203 Arnall · Poteau, OK 74953

$102,500

3 bd · 2.0 ba · 1,512 sqft · Manufactured · 204 Days on market

Built 1982 1.80 ac lot

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Why this score? — see what drove the B 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 +29.7/30.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Recently semi renovated 3 bedrooms, 2 bathrooms, 1,512 sq. ft. double wide. New flooring to be laid. Survey will provide new legal description and exact lot size (approx. 1/4 acre +/-). Interior pics coming soon.

Key facts

• Move-in ready
• City sewer water
• Bright open layout

Tags

• CITY SEWER WATER
• BRIGHT OPEN LAYOUT
• APPROXIMATELY 1.80 ACRES
• CLOSE TO TOWN AMENITIES
• MOVE-IN READY

Property features AI

Exterior

• Parking: Detached carport; 1 covered parking space; Concrete parking surface
• Utilities: Public water; Public sewer; Electricity available
• Home design: Residential mobile home; One-story
• Construction: Metal roof; Construction listed as other/see remarks
• Exterior features: Deck; Wooded and cleared city lot; Paved public road access

Interior

• Kitchen: Range
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling (central air)
• Interior features: Wood-burning fireplace (1); Electric water heater; Range
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $102k.

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 ($1k rent vs $102k).
• Recommended offer: $90k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 3.8% in Poteau — 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 57/100 on livability (#485 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D+, amenities F, commute F.
• Poteau (town): math 30% / reading 29% proficiency, ranked #68 of 270 in OK (top 25%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Poteau Upper Es (math 45% / reading 36%, grade F, #98 of 845 statewide, top 12%, 471 students, 0% FRL); Poteau Hs (math 22% / reading 32%, grade F, #125 of 447 statewide, top 31%, 636 students, 0% FRL) — zoned schools average 0% FRL vs 54% district-wide (54 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 140 active listings in the ZIP; 73 units permitted in Le Flore County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($709 loan paydown + $4k appreciation (4.2% local appreciation)).
• Le Flore County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.2% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 204 days — a 12% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $17k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $84k; 22% 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 204 days. Have you received any prior offers? Is the seller open to a 12% 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.34% ✓
• Cap rate: 10.68%
• Cash-on-cash: 15.65%
• DSCR: 1.70
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.22% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.8%
• Equity multiple: 2.50×
• Total profit: $42,993
• Equity at exit: $53,306

10-year hold

• IRR: 24.6%
• Equity multiple: 4.89×
• Total profit: $111,741
• Equity at exit: $88,271

Cash invested: $28,700 (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 74953

• Home prices YoY: 1.7%
• Active inventory: 140
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,370 medium
• Mortgage (P&I): −$538
• Tax est. 1.5%: −$128 /mo · $1,538/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $374

Break-even live

Break-even rent $897

Max offer price $102,500

Occupancy floor 68%

Sensitivity live

Price	-10% $445	-5% $410	+0% $374	+5% $339	+10% $303
Rent	-10% $266	-5% $320	+0% $374	+5% $428	+10% $483
Rate	-1.0pp $426	-0.5pp $400	base $374	+0.5pp $348	+1.0pp $321

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: $25,625
• Closing costs: $3,075
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $102,500 Active 204 DOM
2. 2026-06-18
   days on market $102,500 Active 202 DOM
3. 2026-06-17
   days on market $102,500 Active 201 DOM
4. 2026-06-16
   days on market $102,500 Active 200 DOM
5. 2026-06-15
   days on market $102,500 Active 199 DOM
6. 2026-06-13
   days on market $102,500 Active 197 DOM
7. 2026-06-12
   days on market $102,500 Active 196 DOM
8. 2026-06-09
   days on market $102,500 Active 193 DOM
9. 2026-06-08
   days on market $102,500 Active 192 DOM
10. 2026-06-08
    days on market $102,500 Active 191 DOM
11. 2026-06-07
    days on market $102,500 Active 190 DOM
12. 2026-06-04
    days on market $102,500 Active 187 DOM
13. 2026-06-02
    days on market $102,500 Active 186 DOM
14. 2026-06-01
    days on market $102,500 Active 185 DOM
15. 2026-05-31
    days on market $102,500 Active 184 DOM
16. 2026-05-19
    price $102,500
17. 2025-11-24
    listed $119,900 Active
18. 2025-06-09
    soldstatus $84,000 Closed 212-char remark

    Show marketing remark (212 chars)

    Recently semi renovated 3 bedrooms, 2 bathrooms, 1,512 sq. ft. double wide. New flooring to be laid. Survey will provide new legal description and exact lot size (approx. 1/4 acre +/-). Interior pics coming soon.

19. 2025-04-21
    listed $84,000 Active 212-char remark

    Show marketing remark (212 chars)

    Recently semi renovated 3 bedrooms, 2 bathrooms, 1,512 sq. ft. double wide. New flooring to be laid. Survey will provide new legal description and exact lot size (approx. 1/4 acre +/-). Interior pics coming soon.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥114°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,446
• − Mortgage interest: −$5,742
• − Property taxes: −$1,538
• − Insurance: −$512
• − Repairs & maintenance: −$1,316
• − Management: −$1,316
• − Depreciation: −$2,982
• Taxable income: $3,041
• Est. tax owed @ 24.0%: −$730
• After-tax cash flow: $3,762/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: Poteau
• NCES district ID: 4024870
• Math proficiency: 30% ▼ -4.00%
• Reading proficiency: 29% ▼ -4.00%
• Median HH income: $42,165
• Composite: 25.05/100
• National rank: #7546
• State rank: #68 of 270 in OK

Livability — Poteau

• Score: 57/100
• State rank: #485
• US rank: #22172

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Poteau, OK
• Population (ZIP): 12,284

Population outlook (Le Flore County) Hauer SSP2

• Today (2025): 48,504 people
• By 2030: 47,474 · -2.1%
• By 2040: 44,914 · -7.4%
• By 2050: 42,239 · -12.9%
• By 2075: 35,071 · -27.7%
• By 2100: 25,949 · -46.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 12% Native American 10% Two or more races 10% Black 1%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Slovak 2% Iranian 2% Serbian 1%
• Foreign-born: 7% · Canada
• Languages at home: 90% English-only · Spanish 10%

Political lean MEDSL · Le Flore

• 2024 margin: Solid R (+64.8) · D 17.0% · R 81.8% · Other 1.3%
• 2008→2024 swing: -26.1pp toward R · 2008: -38.6pp · 2024: -64.8pp
• All cycles: 2024: R+64.8 2020: R+63.4 2016: R+58.7 2012: R+41.1 2008: R+38.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.22%
• Current HPI: 252.3937
• 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

+22.0% since first listed

4 events — show timeline

• 2026-05-19 Price Changed $102,500 WRVBOR
• 2025-11-24 Listed $119,900 WRVBOR
• 2025-06-09 Sold (MLS) $84,000 WRVBOR
• 2025-04-21 Listed $84,000 WRVBOR