26190 Ash Ln · Cole, OK 73010

$157,500

3 bd · 2.0 ba · 1,470 sqft · Manufactured public records · 97 Days on market

Built 1984 5.00 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 +25.6/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• Appreciation +5.7/10.0
• 1% rule +5.5/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0

Listing remarks MLS

5 Acres at the end of a private lane offers a secluded setting to enjoy nature. Singlewide mobile home is a fixer-upper. Covered rear deck has unique chuck wagon decor w/ wooden benches and sitting area for outdoor cookouts. Observation deck for nature watching. Two car garage has attached workshop designed by a machinist for welding and wood projects. Workshop is heated by an authentic wood stove w/ built-in fans for cooling. Partial underground well house. Garden spot. Circle drive. Small pond.

Key facts

• Private well
• Small pond
• Covered rear deck

Tags

• ABOVE GROUND SAFE ROOM
• DETACHED GARAGE
• WOOD STOVE FOR HEATING
• COVERED REAR DECK
• SMALL POND
• PRIVATE WELL

Property features AI

Finance

• Other: Located on a rural, wooded 5-acre parcel; Homestead eligible; Livestock allowed; Property is occupied by owner; Directions: From Blanchard, go S on Hwy 76 to 260th St, East on 260th to Ash Lane. North on Ash Ln to property at the end of the road.
• Financial info: Sold as-is; acceptable terms include cash or conventional financing
• HOA & community: No mandatory association dues

Exterior

• Home design: Manufactured / Mobile home; One level; Residential single-family
• Construction: Composition roof (replaced 2023); Conventional foundation
• Exterior features: Covered deck; Covered porch; Outbuildings; Pond on property; Storage buildings; Workshop

Interior

• Kitchen: 4-burner range
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Single-level residence; No fireplace; No in-law plan

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $158k.

Deal economics

• At list price, monthly cash flow is $374 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $158k).
• Recommended offer: $143k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 2.8% in Cole — 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 58/100 on livability (#439 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, employment B+; Watch: crime C-, amenities F, commute F.
• Dibble (rural): math 9% / reading 10% proficiency, ranked #249 of 270 in OK (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Dibble Es (math 8% / reading 8%, grade F, #741 of 845 statewide, top 89%, 345 students, 0% FRL); Dibble Hs (math 5% / reading 15%, grade F, #361 of 447 statewide, top 94%, 206 students, 0% FRL) — zoned schools average 0% FRL vs 53% district-wide (53 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 507 active listings in the ZIP; solid renter incomes; 334 units permitted in McClain County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($1k loan paydown + $2k appreciation (1.4% local appreciation)).
• McClain County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $44k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, 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 97 days — a 9% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $24k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $43k; list at $158k implies a 266% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $143,325 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 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 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. 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: 1.05% ✓
• Cap rate: 9.14%
• Cash-on-cash: 10.18%
• DSCR: 1.45
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.1%
• Equity multiple: 1.68×
• Total profit: $30,167
• Equity at exit: $57,451

10-year hold

• IRR: 16.3%
• Equity multiple: 3.05×
• Total profit: $90,578
• Equity at exit: $79,281

Cash invested: $44,100 (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 73010

• Home prices YoY: 0.5%
• Active inventory: 507
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,648 medium
• Mortgage (P&I): −$826
• Tax from tax record: −$36 /mo · $429/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $374

Break-even live

Break-even rent $1,174

Max offer price $157,500

Occupancy floor 72%

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: $39,375
• Closing costs: $4,725
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $157,500 Active 97 DOM
2. 2026-06-17
   days on market $157,500 Active 96 DOM
3. 2026-06-16
   days on market $157,500 Active 95 DOM
4. 2026-06-15
   days on market $157,500 Active 94 DOM
5. 2026-06-13
   days on market $157,500 Active 92 DOM
6. 2026-06-13
   pricedays on market $157,500 Active 91 DOM
7. 2026-06-09
   days on market $165,000 Active 88 DOM
8. 2026-06-08
   days on market $165,000 Active 87 DOM
9. 2026-06-07
   days on market $165,000 Active 86 DOM
10. 2026-06-03
    days on market $165,000 Active 82 DOM
11. 2026-06-02
    days on market $165,000 Active 81 DOM
12. 2026-06-01
    days on market $165,000 Active 80 DOM
13. 2026-05-31
    days on market $165,000 Active 79 DOM
14. 2026-04-09
    price $165,000
15. 2026-03-26
    price $175,000
16. 2026-03-12
    listed $182,000 Active
17. 2015-12-08
    soldstatus $43,000 Sold 509-char remark

