12205 SW 27th St · Oklahoma City, OK 73099

$165,000

3 bd · 2.0 ba · 1,680 sqft · Manufactured public records · 87 Days on market

Built 1992 1.07 ac lot $6/mo HOA

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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 +22.2/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +5.5/10.0
• Livability +4.0/5.0
• Schools +3.1/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wide open spaces with close proximity to all conveniences of shopping, dining, medical. This spacious 1,680 mobile home has 2 living, large kitchen and dining, 3 bedrooms, 2 baths. Large gatherings in the living room can spread out into the 2nd living room and even spill over into the kitchen which is the hub of this home! With a breakfast bar, fridge and eat-in dining room and is open to second living room. Master bedroom has lots of closet space, en-suite with two-person chin-deep tub and separate step in shower. Enclosed patio has 8 person bubbly hot tub, door and doggie door to back yard. Large metal shop for vehicle storage, woodshop or lawn maintenance. Previous in-ground pool will need to be addressed by Buyer. Home is serviced with septic, public electric, water and natural gas but the meter has been pulled. Mature trees on west and north side of home provides privacy and bird watching pleasure. Great neighborhood! Easy access to all things Oklahoma City/Mustang/Yukon/El Reno.

Key facts

• Metal shop
• 3 overhead doors
• 1 acre property

Tags

• 1 ACRE PROPERTY
• OPEN KITCHEN WITH ISLAND
• LARGE COVERED BACK PORCH
• ENCLOSED AREA WITH HOT TUB
• METAL SHOP
• 3 OVERHEAD DOORS

Property features AI

Finance

• Other: Homestead exemption indicated
• Financial info: Offered in as-is condition; eligible financing includes cash and conventional; Not assumable
• HOA & community: Mandatory association dues; Association fee of $70 that includes common area maintenance

Exterior

• Parking: Move‑to‑site property (site-installed setup)
• Utilities: Electricity available; Public water; Septic tank
• Home design: Single family residence; Manufactured / mobile construction; South-facing
• Construction: Composition roof (replaced/installed 2021); Conventional foundation
• Exterior features: Covered patio; Workshop; Combination fencing; Interior lot

Interior

• Kitchen: Free-standing electric range/oven
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: Ceiling fan(s); One living area plus a second living/bonus area; Covered patio; Workshop space
• Laundry & utility: Septic tank (private septic)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $268 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $155k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 3.7% in Oklahoma City — 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 80/100 on livability (#3 in OK, #1,635 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime F.
• Mustang (suburban): math 35% / reading 33% proficiency, ranked #28 of 270 in OK (top 10%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Riverwood Es (math 36% / reading 31%, grade F, #205 of 845 statewide, top 25%, 861 students, 0% FRL); Mustang Hs (math 28% / reading 39%, grade F, #65 of 447 statewide, top 14%, 3,756 students, 0% FRL) — zoned schools average 0% FRL vs 28% district-wide (28 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+1.2%/yr); 1560 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 260 units permitted in Canadian County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Canadian County population projected at +64% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 27y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 8.24%
• Cash-on-cash: 6.95%
• DSCR: 1.31
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.19% rent growth · sell at horizon

5-year hold

• IRR: -7.6%
• Equity multiple: 0.72×
• Total profit: $-12,792
• Equity at exit: $24,602

10-year hold

• IRR: -0.5%
• Equity multiple: 0.97×
• Total profit: $-1,450
• Equity at exit: $14,266

Cash invested: $46,200 (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 73099

• Rents YoY: 1.2%
• Active inventory: 1560
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,732 high
• Mortgage (P&I): −$865
• Tax from tax record: −$161 /mo · $1,930/yr
• Insurance: −$69
• HOA: −$6
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $268

