105728 S 4760 Rd · Long, OK 74948

$55,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured · 23 Days on market

Built 1980 Fair condition 2.50 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Welcome to Liberty Hills! Framed by a gorgeous canopy of mature trees, this 2.5+/- acre property offers a serene escape with excellent curb appeal from its sweeping gravel circle driveway. The acreage provides the ultimate privacy and space to garden or build. Nestled on the lot is a 2-bedroom, 2-bathroom mobile home—a clean slate ready for some TLC, or a comfortable place to live while you build your custom dream home. Best of all, you can skip the hassle of development. Turn-key utilities are already in place (electric, rural public water, and an on-site septic system), and you won't have to sacrifice modern connectivity with high-speed fiber optic internet and natural gas available

Key facts

• 2.5 acre lot
• Built 1980
• Listed 23 days

Tags

• GRAVEL CIRCLE DRIVEWAY
• NATURAL GAS AVAILABLE

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Public water; Septic tank; Electricity available; Natural gas available
• Home design: Single-level mobile home; Residential mobile home
• Construction: Metal siding; Metal roof; Make: WINI; Model: F0F20WT
• Exterior features: Front porch; Wooded lot; Paved county road frontage; Publicly maintained road

Interior

• Kitchen: Range; Range hood
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Interior features: Eat-in kitchen
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $55k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $432 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $54k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 49/100 on livability (#681 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: crime F, amenities F, commute F.
• Liberty (rural): math 35% / reading 30% proficiency, ranked #225 of 513 in OK (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Liberty Public School (math 22% / reading 22%, grade F, #413 of 845 statewide, top 54%, 374 students, 0% FRL) — zoned schools average 0% FRL vs 64% district-wide (64 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 109 active listings in the ZIP; 125 units permitted in Sequoyah County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($380 loan paydown + $6k appreciation (10.0% local appreciation)).
• Sequoyah County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, 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 23 days — a 2% lower offer ($54k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $54,175 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is F 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?
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: 1.87% ✓
• Cap rate: 15.72%
• Cash-on-cash: 33.67%
• DSCR: 2.50
• GRM: 4.5

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: 50.0%
• Equity multiple: 4.73×
• Total profit: $57,489
• Equity at exit: $49,548

10-year hold

• IRR: 43.7%
• Equity multiple: 10.59×
• Total profit: $147,686
• Equity at exit: $106,853

Cash invested: $15,400 (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 74948

• Home prices YoY: 17.6%
• Active inventory: 109
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,028 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $432

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 53%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $55,000 Active 23 DOM
2. 2026-06-17
   days on market $55,000 Active 22 DOM
3. 2026-06-16
   days on market $55,000 Active 21 DOM
4. 2026-06-15
   days on market $55,000 Active 20 DOM
5. 2026-06-13
   days on market $55,000 Active 18 DOM
6. 2026-06-13
   days on market $55,000 Active 17 DOM
7. 2026-06-10
   days on market $55,000 Active 15 DOM
8. 2026-06-09
   days on market $55,000 Active 14 DOM
9. 2026-06-08
   days on market $55,000 Active 13 DOM
10. 2026-06-07
    days on market $55,000 Active 12 DOM
11. 2026-06-05
    days on market $55,000 Active 9 DOM
12. 2026-06-03
    days on market $55,000 Active 8 DOM
13. 2026-06-02
    days on market $55,000 Active 7 DOM
14. 2026-06-01
    days on market $55,000 Active 6 DOM
15. 2026-05-31
    days on market $55,000 Active 5 DOM
16. 2026-05-23
    listed $55,000 Active

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $12,337
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$987
• − Management: −$987
• − Depreciation: −$1,600
• Taxable income: $4,582
• Est. tax owed @ 24.0%: −$1,100
• After-tax cash flow: $4,085/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab

This mobile home requires significant renovations, including kitchen and bathroom updates, exterior painting, and landscaping, to increase its resale and rental value.

Repairs flagged

• Major Kitchen cabinets — Worn and outdated appearance.
• Major Appliances — Outdated and possibly non-functional.
• Major Flooring — Worn and outdated appearance.
• Major Bathroom fixtures — Worn and outdated appearance.
• Major Exterior siding — Weathered and peeling paint.
• Major Windows — Older windows with peeling paint.
• Major Landscaping — Overgrown and lack of curb appeal.

Value-add opportunities

• Both Kitchen renovation — Modernizing the kitchen will significantly increase both resale and rental value.
• Both Bathroom renovation — Updating the bathrooms will also boost both resale and rental value.
• Both Exterior painting and landscaping — A fresh coat of paint and well-maintained landscaping will enhance curb appeal and attract potential buyers/tenants.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn and outdated appearance.	Major	$15,000–50,000
Appliances · Outdated and possibly non-functional.	Major	$15,000–50,000
Flooring · Worn and outdated appearance.	Major	$15,000–50,000
Bathroom fixtures · Worn and outdated appearance.	Major	$15,000–50,000
Exterior siding · Weathered and peeling paint.	Major	$15,000–50,000
Windows · Older windows with peeling paint.	Major	$15,000–50,000
Landscaping · Overgrown and lack of curb appeal.	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both Kitchen renovation — Modernizing the kitchen will significantly increase both resale and rental value. ↑
• Both Bathroom renovation — Updating the bathrooms will also boost both resale and rental value. ↑
• Both Exterior painting and landscaping — A fresh coat of paint and well-maintained landscaping will enhance curb appeal and attract potential buyers/tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Liberty
• NCES district ID: 4017700
• Math proficiency: 35% ▲ 5.00%
• Reading proficiency: 30% ▬ 0.00%
• Median HH income: $38,055
• Composite: 29.88/100
• National rank: #11687
• State rank: #225 of 513 in OK

Livability — Long

• Score: 49/100
• State rank: #681
• US rank: #25852

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,946

Population outlook (Sequoyah County) Hauer SSP2

• Today (2025): 39,398 people
• By 2030: 38,215 · -3.0%
• By 2040: 35,625 · -9.6%
• By 2050: 32,943 · -16.4%
• By 2075: 27,805 · -29.4%
• By 2100: 23,311 · -40.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 64% Native American 16% Two or more races 15% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 1% Slovak 1% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 5% Tagalog/Filipino 1%

Political lean MEDSL · Sequoyah

• 2024 margin: Solid R (+61.5) · D 18.6% · R 80.2% · Other 1.2%
• 2008→2024 swing: -25.5pp toward R · 2008: -36.0pp · 2024: -61.5pp
• All cycles: 2024: R+61.5 2020: R+59.0 2016: R+54.2 2012: R+39.1 2008: R+36.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 38.01%
• Current HPI: 253.7544
• 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

• 2026-05-23 Listed $55,000 WRVBOR