27757 W 41st St S · Mannford, OK 74044

$165,000

4 bd · 2.5 ba · 2,280 sqft · Manufactured public records · 70 Days on market

Built 2001 10 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 +14.8/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• Livability +3.5/5.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

Big double wide with 2280 SF. on 10 fenced acres with utilities including, water well, septic and electric. Double wide has no HVAC or flooring. Being Sold As Is and Where Is.

Key facts

• 10.05 acre lot
• Built 2001
• Listed 70 days

Property features AI

Finance

• Financial info: Annual tax amount available (financial details excluded per instructions)

Exterior

• Parking: Driveway access (dirt and gravel)
• Security: No safety shelter
• Utilities: Well water; Septic tank; Electricity available; Cable available; Phone available; Water available
• Home design: Single-story; Manufactured double wide; Faces east; Entry on first level
• Construction: Manufactured construction with vinyl siding; Asphalt/fiberglass shingle roof; Built year from public records; Crawlspace foundation with tie downs
• Exterior features: Patio; Porch; Shed(s); Barbed wire fencing; Dirt and gravel driveways; Additional land available; Mature trees; Located less than 5 miles from Keystone Lake

Interior

• Kitchen: Kitchen with island and pantry
• Bedrooms: Master bedroom with private bath and walk-in closet (first level); Additional bedrooms with walk-in closets (first level); Other bedrooms (first level)
• Flooring: Laminate counters noted (flooring type not specified)
• Bathrooms: 2 full bathrooms; 1 half bathroom; Hall bath (first level); Master bath (first level)
• Heating & cooling: No hot water (appliance noted)
• Interior features: High ceilings; Laminate counters; Ceiling fan(s); Vinyl windows; Insulated doors; Other interior features
• Laundry & utility: Inside utility room

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $47 ($560/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 $138k (16.2% below list).
• Recommended offer: $138k (16.2% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 2.6% in Mannford — 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 69/100 on livability (#53 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D-, amenities F, commute F.
• Mannford (town): math 25% / reading 22% proficiency, ranked #125 of 270 in OK (top 46%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 61 active listings in the ZIP; 193 units permitted in Creek County in 2024 (76 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 17y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $138k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $138,221 (16.2% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 16% 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: 0.84% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.21%
• DSCR: 1.05
• GRM: 9.9

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: 25.1%
• Equity multiple: 3.01×
• Total profit: $92,798
• Equity at exit: $148,645

10-year hold

• IRR: 22.2%
• Equity multiple: 6.86×
• Total profit: $270,863
• Equity at exit: $320,559

Cash invested: $46,200 (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 74044

• Home prices YoY: 10.7%
• Active inventory: 61
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,382 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$111 /mo · $1,335/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $47

Break-even live

Break-even rent $1,323

Max offer price $165,000

Occupancy floor 92%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-05-12
   status Pending
2. 2026-03-24
   price $165,000
3. 2026-03-03
   listed $180,000 Active
4. 2013-07-17
   historical
5. 2013-06-28
   listed $115,000
6. 2011-09-29
   soldstatus $138,000
7. 2011-07-22
   historical
8. 2011-02-28
   listed $129,900
9. 2011-02-12
   historical
10. 2010-08-11
    historical
11. 2010-08-11
    listed $149,900
12. 2010-03-12
    listed $165,000
13. 2010-03-12
    historical
14. 2009-09-11
    listed $169,800
15. 2000-01-02
    soldstatus $39,000
16. 1991-08-06
    soldstatus $15,000

ⓘ 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: $1,335 · $111/mo
• Projected year-2 tax: $1,485 · $124/mo
• Expected delta: +$150/yr (+$12/mo · 11.2%)

ⓘ 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 4% 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: $16,587
• − Mortgage interest: −$9,243
• − Property taxes: −$1,335
• − Insurance: −$825
• − Repairs & maintenance: −$1,327
• − Management: −$1,327
• − Depreciation: −$4,800
• Taxable loss: −$2,270
• Est. tax savings @ 24.0%: +$545
• After-tax cash flow: $1,105/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: Mannford
• NCES district ID: 4018840
• Math proficiency: 25% ▼ -16.00%
• Reading proficiency: 22% ▼ -15.00%
• Median HH income: $47,044
• Composite: 20.55/100
• National rank: #8561
• State rank: #125 of 270 in OK

Livability — Mannford

• Score: 69/100
• State rank: #53
• US rank: #8759

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,255

Population outlook (Creek County) Hauer SSP2

• Today (2025): 72,706 people
• By 2030: 73,032 · +0.4%
• By 2040: 72,788 · +0.1%
• By 2050: 71,558 · -1.6%
• By 2075: 69,248 · -4.8%
• By 2100: 62,722 · -13.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Native American 12% Hispanic / Latino 9% Two or more races 7% Black 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 5% Portuguese 1% Italian 1%
• Foreign-born: 1%
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Creek

• 2024 margin: Solid R (+55.7) · D 21.2% · R 77.0% · Other 1.8%
• 2008→2024 swing: -14.1pp toward R · 2008: -41.6pp · 2024: -55.7pp
• All cycles: 2024: R+55.7 2020: R+54.8 2016: R+54.5 2012: R+45.4 2008: R+41.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 26.24%
• Current HPI: 272.61
• 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

+1000.0% since first listed

16 events — show timeline

• 2026-05-12 Pending — MLS Technology, Inc.
• 2026-03-24 Price Changed $165,000 MLS Technology, Inc.
• 2026-03-03 Listed $180,000 MLS Technology, Inc.
• 2013-07-17 Listing Removed — MLS Technology, Inc.
• 2013-06-28 Listed $115,000 MLS Technology, Inc.
• 2011-09-29 Sold (Public Records) $138,000 Public Records
• 2011-07-22 Listing Removed — MLS Technology, Inc.
• 2011-02-28 Listed $129,900 MLS Technology, Inc.
• 2011-02-12 Listing Removed — MLS Technology, Inc.
• 2010-08-11 Listed $149,900 MLS Technology, Inc.
• 2010-08-11 Listing Removed — MLS Technology, Inc.
• 2010-03-12 Listing Removed — MLS Technology, Inc.
• 2010-03-12 Listed $165,000 MLS Technology, Inc.
• 2009-09-11 Listed $169,800 MLS Technology, Inc.
• 2000-01-02 Sold (Public Records) $39,000 Public Records
• 1991-08-06 Sold (Public Records) $15,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $1,335 · +5.1% YoY. Source: county tax records.