115 Holly St · Perry, OK 73077

$135,000

3 bd · 2.0 ba · 2,240 sqft · Manufactured public records · 4 Days on market

Built 2000 0.80 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 +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.4/10.0

Listing remarks

If you’ve been looking for more space without giving up convenience, this property might be exactly what you’ve been waiting for. Sitting on . 8 acres in Perry, this spacious 3 bedroom, 2 bathroom double wide offers over 2,200 square feet with room to spread out both inside and outside. The layout gives you a comfortable everyday flow with multiple living spaces and a kitchen that opens to the main living area, making it easy to stay connected whether you’re cooking, relaxing, or entertaining. Large decks on both the front and back of the home give you great places to sit in the evenings, host friends, or just enjoy the extra outdoor space that comes with having nearly an

Key facts

• Water softener
• Workshop
• 0.8 acre lot

Tags

• MULTIPLE LIVING AREAS
• LARGE FRONT AND BACK DECKS
• WORKSHOP
• STAND UP STORM SHELTER
• WATER SOFTENER
• HVAC SYSTEM OPERATIONAL

Property features AI

Finance

• Other: Homestead: Yes; Located in Northeast Perry addition
• Financial info: Assumable loan: No; Loan qualification: Unknown
• HOA & community: No mandatory association dues

Exterior

• Security: Above-ground storm shelter
• Home design: Single-family manufactured home; Faces south; Existing property
• Construction: Manufactured construction; Composition roof; Combination foundation
• Exterior features: Open deck; Interior lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: One-level living; Living areas: 2; Dining area: 1; No dedicated study; In-law plan: No; One fireplace (other type)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $191 ($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 $124k (8.0% below list).
• Recommended offer: $124k (8.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#78 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment C-, amenities F, commute F.
• Perry (rural): math 22% / reading 29% proficiency, ranked #102 of 270 in OK (top 38%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Perry Es (math 28% / reading 34%, grade F, #244 of 845 statewide, top 29%, 552 students, 0% FRL); Perry Hs (math 22% / reading 32%, grade F, #125 of 447 statewide, top 31%, 298 students, 0% FRL) — zoned schools average 0% FRL vs 44% district-wide (44 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 40 active listings in the ZIP; 4 units permitted in Noble County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Noble County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $20k; list at $135k implies a 575% 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 $124,173 (8.0% 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. 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. 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: 0.92% ✗
• Cap rate: 7.99%
• Cash-on-cash: 6.05%
• DSCR: 1.27
• GRM: 9.1

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: -7.0%
• Equity multiple: 0.74×
• Total profit: $-9,800
• Equity at exit: $20,129

10-year hold

• IRR: 2.5%
• Equity multiple: 1.18×
• Total profit: $6,824
• Equity at exit: $11,672

Cash invested: $37,800 (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 73077

• Home prices YoY: -3.9%
• Active inventory: 40
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,242 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$26 /mo · $313/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $191

Break-even live

Break-even rent $1,000

Max offer price $135,000

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $135,000 Active 4 DOM
2. 2026-06-18
   days on market $135,000 Active 3 DOM
3. 2026-06-17
   days on market $135,000 Active 2 DOM
4. 2026-06-16
   pricedays on marketlisting id $135,000 Active 1 DOM
5. 2026-06-10
   days on market $143,995 Active 119 DOM
6. 2026-06-09
   days on market $143,995 Active 118 DOM
7. 2026-06-08
   days on market $143,995 Active 117 DOM
8. 2026-06-07
   days on market $143,995 Active 116 DOM
9. 2026-06-03
   days on market $143,995 Active 112 DOM
10. 2026-06-02
    days on market $143,995 Active 111 DOM
11. 2026-06-01
    days on market $143,995 Active 110 DOM
12. 2026-05-31
    days on market $143,995 Active 109 DOM
13. 2026-05-30
    days on market $143,995 Active 108 DOM
14. 2026-04-23
    price $143,995
15. 2026-03-17
    price $144,000
16. 2026-02-23
    price $145,000
17. 2026-02-11
    listed $150,000 Active
18. 2007-08-02
    soldstatus $20,000
19. 2005-08-22
    soldstatus $12,000

ⓘ 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: $313 · $26/mo
• Projected year-2 tax: $1,215 · $101/mo
• Expected delta: +$902/yr (+$75/mo · 288.2%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 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: $14,901
• − Mortgage interest: −$7,562
• − Property taxes: −$313
• − Insurance: −$675
• − Repairs & maintenance: −$1,192
• − Management: −$1,192
• − Depreciation: −$3,927
• Taxable income: $39
• Est. tax owed @ 24.0%: −$9
• After-tax cash flow: $2,279/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: Perry
• NCES district ID: 4023850
• Math proficiency: 22% ▼ -7.00%
• Reading proficiency: 29% ▼ -6.00%
• Median HH income: $43,886
• Composite: 21.86/100
• National rank: #8239
• State rank: #102 of 270 in OK

Livability — Perry

• Score: 68/100
• State rank: #78
• US rank: #10029

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Perry, OK
• Population (ZIP): 6,235

Population outlook (Noble County) Hauer SSP2

• Today (2025): 11,554 people
• By 2030: 11,506 · -0.4%
• By 2040: 11,345 · -1.8%
• By 2050: 11,128 · -3.7%
• By 2075: 10,658 · -7.8%
• By 2100: 9,623 · -16.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 7% Hispanic / Latino 3% Black 2% Native American 1%
• Common ancestry: Lithuanian 3% Iranian 2% Italian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Noble

• 2024 margin: Solid R (+57.4) · D 20.4% · R 77.7% · Other 1.9%
• 2008→2024 swing: -3.8pp toward R · 2008: -53.6pp · 2024: -57.4pp
• All cycles: 2024: R+57.4 2020: R+57.1 2016: R+57.6 2012: R+50.6 2008: R+53.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -9.14%
• Current HPI: 227.4711
• 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

+1100.0% since first listed

6 events — show timeline

• 2026-04-23 Price Changed $143,995 MLSOK
• 2026-03-17 Price Changed $144,000 MLSOK
• 2026-02-23 Price Changed $145,000 MLSOK
• 2026-02-11 Listed $150,000 MLSOK
• 2007-08-02 Sold (Public Records) $20,000 Public Records
• 2005-08-22 Sold (Public Records) $12,000 Public Records

Property tax history

-1.9%/yr

Latest (2025): $313 · +5.0% YoY. Source: county tax records.