    Show marketing remark (509 chars)

    5 Acres at the end of a private lane offers a secluded setting to enjoy nature. Singlewide mobile home is a fixer-upper. Covered rear deck has unique chuck wagon decor w/ wooden benches and sitting area for outdoor cookouts. Observation deck for nature watching. Two car garage has attached workshop designed by a machinist for welding and wood projects. Workshop is heated by an authentic wood stove w/ built-in fans for cooling. Partial underground well house. Garden spot. Circle drive. Small pond.

18. 2015-10-03
    status Pending 509-char remark

    Show marketing remark (509 chars)

    5 Acres at the end of a private lane offers a secluded setting to enjoy nature. Singlewide mobile home is a fixer-upper. Covered rear deck has unique chuck wagon decor w/ wooden benches and sitting area for outdoor cookouts. Observation deck for nature watching. Two car garage has attached workshop designed by a machinist for welding and wood projects. Workshop is heated by an authentic wood stove w/ built-in fans for cooling. Partial underground well house. Garden spot. Circle drive. Small pond.

19. 2015-09-01
    listed $50,000 Active 509-char remark

    Show marketing remark (509 chars)

    5 Acres at the end of a private lane offers a secluded setting to enjoy nature. Singlewide mobile home is a fixer-upper. Covered rear deck has unique chuck wagon decor w/ wooden benches and sitting area for outdoor cookouts. Observation deck for nature watching. Two car garage has attached workshop designed by a machinist for welding and wood projects. Workshop is heated by an authentic wood stove w/ built-in fans for cooling. Partial underground well house. Garden spot. Circle drive. Small pond.

ⓘ 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: $429 · $36/mo
• Projected year-2 tax: $1,418 · $118/mo
• Expected delta: +$988/yr (+$82/mo · 230.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 6 d/yr ≥108°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $19,770
• − Mortgage interest: −$8,822
• − Property taxes: −$429
• − Insurance: −$788
• − Repairs & maintenance: −$1,582
• − Management: −$1,582
• − Depreciation: −$4,582
• Taxable income: $1,986
• Est. tax owed @ 24.0%: −$477
• After-tax cash flow: $4,014/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: Dibble
• NCES district ID: 4009870
• Math proficiency: 9% ▼ -5.00%
• Reading proficiency: 10% ▼ -12.00%
• Median HH income: $43,532
• Composite: 8.59/100
• National rank: #9900
• State rank: #249 of 270 in OK

Livability — Cole

• Score: 58/100
• State rank: #439
• US rank: #21241

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cole, OK
• County: McClain County · 33,206 people
• Metro: Oklahoma City, OK
• Population (ZIP): 21,521
• Household income: $90,110
• Rent vs Own: 15.2% rent · 84.8% own
• Severe rent burden: 239.0

Population outlook (McClain County) Hauer SSP2

• Today (2025): 46,053 people
• By 2030: 50,081 · +8.7%
• By 2040: 58,231 · +26.4%
• By 2050: 66,276 · +43.9%
• By 2075: 86,558 · +88.0%
• By 2100: 100,421 · +118.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Two or more races 10% Hispanic / Latino 6% Native American 4%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · McClain

• 2024 margin: Solid R (+60.6) · D 18.8% · R 79.5% · Other 1.7%
• 2008→2024 swing: -8.8pp toward R · 2008: -51.8pp · 2024: -60.6pp
• All cycles: 2024: R+60.6 2020: R+60.9 2016: R+60.9 2012: R+55.4 2008: R+51.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.45%
• Current HPI: 285.8653
• Rent YoY: —
• Metro: Oklahoma City, OK
• 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

+230.0% since first listed

6 events — show timeline

• 2026-04-09 Price Changed $165,000 MLSOK
• 2026-03-26 Price Changed $175,000 MLSOK
• 2026-03-12 Listed $182,000 MLSOK
• 2015-12-08 Sold (MLS) $43,000 MLSOK
• 2015-10-03 Pending — MLSOK
• 2015-09-01 Listed $50,000 MLSOK

Property tax history

+5.9%/yr

Latest (2025): $429 · +0.7% YoY. Source: county tax records.