Break-even live

Break-even rent $1,393

Max offer price $165,000

Occupancy floor 80%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3605 Maggie Rd Mustang, OK	4.0	2.0	1459	$1,595	$1.09	15d	1	0.60mi
3617 Maggie Rd Mustang, OK	4.0	2.0	1459	$1,595	$1.09	24d	1	0.62mi
3617 Maggie Rd Mustang, OK	4.0	2.0	1459	$1,595	$1.09	15d	1	0.62mi
3629 Maggie Rd Mustang, OK	4.0	2.0	1459	$1,595	$1.09	24d	1	0.64mi
3629 Maggie Rd Mustang, OK	4.0	2.0	1459	$1,595	$1.09	20d	1	0.64mi
12044 SW 36th St Mustang, OK	4.0	2.0	1459	$1,595	$1.09	16d	1	0.67mi
12044 SW 36th St Mustang, OK	4.0	2.0	1524	$1,595	$1.05	3d	1	0.67mi
12036 SW 17th St Yukon, OK	3.0	2.0	1659	$2,095	$1.26	24d	1	0.68mi
2924 Firefly Dr Yukon, OK	3.0	2.0	1607	$1,850	$1.15	24d	1	0.72mi
2933 Ember Dr Yukon, OK	4.0	2.0	1796	$1,895	$1.06	24d	1	0.75mi
2933 Ember Dr Yukon, OK	4.0	2.0	1796	$1,895	$1.06	15d	1	0.75mi
11521 SW 24th St Yukon, OK	3.0	2.0	1398	$1,595	$1.14	4d	1	0.88mi
12501 SW 15th Ter Yukon, OK	3.0	2.0	1238	$1,495	$1.21	4d	1	0.95mi
11424 SW 25th St Yukon, OK	4.0	2.0	1721	$1,833	$1.07	24d	1	0.96mi
12316 SW 14th St Yukon, OK	2.0	2.5	1190	$1,395	$1.17	12d	1	0.96mi
1328 Garden Gate Dr Unit A Yukon, OK	3.0	2.0	1250	$1,395	$1.12	17d	1	0.98mi
1328a Garden Gate Dr Yukon, OK	3.0	2.0	1250	$1,395	$1.12	16d	1	0.98mi
11823 SW 14th St Yukon, OK	3.0	2.0	1272	$1,250	$0.98	16d	1	1.00mi
3805 Palmetto Bluff Dr Mustang, OK	4.0	2.0	1720	$1,895	$1.10	24d	1	1.01mi
12224 SW 14th St Yukon, OK	3.0	2.0	1383	$1,500	$1.08	17d	1	1.03mi
12225 SW 14th St Yukon, OK	3.0	2.0	1175	$1,495	$1.27	20d	1	1.05mi
12504 SW 12th St Yukon, OK	3.0	2.0	1327	$1,850	$1.39	24d	1	1.07mi
11623 SW 38th St Mustang, OK	3.0	2.0	1515	$1,545	$1.02	24d	1	1.08mi
11632 SW 40th St Mustang, OK	4.0	2.5	1822	$1,700	$0.93	24d	1	1.13mi
1109 Hickory Creek Dr Yukon, OK	3.0	2.0	1303	$1,595	$1.22	24d	1	1.24mi
11501 SW 15th St Yukon, OK	1.0–3.0	1.0–2.0	878	$1,250	$1.42	2d	9	1.25mi
1017 Redwood Creek Dr Yukon, OK	3.0	2.0	1629	$2,095	$1.29	24d	1	1.27mi
11652 SW 12th St Yukon, OK	3.0	2.0	1538	$1,700	$1.11	24d	1	1.27mi
12308 SW 9th Ter Yukon, OK	3.0	2.0	1282	$1,395	$1.09	24d	1	1.29mi
12109 SW 8th St Yukon, OK	3.0	2.0	1250	$1,590	$1.27	4d	1	1.32mi
12109 SW 8th St Yukon, OK	3.0	2.0	1250	$1,590	$1.27	15d	1	1.32mi
1009 Harvest Dr Yukon, OK	3.0	2.0	1698	$1,595	$0.94	24d	1	1.38mi
713 Sage Brush Rd Yukon, OK	3.0	2.0	1630	$1,800	$1.10	4d	1	1.41mi
11600 SW 9th St Yukon, OK	3.0	2.0	1456	$1,495	$1.03	15d	1	1.47mi
1104 Westridge Dr Yukon, OK	3.0	2.0	1486	$1,595	$1.07	15d	1	1.48mi

HOA detail

• Monthly dues: $6 · $72/yr
• Likely covers: watergaselectricpool

Listing history 23 events

1. 2026-06-18
   days on market $165,000 Active 87 DOM
2. 2026-06-17
   days on market $165,000 Active 86 DOM
3. 2026-06-16
   days on market $165,000 Active 85 DOM
4. 2026-06-15
   days on market $165,000 Active 84 DOM
5. 2026-06-13
   days on market $165,000 Active 82 DOM
6. 2026-06-09
   days on market $165,000 Active 78 DOM
7. 2026-06-08
   days on market $165,000 Active 77 DOM
8. 2026-06-07
   days on market $165,000 Active 76 DOM
9. 2026-06-05
   days on market $165,000 Active 73 DOM
10. 2026-06-03
    days on market $165,000 Active 72 DOM
11. 2026-06-02
    days on market $165,000 Active 71 DOM
12. 2026-06-01
    days on market $165,000 Active 70 DOM
13. 2026-05-31
    price $165,000 Active 69 DOM
14. 2026-05-31
    days on market $175,000 Active 69 DOM
15. 2026-04-29
    price $175,000
16. 2026-03-23
    listed $180,000 Active
17. 2022-03-14
    soldstatus $150,000
18. 2022-03-10
    soldstatus $150,000 Sold 999-char remark

    Show marketing remark (999 chars)

    Wide open spaces with close proximity to all conveniences of shopping, dining, medical. This spacious 1,680 mobile home has 2 living, large kitchen and dining, 3 bedrooms, 2 baths. Large gatherings in the living room can spread out into the 2nd living room and even spill over into the kitchen which is the hub of this home! With a breakfast bar, fridge and eat-in dining room and is open to second living room. Master bedroom has lots of closet space, en-suite with two-person chin-deep tub and separate step in shower. Enclosed patio has 8 person bubbly hot tub, door and doggie door to back yard. Large metal shop for vehicle storage, woodshop or lawn maintenance. Previous in-ground pool will need to be addressed by Buyer. Home is serviced with septic, public electric, water and natural gas but the meter has been pulled. Mature trees on west and north side of home provides privacy and bird watching pleasure. Great neighborhood! Easy access to all things Oklahoma City/Mustang/Yukon/El Reno.

