1101 Sandy Rock Rd · Tecumseh, OK 74873

$130,000

3 bd · 2.0 ba · 1,380 sqft · Manufactured public records · 10 Days on market

Built 2009 Fair condition 1.31 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 +19.1/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 1% rule +4.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.4/10.0

Listing remarks MLS

Approximately 1.21 acres with a 2009 Chapman manufactured home. Moved new to site. 3 bed, 2 bath, front porch/deck area and on paved road. Total electric, Tecumseh water and septic. Small open area in the back, nice mature trees on the side and front. Washer/dryer and refrigerator are reserved but can be negotiated.

Key facts

• Privacy
• Space to garden
• 1 acre

Tags

• NEW ROOF
• 1 ACRE
• SPACIOUS LAYOUT
• FUNCTIONAL LAYOUT
• SPACE TO GARDEN
• PRIVACY

Property features AI

Finance

• Other: Homestead exempt; Located on an interior, rural lot (1.21 acres); Livestock permitted; Storm shelter: No; Occupied
• Financial info: Listing terms: Cash or Conventional; Loan qualification: Buyer may qualify; Assumable: No
• HOA & community: No mandatory association dues

Exterior

• Parking: Circle drive
• Utilities: Electricity available; Septic tank
• Home design: Manufactured / mobile home; One-level property; Residential single-family
• Construction: Composition roof (roof year 2009); Conventional foundation
• Exterior features: Open deck; Storage

Interior

• Kitchen: Free-standing electric range
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: Ceiling fans
• Laundry & utility: Inside utility

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $130k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $138 ($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 $120k (7.7% below list).
• Recommended offer: $120k (7.7% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 5.9% in Tecumseh — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 70/100 on livability (#45 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, amenities F, commute F.
• Tecumseh (town): math 13% / reading 18% proficiency, ranked #215 of 270 in OK (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Cross Timbers Es (math 12% / reading 15%, grade F, #642 of 845 statewide, top 76%, 409 students, 0% FRL); Tecumseh Hs (math 17% / reading 27%, grade F, #222 of 447 statewide, top 52%, 616 students, 0% FRL) — zoned schools average 0% FRL vs 55% district-wide (55 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 98 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 183 units permitted in Pottawatomie County in 2024 (16 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($899 loan paydown + $13k appreciation (10.0% local appreciation)).
• Pottawatomie County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $31k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $78k; list at $130k implies a 67% gain — meaningful room to come down on a strong offer.

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 $120,000 (7.7% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.92% ✗
• Cap rate: 7.57%
• Cash-on-cash: 4.56%
• DSCR: 1.20
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 27.6%
• Equity multiple: 3.19×
• Total profit: $79,571
• Equity at exit: $117,114

10-year hold

• IRR: 24.1%
• Equity multiple: 7.25×
• Total profit: $227,327
• Equity at exit: $252,561

Cash invested: $36,400 (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 74873

• Home prices YoY: 5.2%
• Active inventory: 98
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$74 /mo · $886/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $138

Break-even live

Break-even rent $1,025

Max offer price $130,000

Occupancy floor 83%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
209 N Rangeline St Tecumseh, OK	3.0	1.0	1000	$1,200	$1.20	10d	1	1.37mi

Listing history 19 events

1. 2026-06-12
   days on market $130,000 Active 10 DOM
2. 2026-06-09
   days on market $130,000 Active 7 DOM
3. 2026-06-08
   days on market $130,000 Active 6 DOM
4. 2026-06-07
   days on market $130,000 Active 5 DOM
5. 2026-06-03
   days on marketlisting id $130,000 Active 1 DOM
6. 2026-05-31
   days on market $130,000 Active 193 DOM
7. 2026-05-30
   days on market $130,000 Active 192 DOM
8. 2026-05-13
   status Active
9. 2026-04-13
   status Pending
10. 2026-01-30
    price $130,000
11. 2025-12-12
    price $145,000
12. 2025-11-11
    price $151,000
13. 2025-10-20
    price $159,000
14. 2025-10-20
    listed $161,000 Active
15. 2021-07-16
    soldstatus $78,000
16. 2021-05-14
    soldstatus $78,000 Sold 317-char remark

    Show marketing remark (317 chars)

    Approximately 1.21 acres with a 2009 Chapman manufactured home. Moved new to site. 3 bed, 2 bath, front porch/deck area and on paved road. Total electric, Tecumseh water and septic. Small open area in the back, nice mature trees on the side and front. Washer/dryer and refrigerator are reserved but can be negotiated.

