58 Divine · Springer, OK 73401

$150,000

4 bd · 2.0 ba · 1,500 sqft · Manufactured · 14 Days on market

Built 1996 Good condition 1.02 ac lot

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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 +21.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +5.5/10.0
• Rent growth +4.3/5.0
• Condition / age +4.0/5.0
• Livability +2.9/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 4 bedroom, 2 bath home situated on a . 34 acre lot outside city limits with option for additional land, offering privacy while still being minutes from town. This is a very nice Solitaire double wide featuring updated flooring and fresh paint throughout. The home has been rewired with updated electrical, includes stainless steel appliances, and features updated bathrooms and kitchen, making it truly move-in ready. The property has been consistently rented for $1,795-1,800 per month, making it an attractive investment opportunity. Two neighboring, well-maintained double wides have also operated as higher-end rentals at approximately $1,775-1,800 per month each. Properties may be pur

Key facts

• Fresh paint
• Updated bathrooms
• Updated flooring

Tags

• 34 ACRE LOT
• UPDATED FLOORING
• FRESH PAINT
• STAINLESS STEEL APPLIANCES
• UPDATED BATHROOMS
• UPDATED KITCHEN

Property features AI

Finance

• Financial info: $700 annual tax (2025)

Exterior

• Security: Smoke detector(s)
• Utilities: Electricity available; Well water; Septic tank
• Home design: Manufactured home (double wide); Single-story; Faces west; Entry on crawlspace foundation
• Construction: Manufactured construction; Crawlspace foundation; Double wide body type; Built (year per public records)
• Exterior features: Smoke detectors; No safety shelter; Less than 5 miles to water (Lake Jean Neustadt); 1.02-acre lot

Interior

• Kitchen: Oven; Range; Dishwasher
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Vinyl flooring; Other interior features
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $150k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $210 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).

Location & tenants

• Location reads 57/100 on livability (#476 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Springer (rural): math 10% / reading 20% proficiency, ranked #463 of 513 in OK (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+7.4%/yr); 379 active listings in the ZIP; 73 units permitted in Carter County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Carter County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 7.4% rent growth), your $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 2y ago; this cycle's ask is 8724% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

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

Recommended offer $150,000

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. 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?
3. 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?
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: 1.05% ✓
• Cap rate: 7.98%
• Cash-on-cash: 6.01%
• DSCR: 1.27
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.38% rent growth · sell at horizon

5-year hold

• IRR: -2.2%
• Equity multiple: 0.91×
• Total profit: $-3,615
• Equity at exit: $22,365

10-year hold

• IRR: 11.8%
• Equity multiple: 2.12×
• Total profit: $46,839
• Equity at exit: $12,969

Cash invested: $42,000 (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 73401

• Home prices YoY: -21.7%
• Rents YoY: 7.4%
• Active inventory: 379
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,579 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $210

Break-even live

Break-even rent $1,312

Max offer price $150,000

Occupancy floor 82%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-19
   days on market $150,000 Active 14 DOM
2. 2026-06-18
   days on market $150,000 Active 13 DOM
3. 2026-06-17
   days on market $150,000 Active 12 DOM
4. 2026-06-16
   days on market $150,000 Active 11 DOM
5. 2026-06-16
   price $150,000 Active 10 DOM
6. 2026-06-15
   days on market $165,000 Active 10 DOM
7. 2026-06-14
   days on market $165,000 Active 8 DOM
8. 2026-06-12
   days on market $165,000 Active 7 DOM
9. 2026-06-09
   days on market $165,000 Active 4 DOM
10. 2026-06-08
    days on market $165,000 Active 3 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $165,000 Active 2 DOM

ⓘ 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 ≥111°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $18,943
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,515
• − Management: −$1,515
• − Depreciation: −$4,364
• Taxable income: $146
• Est. tax owed @ 24.0%: −$35
• After-tax cash flow: $2,490/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 · 12 photos

Good 80/100 Cosmetic rehab

This move-in ready manufactured home is in good condition with updated features and a well-maintained exterior. Minor improvements could further enhance its curb appeal and value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping and curb appeal improvements — Improves property's visual appeal
• Both Add a small garden or flower bed near the front door — Enhances curb appeal and adds value
• Both Install a security system — Improves safety and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Improves property's visual appeal ↑
• Both Add a small garden or flower bed near the front door — Enhances curb appeal and adds value ↑
• Both Install a security system — Improves safety and adds value ↑

ⓘ 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: Springer
• NCES district ID: 4028350
• Math proficiency: 10% ▼ -10.00%
• Reading proficiency: 20% ▼ -5.00%
• Median HH income: $42,407
• Composite: 16.47/100
• National rank: #14249
• State rank: #463 of 513 in OK

Livability — Springer

• Score: 57/100
• State rank: #476
• US rank: #22048

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Springer, OK
• County: Carter County · 36,833 people
• Metro: Ardmore, OK
• Population (ZIP): 36,833
• Household income: $61,989
• Rent vs Own: 36.8% rent · 63.2% own
• Severe rent burden: 1026.0

Population outlook (Carter County) Hauer SSP2

• Today (2025): 50,892 people
• By 2030: 51,913 · +2.0%
• By 2040: 53,857 · +5.8%
• By 2050: 55,604 · +9.3%
• By 2075: 60,670 · +19.2%
• By 2100: 62,366 · +22.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 65% Two or more races 14% Hispanic / Latino 9% Native American 8% Black 7% Asian 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 5%

Political lean MEDSL · Carter

• 2024 margin: Solid R (+54.7) · D 21.9% · R 76.7% · Other 1.4%
• 2008→2024 swing: -14.2pp toward R · 2008: -40.5pp · 2024: -54.7pp
• All cycles: 2024: R+54.7 2020: R+52.5 2016: R+52.6 2012: R+42.7 2008: R+40.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -74.93%
• Current HPI: 269.7381
• Rent YoY: ▲ 7.38%
• Metro: Ardmore, 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

-99.7% since first listed

21 events — show timeline

• 2026-06-06 Listed for Rent $1,700 APPFOLIO
• 2026-06-05 Listed $165,000 MLS Technology, Inc.
• 2026-03-05 Rental Removed $1,700 APPFOLIO
• 2026-03-01 Listing Removed — MLS Technology, Inc.
• 2026-02-28 Price Changed $1,700 APPFOLIO
• 2026-02-05 Price Changed $1,500 APPFOLIO
• 2026-01-23 Listed $157,500 MLS Technology, Inc.
• 2026-01-08 Listed for Rent $1,700 APPFOLIO
• 2025-08-11 Rental Removed $1,800 APPFOLIO
• 2025-07-24 Listing Removed — MLS Technology, Inc.
• 2025-07-21 Listed $159,000 MLS Technology, Inc.
• 2025-07-11 Listed for Rent $1,800 APPFOLIO
• 2024-10-24 Listing Removed — MLS Technology, Inc.
• 2024-09-25 Listing Removed — MLSOK
• 2024-08-01 Price Changed $489,000 MLS Technology, Inc.
• 2024-07-10 Price Changed $495,000 MLS Technology, Inc.
• 2024-07-09 Price Changed $495,000 MLSOK
• 2024-05-21 Price Changed $500,000 MLS Technology, Inc.
• 2024-05-21 Price Changed $500,000 MLSOK
• 2024-04-25 Listed $550,000 MLSOK
• 2024-04-25 Listed $550,000 MLS Technology, Inc.