369300 E 5400 Rd · Westport, OK 74020

$150,000

3 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 8 Days on market

Built 2000 10 ac lot Est $136k · 10% over

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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 +22.6/30.0
• Appreciation +10.0/10.0
• DSCR +7.3/10.0
• 1% rule +5.9/10.0
• Livability +3.1/5.0
• ARV discount +2.8/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

10 wooded acres with pond, wet-weather creek, wildlife, and room to roam! This Cleveland property offers a peaceful rural setting with mature trees, deer, turkey, and other wildlife frequently seen on the land. The 3 bed, 2 bath singlewide has been updated and permanently affixed, with vinyl flooring, Hardie Plank exterior, rural water, septic, and multiple heating/cooling options. Home could still use some TLC, but has plenty of life left and offers a great opportunity for country living, weekend retreat, homestead, or acreage starter property. Land is fenced with horse permitted, includes a shed, and features a second septic already in place—ideal for future possibilities such as an

Key facts

• Pond
• Wet-weather creek
• Wildlife

Tags

• WOODED ACRES
• POND
• WET-WEATHER CREEK
• WILDLIFE
• MATURE TREES
• FENCED LAND

Property features AI

Finance

• Other: 10-acre lot

Exterior

• Parking: Gravel driveway parking
• Security: Smoke detectors; No safety shelter
• Utilities: Electricity available; Natural gas available; Rural water source; Septic tank
• Home design: Single-wide manufactured home; Single-story; Faces south; Permanent foundation
• Construction: HardiPlank-type exterior; Manufactured construction; Asphalt/fiberglass roof
• Exterior features: Gravel driveway; Satellite dish; Patio; Porch; Shed(s); Full barbed wire fencing; Mature trees; Wooded areas; Stream/creek and spring on the property; Suitable for farm or ranch use; Horses allowed

Interior

• Kitchen: Microwave; Oven; Range
• Bedrooms: Two first-floor bedrooms (no attached baths)
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms (including a master full bath and a hall full bath)
• Heating & cooling: Gas heating and space heater; Two window cooling units
• Interior features: Aluminum window frames; Laminate countertops; Cable TV wiring; Ceiling fans
• Laundry & utility: First-floor utility room (inside); Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $256 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 8.3% vs local median 4.6% in Westport — 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 62/100 on livability (#266 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: amenities F, commute F, health & safety F.
• Cleveland (town): math 21% / reading 19% proficiency, ranked #169 of 270 in OK (top 63%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Cleveland Primary Es (411 students, 0% FRL); Cleveland Ms (math 17% / reading 14%, grade F, #215 of 345 statewide, top 63%, 410 students, 0% FRL); Cleveland Hs (math 17% / reading 27%, grade F, #222 of 447 statewide, top 52%, 483 students, 0% FRL) — zoned schools average 0% FRL vs 56% district-wide (56 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 90 active listings in the ZIP; 3 units permitted in Pawnee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Pawnee County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $14k; list at $150k implies a 1011% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major 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 $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 D-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. 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.
4. 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.
5. 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: 1.09% ✓
• Cap rate: 8.34%
• Cash-on-cash: 7.32%
• DSCR: 1.33
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $135,936
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
369300 E 5400 Rd	0.00mi	3/2.0	1,152 (0%)	1mo	$136,000	$118	100

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.6%
• Equity multiple: 3.33×
• Total profit: $98,030
• Equity at exit: $135,132

10-year hold

• IRR: 25.7%
• Equity multiple: 7.57×
• Total profit: $275,905
• Equity at exit: $291,417

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 74020

• Home prices YoY: 6.9%
• Active inventory: 90
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,636 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $256

Break-even live

Break-even rent $1,312

Max offer price $150,000

Occupancy floor 79%

Sensitivity live

Price	-10% $360	-5% $308	+0% $256	+5% $204	+10% $152
Rent	-10% $127	-5% $191	+0% $256	+5% $321	+10% $385
Rate	-1.0pp $332	-0.5pp $294	base $256	+0.5pp $217	+1.0pp $178

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 4 events

1. 2026-05-08
   status Pending
2. 2026-04-30
   listed $150,000 Active
3. 1996-04-16
   soldstatus $13,500
4. 1994-06-30
   soldstatus $13,500

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,636
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,571
• − Management: −$1,571
• − Depreciation: −$4,364
• Taxable income: $729
• Est. tax owed @ 24.0%: −$175
• After-tax cash flow: $2,898/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: Cleveland
• NCES district ID: 4008040
• Math proficiency: 21% ▼ -6.00%
• Reading proficiency: 19% ▼ -11.00%
• Median HH income: $45,642
• Composite: 17.52/100
• National rank: #9049
• State rank: #169 of 270 in OK

Livability — Westport

• Score: 62/100
• State rank: #266
• US rank: #17069

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,365

Population outlook (Pawnee County) Hauer SSP2

• Today (2025): 16,219 people
• By 2030: 16,028 · -1.2%
• By 2040: 15,724 · -3.1%
• By 2050: 15,563 · -4.0%
• By 2075: 15,905 · -1.9%
• By 2100: 16,058 · -1.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Two or more races 12% Native American 6% Hispanic / Latino 4% Black 1%
• Common ancestry: Slovak 2% Lithuanian 2% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Asian/Pacific 1%

Political lean MEDSL · Pawnee

• 2024 margin: Solid R (+58.9) · D 19.7% · R 78.6% · Other 1.7%
• 2008→2024 swing: -21.4pp toward R · 2008: -37.4pp · 2024: -58.9pp
• All cycles: 2024: R+58.9 2020: R+57.5 2016: R+53.2 2012: R+40.0 2008: R+37.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 14.01%
• Current HPI: 218.04
• 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

+1011.1% since first listed

4 events — show timeline

• 2026-05-08 Pending — MLS Technology, Inc.
• 2026-04-30 Listed $150,000 MLS Technology, Inc.
• 1996-04-16 Sold (Public Records) $13,500 Public Records
• 1994-06-30 Sold (Public Records) $13,500 Public Records

Property tax history

+5.0%/yr

Latest (2025): $269 · +7.2% YoY. Source: county tax records.