10098 N County Road 4295 Rd · Enterprise, OK 74561

$159,900

3 bd · 2.0 ba · 1,536 sqft · Manufactured public records · 93 Days on market

Built 2000 4.10 ac lot Est $169k · 5% under

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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 +12.9/30.0
• ARV discount +9.9/15.0
• Appreciation +5.5/10.0
• DSCR +3.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Schools +1.9/10.0

Listing remarks

Looking for space, privacy, and potential just minutes from Lake Eufaula? This 3 bed, 2 bath manufactured home sits on 4.1 acres and offers the kind of freedom that’s getting harder to find. The home itself is simple but livable and ready for its next owner. It comes with appliances and is move-in ready, making it a great option for someone looking to get in without a lot of upfront work. A metal roof is already in place, and the septic system was serviced last year. The property is on well water. Outside is where this place really shines. You’ve got room to spread out, build, store equipment, or just enjoy having your own space. It includes a 16x14 shed, a 10x12 storage buildin

Key facts

• Metal roof
• 4.1 acres
• Well water

Tags

• 4.1 ACRES
• METAL ROOF
• SEPTIC SYSTEM SERVICED
• WELL WATER
• 16X14 SHED
• 10X12 STORAGE BUILDING

Property features AI

Exterior

• Security: Storm shelter; Smoke detectors
• Utilities: Electricity available; Natural gas available; Water available; Well water; Septic tank
• Home design: Double wide mobile home; Single-story; Home faces east; Crawlspace / permanent foundation
• Construction: Metal roof; Aluminum siding; Wood frame construction
• Exterior features: Storage structure; Storm shelter; Smoke detectors; Barbed wire fencing; Horses allowed

Interior

• Kitchen: Dishwasher; Oven; Range; Stove; Refrigerator; Electric water heater; Electric oven/range connections
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric and gas); Central air conditioning
• Interior features: Ceiling fan(s); Laminate counters; Insulated doors; Vinyl windows; Gas log fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $-10 ($-123/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (26.9% below list).
• Recommended offer: $117k (26.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Stigler (town): math 20% / reading 25% proficiency, ranked #151 of 270 in OK (top 56%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Stigler Es (math 37% / reading 32%, grade F, #168 of 845 statewide, top 24%, 448 students, 0% FRL); Stigler Ms (math 14% / reading 18%, grade F, #213 of 345 statewide, top 62%, 354 students, 0% FRL); Stigler Hs (math 12% / reading 37%, grade F, #150 of 447 statewide, top 48%, 385 students, 0% FRL) — zoned schools average 0% FRL vs 60% district-wide (60 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 1 active listings in the ZIP; 10 units permitted in Haskell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($1k loan paydown + $2k appreciation (1.1% local appreciation)).
• Haskell County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.1% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,958 (26.9% 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 93 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.73% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.28%
• DSCR: 0.99
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $168,960
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
122 Bk 1200 Rd	0.54mi	3/2.0	1,600 (+4%)	9mo	$175,900	$110	60

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

Projected returns pro-forma

1.08% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.3%
• Equity multiple: 1.06×
• Total profit: $2,906
• Equity at exit: $55,287

10-year hold

• IRR: 5.9%
• Equity multiple: 1.72×
• Total profit: $32,173
• Equity at exit: $74,015

Cash invested: $44,772 (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 74561

• Home prices YoY: 0.3%
• Active inventory: 1
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,170 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$29 /mo · $349/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $-10

Break-even live

Break-even rent $1,183

Max offer price $158,085

Occupancy floor 96%

Sensitivity live

Price	-10% $80	-5% $35	+0% $-10	+5% $-56	+10% $-292
Rent	-10% $-103	-5% $-56	+0% $-10	+5% $36	+10% $82
Rate	-1.0pp $70	-0.5pp $30	base $-10	+0.5pp $-52	+1.0pp $-94

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $159,900 Active 93 DOM
2. 2026-06-21
   days on market $159,900 Active 92 DOM
3. 2026-06-18
   days on market $159,900 Active 90 DOM
4. 2026-06-17
   days on market $159,900 Active 89 DOM
5. 2026-06-16
   days on market $159,900 Active 88 DOM
6. 2026-06-15
   days on market $159,900 Active 87 DOM
7. 2026-06-13
   days on market $159,900 Active 85 DOM
8. 2026-06-12
   days on market $159,900 Active 84 DOM
9. 2026-06-09
   days on market $159,900 Active 81 DOM
10. 2026-06-08
    days on market $159,900 Active 80 DOM
11. 2026-06-08
    days on market $159,900 Active 79 DOM
12. 2026-06-07
    days on market $159,900 Active 78 DOM
13. 2026-06-04
    days on market $159,900 Active 75 DOM
14. 2026-06-02
    days on market $159,900 Active 74 DOM
15. 2026-06-01
    days on market $159,900 Active 73 DOM
16. 2026-05-31
    days on market $159,900 Active 72 DOM
17. 2026-03-20
    listed $159,900 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: $349 · $29/mo
• Projected year-2 tax: $1,439 · $120/mo
• Expected delta: +$1,090/yr (+$91/mo · 312.3%)

ⓘ 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 9/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 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: $14,035
• − Mortgage interest: −$8,957
• − Property taxes: −$349
• − Insurance: −$800
• − Repairs & maintenance: −$1,123
• − Management: −$1,123
• − Depreciation: −$4,652
• Taxable loss: −$2,968
• Est. tax savings @ 24.0%: +$712
• After-tax cash flow: $589/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: Stigler
• NCES district ID: 4028650
• Math proficiency: 20% ▼ -13.00%
• Reading proficiency: 25% ▼ -6.00%
• Median HH income: $37,379
• Composite: 18.77/100
• National rank: #8874
• State rank: #151 of 270 in OK

Livability — Enterprise

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 1,860

Population outlook (Haskell County) Hauer SSP2

• Today (2025): 12,670 people
• By 2030: 12,462 · -1.6%
• By 2040: 11,962 · -5.6%
• By 2050: 11,354 · -10.4%
• By 2075: 9,621 · -24.1%
• By 2100: 7,478 · -41.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 65% Two or more races 25% Native American 8% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Iranian 1% Subsaharan African 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Haskell

• 2024 margin: Solid R (+69.7) · D 14.6% · R 84.2% · Other 1.3%
• 2008→2024 swing: -32.6pp toward R · 2008: -37.0pp · 2024: -69.7pp
• All cycles: 2024: R+69.7 2020: R+67.5 2016: R+59.5 2012: R+44.6 2008: R+37.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.08%
• Current HPI: 327.5116
• 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

• 2026-03-20 Listed $159,900 MLS Technology, Inc.

Property tax history

-0.6%/yr

Latest (2025): $349 · +3.6% YoY. Source: county tax records.