420 E Douglas St · Earlsboro, OK 74840

$69,900

3 bd · 2.0 ba · 1,064 sqft · Manufactured public records · 15 Days on market

Built 2018 0.96 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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Appreciation +8.7/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks

Investor special on nearly an acre in Earlsboro! This 2018-built mobile home sits on a massive 42,000 sq. ft. lot(. 96 acres MOL), offering the perfect blend of modern infrastructure and instant equity. The property is being sold strictly AS-IS, WHERE-IS. While the home does not require a complete whole-house gut job, it did experience fire damage localized to the master bedroom. With its recent 2018 construction, you benefit from modern plumbing, electrical wiring, and structural standards already in place. This is a prime opportunity for a fix-and-flip, high-yield rental, or a spacious affordable homestead. Cash or hard money buyers only. Opportunities with this much land and built-in mar

Key facts

• Structural standards
• Nearly an acre
• 2018 built

Tags

• NEARLY AN ACRE
• 2018 BUILT
• MODERN PLUMBING
• MODERN ELECTRICAL WIRING
• STRUCTURAL STANDARDS

Property features AI

Finance

• Other: Located on a 0.9642-acre lot; Directions: From HWY 270 and Lamar Ave go north to Douglas Ave, turn right on Douglas to address; Active MLS listing
• Financial info: Listing offered as-is; acceptable financing includes cash and conventional; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Utilities: Homestead not claimed
• Home design: Single family residence; Residential property; One-level; Property faces south; Move-to-site build status; Located in Earlsboro Ot addition
• Construction: Mobile construction; Composition roof
• Exterior features: Corner lot; No additional exterior features listed

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: One living area; No fireplace; Conventional foundation

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $266 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#81 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, employment D-.
• Earlsboro (rural): math 6% / reading 15% proficiency, ranked #490 of 513 in OK (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Earlsboro Es (math 8% / reading 2%, grade F, #766 of 845 statewide, top 94%, 178 students, 0% FRL); Earlsboro Hs (math 10% / reading 10%, grade F, #361 of 447 statewide, top 94%, 85 students, 0% FRL) — zoned schools average 0% FRL vs 72% district-wide (72 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 24 active listings in the ZIP; 183 units permitted in Pottawatomie County in 2024 (16 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($483 loan paydown + $5k appreciation (7.4% local appreciation)).
• Pottawatomie County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (7.4% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, 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 15 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); 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 $68,851 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
5. 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.
6. 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: 1.48% ✓
• Cap rate: 13.01%
• Cash-on-cash: 24.00%
• DSCR: 2.07
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.39% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.7%
• Equity multiple: 3.20×
• Total profit: $43,132
• Equity at exit: $50,254

10-year hold

• IRR: 28.6%
• Equity multiple: 6.76×
• Total profit: $112,668
• Equity at exit: $97,152

Cash invested: $19,572 (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 74840

• Home prices YoY: 2.1%
• Active inventory: 24
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,035 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$31 /mo · $367/yr
• Insurance: −$29
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $266

Break-even live

Break-even rent $698

Max offer price $69,900

Occupancy floor 69%

Sensitivity live

Price	-10% $306	-5% $286	+0% $266	+5% $246	+10% $227
Rent	-10% $184	-5% $225	+0% $266	+5% $307	+10% $348
Rate	-1.0pp $301	-0.5pp $284	base $266	+0.5pp $248	+1.0pp $230

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-19
   days on market $69,900 Active 15 DOM
2. 2026-06-18
   days on market $69,900 Active 14 DOM
3. 2026-06-17
   days on market $69,900 Active 13 DOM
4. 2026-06-16
   days on market $69,900 Active 12 DOM
5. 2026-06-15
   days on market $69,900 Active 11 DOM
6. 2026-06-14
   days on market $69,900 Active 9 DOM
7. 2026-06-12
   days on market $69,900 Active 8 DOM
8. 2026-06-09
   days on market $69,900 Active 5 DOM
9. 2026-06-08
   days on market $69,900 Active 4 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $69,900 Active 3 DOM

ⓘ 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: $367 · $31/mo
• Projected year-2 tax: $629 · $52/mo
• Expected delta: +$262/yr (+$22/mo · 71.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone A · 20% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 5/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $12,422
• − Mortgage interest: −$3,915
• − Property taxes: −$367
• − Insurance: −$1,852
• − Repairs & maintenance: −$994
• − Management: −$994
• − Depreciation: −$2,033
• Taxable income: $2,266
• Est. tax owed @ 24.0%: −$544
• After-tax cash flow: $2,651/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: Earlsboro
• NCES district ID: 4010500
• Math proficiency: 6% ▬ 0.00%
• Reading proficiency: 15% ▼ -5.00%
• Median HH income: $44,796
• Composite: 13.16/100
• National rank: #14513
• State rank: #490 of 513 in OK

Livability — Earlsboro

• Score: 67/100
• State rank: #81
• US rank: #10182

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Earlsboro, OK
• Population (ZIP): 1,993

Population outlook (Pottawatomie County) Hauer SSP2

• Today (2025): 76,622 people
• By 2030: 78,816 · +2.9%
• By 2040: 82,766 · +8.0%
• By 2050: 86,031 · +12.3%
• By 2075: 93,316 · +21.8%
• By 2100: 95,820 · +25.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Native American 20% Two or more races 6% Hispanic / Latino 5% Black 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 1% Lithuanian 1% Romanian 1%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Pottawatomie

• 2024 margin: Solid R (+47.4) · D 25.2% · R 72.7% · Other 2.1%
• 2008→2024 swing: -9.1pp toward R · 2008: -38.4pp · 2024: -47.4pp
• All cycles: 2024: R+47.4 2020: R+46.0 2016: R+46.5 2012: R+38.7 2008: R+38.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.39%
• Current HPI: 365.2182
• 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

• 2026-06-04 Listed $69,900 MLSOK

Property tax history

+18.7%/yr

Latest (2025): $367 · +3.7% YoY. Source: county tax records.