273453 E 1780 Rd · Empire City, OK 73529

$156,750

3 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 41 Days on market

Built 2003 15 ac lot ↓ 5% since listing

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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 +10.8/30.0
• ARV discount +7.5/15.0
• Appreciation +6.1/10.0
• Livability +3.2/5.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Schools +2.0/10.0

Listing remarks

Looking for some land in the country? Here's your opportunity! 3 bedroom manufactured home on 15 acres with several outbuildings. There is a gated entrance and a large patio so you can sit outside and enjoy the fresh air! Property will be cleaned out before closing.

Key facts

• 15 acres
• Gated entrance
• Large patio

Tags

• GATED ENTRANCE
• LARGE PATIO
• 15 ACRES
• SEVERAL OUTBUILDINGS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $157k.

Deal economics

• At list price, monthly cash flow is $-71 ($-854/yr) — negative.
• To cash-flow at today's rent, offer at most $144k (8.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (26.3% below list).
• Recommended offer: $116k (26.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#150 in OK) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Empire (rural): math 24% / reading 19% proficiency, ranked #133 of 270 in OK (top 49%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Empire Es (math 42% / reading 22%, grade F, #213 of 845 statewide, top 28%, 265 students, 0% FRL); Empire Hs (math 15% / reading 24%, grade F, #274 of 447 statewide, top 66%, 148 students, 0% FRL) — zoned schools average 0% FRL vs 41% district-wide (41 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 24 active listings in the ZIP; 17 units permitted in Stephens County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $4k appreciation (2.3% local appreciation)).
• At projected returns (2.3% appreciation + 3.0% rent growth), your $44k cash investment doubles in ~9 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($152k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,576 (26.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 0.74% ✗
• Cap rate: 5.75%
• Cash-on-cash: -1.95%
• DSCR: 0.91
• GRM: 11.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.27% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.5%
• Equity multiple: 1.19×
• Total profit: $8,351
• Equity at exit: $64,147

10-year hold

• IRR: 7.1%
• Equity multiple: 2.00×
• Total profit: $43,680
• Equity at exit: $94,190

Cash invested: $43,890 (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 73529

• Home prices YoY: 0.9%
• Active inventory: 24
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,156 medium
• Mortgage (P&I): −$822
• Tax from tax record: −$97 /mo · $1,163/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $-71

Break-even live

Break-even rent $1,246

Max offer price $144,173

Occupancy floor —

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: $39,188
• Closing costs: $4,702
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-03-25
   status Pending
2. 2026-03-13
   price $156,750
3. 2026-02-12
   listed $165,000 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: $1,163 · $97/mo
• Projected year-2 tax: $1,411 · $118/mo
• Expected delta: +$248/yr (+$21/mo · 21.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $13,869
• − Mortgage interest: −$8,780
• − Property taxes: −$1,163
• − Insurance: −$784
• − Repairs & maintenance: −$1,110
• − Management: −$1,110
• − Depreciation: −$4,560
• Taxable loss: −$3,637
• Est. tax savings @ 24.0%: +$873
• After-tax cash flow: $19/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: Empire
• NCES district ID: 4010890
• Math proficiency: 24% ▼ -14.00%
• Reading proficiency: 19% ▼ -11.00%
• Median HH income: $57,569
• Composite: 19.91/100
• National rank: #8681
• State rank: #133 of 270 in OK

Livability — Empire City

• Score: 65/100
• State rank: #150
• US rank: #13357

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,757

Population outlook (Stephens County) Hauer SSP2

• Today (2025): 44,528 people
• By 2030: 44,300 · -0.5%
• By 2040: 43,971 · -1.3%
• By 2050: 43,954 · -1.3%
• By 2075: 44,982 · +1.0%
• By 2100: 45,259 · +1.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 11% Hispanic / Latino 5% Native American 4%
• Common ancestry: Slovak 3% Lithuanian 2% Iranian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Stephens

• 2024 margin: Solid R (+63.7) · D 17.4% · R 81.0% · Other 1.6%
• 2008→2024 swing: -11.6pp toward R · 2008: -52.1pp · 2024: -63.7pp
• All cycles: 2024: R+63.7 2020: R+65.1 2016: R+62.0 2012: R+53.2 2008: R+52.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.27%
• Current HPI: 253.0419
• 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

-5.0% since first listed

3 events — show timeline

• 2026-03-25 Pending — MLSOK
• 2026-03-13 Price Changed $156,750 MLSOK
• 2026-02-12 Listed $165,000 MLSOK

Property tax history

+3.0%/yr

Latest (2025): $1,163 · -5.3% YoY. Source: county tax records.