6 S Prince · Haywood, OK 74501

$130,000

3 bd · 2.0 ba · 2,128 sqft · Manufactured public records · 1 Days on market

Built 1994 0.48 ac lot ↓ 7% since listing

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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 +22.0/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +4.4/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this spacious beauty. With 4 bedrooms, 2 1/2 bathrooms, this home provides the perfect blend of space, functionality and modern updates. Fresh exterior paint and newly built porch and deck. Inside you'll find fresh paint, creating a bright and inviting atmosphere. The large living area features a cozy fireplace that makes it perfect for those relaxing evenings at home. The kitchen and bathroom floors have been updated with tile flooring. Also giving piece of mind is a brand-new AC unit installed Fall 2025. Conveniently located close to Haywood Public Schools and the Haywood entrance to McAAP, making school mornings and work commute simple and stress free. With generous livin

Key facts

• Brand new ac unit
• Newly built porch
• Newly built deck

Tags

• FRESH EXTERIOR PAINT
• NEWLY BUILT PORCH
• NEWLY BUILT DECK
• UPDATED TILE FLOORING
• BRAND NEW AC UNIT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $207 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (5.9% below list).
• Recommended offer: $122k (5.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Haywood (rural): math 35% / reading 35% proficiency, ranked #169 of 513 in OK (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 133 active listings in the ZIP; 46 units permitted in Pittsburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Pittsburg County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $122,284 (5.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 0.94% ✗
• Cap rate: 8.21%
• Cash-on-cash: 6.83%
• DSCR: 1.30
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -5.9%
• Equity multiple: 0.78×
• Total profit: $-7,929
• Equity at exit: $19,383

10-year hold

• IRR: 3.7%
• Equity multiple: 1.27×
• Total profit: $9,824
• Equity at exit: $11,240

Cash invested: $36,400 (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 74501

• Home prices YoY: -25.8%
• Active inventory: 133
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,223 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$23 /mo · $274/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $207

Break-even live

Break-even rent $960

Max offer price $130,000

Occupancy floor 78%

Sensitivity live

Price	-10% $281	-5% $244	+0% $207	+5% $171	+10% $-22
Rent	-10% $111	-5% $159	+0% $207	+5% $256	+10% $304
Rate	-1.0pp $273	-0.5pp $240	base $207	+0.5pp $174	+1.0pp $139

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-02-18
   status Pending
2. 2026-02-17
   listed $130,000 Active
3. 2025-01-14
   historical
4. 2024-10-14
   listed $89,900 Active
5. 2024-10-02
   historical
6. 2024-09-22
   status Pending
7. 2024-07-29
   price $89,900
8. 2024-06-13
   price $99,500
9. 2024-06-04
   price $119,900
10. 2024-04-30
    price $128,500
11. 2024-04-02
    listed $139,900 Active

ⓘ 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: $274 · $23/mo
• Projected year-2 tax: $1,170 · $98/mo
• Expected delta: +$896/yr (+$75/mo · 327.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,674
• − Mortgage interest: −$7,282
• − Property taxes: −$274
• − Insurance: −$650
• − Repairs & maintenance: −$1,174
• − Management: −$1,174
• − Depreciation: −$3,782
• Taxable income: $338
• Est. tax owed @ 24.0%: −$81
• After-tax cash flow: $2,407/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: Haywood
• NCES district ID: 4014100
• Math proficiency: 35% ▼ -5.00%
• Reading proficiency: 35% ▲ 10.00%
• Median HH income: $44,998
• Composite: 32.5/100
• National rank: #10839
• State rank: #169 of 513 in OK

Livability — Haywood

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Haywood, OK
• Population (ZIP): 28,687

Population outlook (Pittsburg County) Hauer SSP2

• Today (2025): 42,795 people
• By 2030: 41,901 · -2.1%
• By 2040: 40,680 · -4.9%
• By 2050: 39,952 · -6.6%
• By 2075: 38,858 · -9.2%
• By 2100: 36,031 · -15.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 67% Two or more races 17% Native American 9% Hispanic / Latino 6% Black 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Iranian 2% Slovak 2% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3%

Political lean MEDSL · Pittsburg

• 2024 margin: Solid R (+59.0) · D 19.8% · R 78.8% · Other 1.5%
• 2008→2024 swing: -22.4pp toward R · 2008: -36.6pp · 2024: -59.0pp
• All cycles: 2024: R+59.0 2020: R+56.3 2016: R+52.4 2012: R+38.3 2008: R+36.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -74.14%
• Current HPI: 212.9867
• 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

-7.1% since first listed

11 events — show timeline

• 2026-02-18 Pending — MLS Technology, Inc.
• 2026-02-17 Listed $130,000 MLS Technology, Inc.
• 2025-01-14 Listing Removed — MLS Technology, Inc.
• 2024-10-14 Listed $89,900 MLS Technology, Inc.
• 2024-10-02 Listing Removed — MLS Technology, Inc.
• 2024-09-22 Pending — MLS Technology, Inc.
• 2024-07-29 Price Changed $89,900 MLS Technology, Inc.
• 2024-06-13 Price Changed $99,500 MLS Technology, Inc.
• 2024-06-04 Price Changed $119,900 MLS Technology, Inc.
• 2024-04-30 Price Changed $128,500 MLS Technology, Inc.
• 2024-04-02 Listed $139,900 MLS Technology, Inc.

Property tax history

-1.9%/yr

Latest (2025): $274 · -4.9% YoY. Source: county tax records.