17. 2021-03-16
    status Pending 317-char remark

    Show marketing remark (317 chars)

    Approximately 1.21 acres with a 2009 Chapman manufactured home. Moved new to site. 3 bed, 2 bath, front porch/deck area and on paved road. Total electric, Tecumseh water and septic. Small open area in the back, nice mature trees on the side and front. Washer/dryer and refrigerator are reserved but can be negotiated.

18. 2021-02-25
    price $79,900 317-char remark

    Show marketing remark (317 chars)

    Approximately 1.21 acres with a 2009 Chapman manufactured home. Moved new to site. 3 bed, 2 bath, front porch/deck area and on paved road. Total electric, Tecumseh water and septic. Small open area in the back, nice mature trees on the side and front. Washer/dryer and refrigerator are reserved but can be negotiated.

19. 2020-12-10
    listed $89,900 Active 317-char remark

    Show marketing remark (317 chars)

    Approximately 1.21 acres with a 2009 Chapman manufactured home. Moved new to site. 3 bed, 2 bath, front porch/deck area and on paved road. Total electric, Tecumseh water and septic. Small open area in the back, nice mature trees on the side and front. Washer/dryer and refrigerator are reserved but can be negotiated.

ⓘ 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: $886 · $74/mo
• Projected year-2 tax: $1,170 · $98/mo
• Expected delta: +$284/yr (+$24/mo · 32.1%)

ⓘ 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 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% 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: $14,400
• − Mortgage interest: −$7,282
• − Property taxes: −$886
• − Insurance: −$650
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$3,782
• Taxable loss: −$504
• Est. tax savings @ 24.0%: +$121
• After-tax cash flow: $1,780/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This 3-bedroom, 2-bath home on 1 acre requires moderate repairs and maintenance to improve its condition and value.

Repairs flagged

• Minor exterior siding — some discoloration
• Minor interior paint — paint appears worn
• Minor landscaping — some overgrown vegetation

Value-add opportunities

• Resale paint interior walls — fresh paint enhances curb appeal
• Resale replace exterior siding — new siding improves home's appearance
• Resale prune landscaping — neat landscaping enhances curb appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · some discoloration	Minor	$500–3,000
interior paint · paint appears worn	Minor	$500–3,000
landscaping · some overgrown vegetation	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale paint interior walls — fresh paint enhances curb appeal ↑
• Resale replace exterior siding — new siding improves home's appearance ↑
• Resale prune landscaping — neat landscaping enhances curb appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Tecumseh
• NCES district ID: 4029610
• Math proficiency: 13% ▼ -12.00%
• Reading proficiency: 18% ▼ -14.00%
• Median HH income: $43,473
• Composite: 13.54/100
• National rank: #9516
• State rank: #215 of 270 in OK

Livability — Tecumseh

• Score: 70/100
• State rank: #45
• US rank: #8074

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tecumseh, OK
• Population (ZIP): 11,033

Population outlook (Pottawatomie County) Hauer SSP2

• Today (2025): 76,622 people
• By 2030: 78,816 · +2.9%
• By 2040: 82,766 · +8.0%
• By 2050: 86,031 · +12.3%
• By 2075: 93,316 · +21.8%
• By 2100: 95,820 · +25.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Native American 12% Two or more races 9% Hispanic / Latino 4% Black 2%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Pottawatomie

• 2024 margin: Solid R (+47.4) · D 25.2% · R 72.7% · Other 2.1%
• 2008→2024 swing: -9.1pp toward R · 2008: -38.4pp · 2024: -47.4pp
• All cycles: 2024: R+47.4 2020: R+46.0 2016: R+46.5 2012: R+38.7 2008: R+38.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 14.18%
• Current HPI: 286.31
• 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

+44.6% since first listed

12 events — show timeline

• 2026-05-13 Relisted — MLSOK
• 2026-04-13 Pending — MLSOK
• 2026-01-30 Price Changed $130,000 MLSOK
• 2025-12-12 Price Changed $145,000 MLSOK
• 2025-11-11 Price Changed $151,000 MLSOK
• 2025-10-20 Price Changed $159,000 MLSOK
• 2025-10-20 Listed $161,000 MLSOK
• 2021-07-16 Sold (Public Records) $78,000 Public Records
• 2021-05-14 Sold (MLS) $78,000 MLSOK
• 2021-03-16 Pending — MLSOK
• 2021-02-25 Price Changed $79,900 MLSOK
• 2020-12-10 Listed $89,900 MLSOK

Property tax history

+92.1%/yr

Latest (2025): $886 · +1.8% YoY. Source: county tax records.