19. 2022-02-10
    status Pending 999-char remark

    Show marketing remark (999 chars)

    Wide open spaces with close proximity to all conveniences of shopping, dining, medical. This spacious 1,680 mobile home has 2 living, large kitchen and dining, 3 bedrooms, 2 baths. Large gatherings in the living room can spread out into the 2nd living room and even spill over into the kitchen which is the hub of this home! With a breakfast bar, fridge and eat-in dining room and is open to second living room. Master bedroom has lots of closet space, en-suite with two-person chin-deep tub and separate step in shower. Enclosed patio has 8 person bubbly hot tub, door and doggie door to back yard. Large metal shop for vehicle storage, woodshop or lawn maintenance. Previous in-ground pool will need to be addressed by Buyer. Home is serviced with septic, public electric, water and natural gas but the meter has been pulled. Mature trees on west and north side of home provides privacy and bird watching pleasure. Great neighborhood! Easy access to all things Oklahoma City/Mustang/Yukon/El Reno.

20. 2022-01-21
    listed $174,900 Active 999-char remark

    Show marketing remark (999 chars)

    Wide open spaces with close proximity to all conveniences of shopping, dining, medical. This spacious 1,680 mobile home has 2 living, large kitchen and dining, 3 bedrooms, 2 baths. Large gatherings in the living room can spread out into the 2nd living room and even spill over into the kitchen which is the hub of this home! With a breakfast bar, fridge and eat-in dining room and is open to second living room. Master bedroom has lots of closet space, en-suite with two-person chin-deep tub and separate step in shower. Enclosed patio has 8 person bubbly hot tub, door and doggie door to back yard. Large metal shop for vehicle storage, woodshop or lawn maintenance. Previous in-ground pool will need to be addressed by Buyer. Home is serviced with septic, public electric, water and natural gas but the meter has been pulled. Mature trees on west and north side of home provides privacy and bird watching pleasure. Great neighborhood! Easy access to all things Oklahoma City/Mustang/Yukon/El Reno.

21. 2000-05-02
    soldstatus $84,000
22. 1999-08-18
    soldstatus $84,000
23. 1999-03-26
    listed $82,900

ⓘ 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: $1,930 · $161/mo
• Projected year-2 tax: $1,930 · $161/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,786
• − Mortgage interest: −$9,243
• − Property taxes: −$1,930
• − Insurance: −$825
• − Repairs & maintenance: −$1,663
• − Management: −$1,663
• − HOA: −$72
• − Depreciation: −$4,800
• Taxable income: $591
• Est. tax owed @ 24.0%: −$142
• After-tax cash flow: $3,069/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: Mustang
• NCES district ID: 4021000
• Math proficiency: 35% ▼ -10.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $67,559
• Composite: 31.21/100
• National rank: #6038
• State rank: #28 of 270 in OK

Livability — Oklahoma City

• Score: 80/100
• State rank: #3
• US rank: #1635

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oklahoma City, OK
• County: Canadian County · 154,341 people
• City population: 498,656
• Metro: Oklahoma City, OK
• Population (ZIP): 91,014
• Household income: $88,030
• Rent vs Own: 26.1% rent · 73.9% own
• Severe rent burden: 1838.0

Population outlook (Canadian County) Hauer SSP2

• Today (2025): 174,062 people
• By 2030: 195,170 · +12.1%
• By 2040: 239,293 · +37.5%
• By 2050: 285,457 · +64.0%
• By 2075: 403,766 · +132.0%
• By 2100: 498,766 · +186.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Two or more races 11% Hispanic / Latino 10% Black 3% Asian 3% Native American 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 2% Slovak 1% Portuguese 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 91% English-only · Spanish 5% Vietnamese 2% Other Asian/Pacific 1%

Political lean MEDSL · Canadian

• 2024 margin: Solid R (+40.4) · D 28.8% · R 69.2% · Other 2.0%
• 2008→2024 swing: +11.9pp toward D · 2008: -52.2pp · 2024: -40.4pp
• All cycles: 2024: R+40.4 2020: R+43.3 2016: R+51.2 2012: R+54.4 2008: R+52.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -206.04%
• Current HPI: 244.6836
• Rent YoY: ▲ 1.19%
• 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

+111.1% since first listed

9 events — show timeline

• 2026-04-29 Price Changed $175,000 MLSOK
• 2026-03-23 Listed $180,000 MLSOK
• 2022-03-14 Sold (Public Records) $150,000 Public Records
• 2022-03-10 Sold (MLS) $150,000 MLSOK
• 2022-02-10 Pending — MLSOK
• 2022-01-21 Listed $174,900 MLSOK
• 2000-05-02 Sold (Public Records) $84,000 Public Records
• 1999-08-18 Sold (Public Records) $84,000 Public Records
• 1999-03-26 Listed $82,900 MLSOK

Property tax history

+8.0%/yr

Latest (2025): $1,930 · +6.3% YoY. Source: county tax records.