$36,000

3 bd · 2.0 ba · 1,120 sqft · Manufactured public records · 105 Days on market

Built 2011 0.28 ac lot Est $44k · 18% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Priced at only $32000! 2011 Mobile Home. This home offers 2 bedrooms, 2 full baths and fenced in backyard. . Clean as a Whistle! Ready for the next owne

Key facts

• 0.28 acre lot
• Built 2011
• Listed 104 days

Property features AI

Finance

• Other: Year built source: Public records

Exterior

• Parking: Gravel driveway
• Security: No safety shelter
• Utilities: Public water; Septic tank sewer
• Home design: Single-story; Faces south; Permanent foundation
• Construction: Modular/Prefab construction; Asphalt/fiberglass roof
• Exterior features: Covered patio; Patio; Gravel driveway; Chain link fencing; No additional exterior features listed

Interior

• Kitchen: Cooktop; Oven; Range; Refrigerator
• Bedrooms: Master bedroom with private bath (First level); Additional bedroom without bath (First level)
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (Electric); Central air conditioning
• Interior features: Ceiling fan(s); Laminate counters; Electric oven connection; Other interior features
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $36k.

Deal economics

• At list price, monthly cash flow is $785 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $36k).
• Recommended offer: $33k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#573 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: schools D-, amenities F, commute F.
• White Oak (rural): math 25% / reading 25% proficiency, ranked #107 of 270 in OK (top 40%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 113 active listings in the ZIP; 24 units permitted in Craig County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($249 loan paydown + $4k appreciation (10.0% local appreciation)).
• Craig County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($33k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $9k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $32,760 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% 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 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. 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: 3.57% ✓
• Cap rate: 32.45%
• Cash-on-cash: 93.40%
• DSCR: 5.16
• GRM: 2.3

CMA / ARV

• ARV (on-the-fly): $43,680
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
160 E Haynes	0.05mi	3/2.0	1,216 (+9%)	4mo	$47,500	$39	80

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.90×
• Total profit: $69,586
• Equity at exit: $32,432

10-year hold

• IRR: 97.6%
• Equity multiple: 17.43×
• Total profit: $165,640
• Equity at exit: $69,940

Cash invested: $10,080 (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 74301

• Home prices YoY: 7.1%
• Active inventory: 113
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,286 medium
• Mortgage (P&I): −$189
• Tax from tax record: −$28 /mo · $334/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $785

Break-even live

Break-even rent $293

Max offer price $36,000

Occupancy floor 34%

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: $9,000
• Closing costs: $1,080
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-18
   days on market $36,000 Active 105 DOM
2. 2026-06-17
   days on market $36,000 Active 104 DOM
3. 2026-06-16
   days on market $36,000 Active 103 DOM
4. 2026-06-15
   days on market $36,000 Active 102 DOM
5. 2026-06-13
   days on market $36,000 Active 100 DOM
6. 2026-06-12
   days on market $36,000 Active 99 DOM
7. 2026-06-09
   days on market $36,000 Active 96 DOM
8. 2026-06-08
   days on market $36,000 Active 95 DOM
9. 2026-06-08
   days on market $36,000 Active 94 DOM
10. 2026-06-05
    days on market $36,000 Active 92 DOM
11. 2026-06-04
    days on market $36,000 Active 90 DOM
12. 2026-06-02
    pricedays on market $36,000 Active 89 DOM
13. 2026-06-01
    days on market $37,000 Active 88 DOM
14. 2026-05-31
    days on market $37,000 Active 87 DOM
15. 2026-05-08
    price $37,000
16. 2026-04-02
    price $39,000
17. 2026-03-05
    listed $45,000 Active
18. 2026-03-04
    historical
19. 2026-02-15
    price $45,000
20. 2026-01-26
    price $50,000
21. 2026-01-16
    price $60,000
22. 2026-01-10
    price $69,000
23. 2025-12-22
    listed $79,900 Active
24. 2022-09-30
    soldstatus $45,000
25. 2017-08-25
    soldstatus $28,000 152-char remark

    Show marketing remark (152 chars)

    Priced at only $32000! 2011 Mobile Home. This home offers 2 bedrooms, 2 full baths and fenced in backyard. . Clean as a Whistle! Ready for the next owne

26. 2017-07-10
    listed $32,000 152-char remark

    Show marketing remark (152 chars)

    Priced at only $32000! 2011 Mobile Home. This home offers 2 bedrooms, 2 full baths and fenced in backyard. . Clean as a Whistle! Ready for the next owne

27. 2012-08-08
    soldstatus $39,000
28. 1993-10-08
    soldstatus $18,665

ⓘ 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: $334 · $28/mo
• Projected year-2 tax: $334 · $28/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major 7 d/yr ≥110°F today · 20 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,436
• − Mortgage interest: −$2,017
• − Property taxes: −$334
• − Insurance: −$180
• − Repairs & maintenance: −$1,235
• − Management: −$1,235
• − Depreciation: −$1,047
• Taxable income: $9,388
• Est. tax owed @ 24.0%: −$2,253
• After-tax cash flow: $7,162/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: White Oak
• NCES district ID: 4032610
• Math proficiency: 25% ▲ 25.00%
• Reading proficiency: 25% ▲ 4.00%
• Median HH income: $43,594
• Composite: 21.45/100
• National rank: #8336
• State rank: #107 of 270 in OK

Livability — White Oak

• Score: 54/100
• State rank: #573
• US rank: #23770

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: White Oak, OK
• Population (ZIP): 11,126

Population outlook (Craig County) Hauer SSP2

• Today (2025): 14,522 people
• By 2030: 14,263 · -1.8%
• By 2040: 13,814 · -4.9%
• By 2050: 13,457 · -7.3%
• By 2075: 13,123 · -9.6%
• By 2100: 12,323 · -15.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 60% Native American 20% Two or more races 12% Black 4% Hispanic / Latino 4% Asian 1%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 96% English-only · Spanish 3% Other Asian/Pacific 1%

Political lean MEDSL · Craig

• 2024 margin: Solid R (+58.3) · D 20.0% · R 78.3% · Other 1.7%
• 2008→2024 swing: -28.2pp toward R · 2008: -30.1pp · 2024: -58.3pp
• All cycles: 2024: R+58.3 2020: R+57.5 2016: R+52.4 2012: R+34.1 2008: R+30.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 17.37%
• Current HPI: 262.4336
• 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

+98.2% since first listed

14 events — show timeline

• 2026-05-08 Price Changed $37,000 MLS Technology, Inc.
• 2026-04-02 Price Changed $39,000 MLS Technology, Inc.
• 2026-03-05 Listed $45,000 MLS Technology, Inc.
• 2026-03-04 Listing Removed — MLS Technology, Inc.
• 2026-02-15 Price Changed $45,000 MLS Technology, Inc.
• 2026-01-26 Price Changed $50,000 MLS Technology, Inc.
• 2026-01-16 Price Changed $60,000 MLS Technology, Inc.
• 2026-01-10 Price Changed $69,000 MLS Technology, Inc.
• 2025-12-22 Listed $79,900 MLS Technology, Inc.
• 2022-09-30 Sold (Public Records) $45,000 Public Records
• 2017-08-25 Sold (MLS) $28,000 MLS Technology, Inc.
• 2017-07-10 Listed $32,000 MLS Technology, Inc.
• 2012-08-08 Sold (Public Records) $39,000 Public Records
• 1993-10-08 Sold (Public Records) $18,665 Public Records

Property tax history

+2.3%/yr

Latest (2025): $334 · -4.6% YoY. Source: county tax records.