203315 E County Road 53 · Sharon, OK 73857

$129,000

3 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 57 Days on market

Built 1995 4.50 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 +22.4/30.0
• Appreciation +7.7/10.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +4.7/10.0
• Schools +3.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

If you are looking for country living and seclusion this is the home for you. Located in SW Woodward County this 3 bedroom 2 bath home on 4.5 acres is awaiting a new owner. The home has a nice kitchen/dining area and a inviting living room with a woodstove. The west side of the home has a nice covered porch and the east side has patio area. The home also has a metal roof to withstand those occasional hail storms. In addition there is a storage shed, well house, and a large concrete slab. The owner recently replaced the flooring in several rooms giving it a fresh new feel and appearance. The home and acreage are located off County Road 53, however you can travel paved roads all the way to Wo

Key facts

• Covered porch
• Well house
• Metal roof

Tags

• COVERED PORCH
• PATIO AREA
• METAL ROOF
• STORAGE SHED
• WELL HOUSE
• LARGE CONCRETE SLAB

Property features AI

Finance

• Other: Approximately 4.5 acres; Zoned Agricultural

Exterior

• Utilities: Private well water; Septic tank
• Home design: Residential mobile home; Single-story; Faces west
• Construction: Wood siding; Metal roof
• Exterior features: Covered patio/porch; Storm door(s)

Interior

• Kitchen: Dishwasher; Microwave
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Natural gas heating; Propane heating; Central air conditioning
• Interior features: Pantry; Living room wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $129k.

Deal economics

• At list price, monthly cash flow is $214 ($3k/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 $125k (3.3% below list).
• Recommended offer: $125k (3.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#399 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing C-, health & safety C-, schools F.
• Sharon-Mutual (rural): math 35% / reading 35% proficiency, ranked #144 of 513 in OK (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1 active listings in the ZIP; 2 units permitted in Woodward County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($892 loan paydown + $7k appreciation (5.4% local appreciation)).
• Woodward County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (5.4% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $50k; list at $129k implies a 158% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $124,745 (3.3% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.97% ✗
• Cap rate: 8.28%
• Cash-on-cash: 7.10%
• DSCR: 1.32
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.36% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.8%
• Equity multiple: 2.27×
• Total profit: $45,940
• Equity at exit: $75,921

10-year hold

• IRR: 19.4%
• Equity multiple: 4.48×
• Total profit: $125,842
• Equity at exit: $133,420

Cash invested: $36,120 (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 73857

• Home prices YoY: 2.2%
• Active inventory: 1
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,247 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$42 /mo · $498/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $214

Break-even live

Break-even rent $977

Max offer price $129,000

Occupancy floor 78%

Sensitivity live

Price	-10% $287	-5% $250	+0% $214	+5% $177	+10% $141
Rent	-10% $115	-5% $164	+0% $214	+5% $263	+10% $312
Rate	-1.0pp $279	-0.5pp $247	base $214	+0.5pp $180	+1.0pp $146

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $129,000 Active 57 DOM
2. 2026-06-18
   days on market $129,000 Active 55 DOM
3. 2026-06-17
   days on market $129,000 Active 54 DOM
4. 2026-06-16
   days on market $129,000 Active 53 DOM
5. 2026-06-15
   days on market $129,000 Active 52 DOM
6. 2026-06-13
   days on market $129,000 Active 50 DOM
7. 2026-06-12
   days on market $129,000 Active 49 DOM
8. 2026-06-09
   days on market $129,000 Active 46 DOM
9. 2026-06-08
   days on market $129,000 Active 45 DOM
10. 2026-06-08
    days on market $129,000 Active 44 DOM
11. 2026-06-05
    days on market $129,000 Active 42 DOM
12. 2026-06-04
    days on market $129,000 Active 40 DOM
13. 2026-06-02
    days on market $129,000 Active 39 DOM
14. 2026-06-01
    days on market $129,000 Active 38 DOM
15. 2026-05-31
    days on market $129,000 Active 37 DOM
16. 2026-04-23
    listed $129,000 Active
17. 2025-10-24
    historical Active Under Contract
18. 2025-07-25
    price $119,000
19. 2025-04-30
    listed $129,000 Active
20. 2024-06-28
    soldstatus $50,000
21. 2023-10-23
    soldstatus $76,500

ⓘ 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: $498 · $42/mo
• Projected year-2 tax: $1,161 · $97/mo
• Expected delta: +$663/yr (+$55/mo · 133.1%)

ⓘ 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 5/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 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: $14,969
• − Mortgage interest: −$7,226
• − Property taxes: −$498
• − Insurance: −$645
• − Repairs & maintenance: −$1,198
• − Management: −$1,198
• − Depreciation: −$3,753
• Taxable income: $453
• Est. tax owed @ 24.0%: −$109
• After-tax cash flow: $2,456/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: Sharon-Mutual
• NCES district ID: 4021030
• Math proficiency: 35% ▬ 0.00%
• Reading proficiency: 35% ▲ 5.00%
• Median HH income: $59,439
• Composite: 33.88/100
• National rank: #10359
• State rank: #144 of 513 in OK

Livability — Sharon

• Score: 59/100
• State rank: #399
• US rank: #20343

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,031

Population outlook (Woodward County) Hauer SSP2

• Today (2025): 24,787 people
• By 2030: 26,517 · +7.0%
• By 2040: 30,299 · +22.2%
• By 2050: 34,449 · +39.0%
• By 2075: 46,083 · +85.9%
• By 2100: 54,639 · +120.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 9% Hispanic / Latino 4% Native American 2% Black 2%
• Common ancestry: Slovak 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 94% English-only · Spanish 5% Chinese 1%

Political lean MEDSL · Woodward

• 2024 margin: Solid R (+72.0) · D 13.2% · R 85.2% · Other 1.6%
• 2008→2024 swing: -6.8pp toward R · 2008: -65.2pp · 2024: -72.0pp
• All cycles: 2024: R+72.0 2020: R+72.0 2016: R+72.1 2012: R+68.0 2008: R+65.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.36%
• Current HPI: 250.9422
• 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

+68.6% since first listed

6 events — show timeline

• 2026-04-23 Listed $129,000 NWOAR
• 2025-10-24 Contingent — NWOAR
• 2025-07-25 Price Changed $119,000 NWOAR
• 2025-04-30 Listed $129,000 NWOAR
• 2024-06-28 Sold (Public Records) $50,000 Public Records
• 2023-10-23 Sold (Public Records) $76,500 Public Records

Property tax history

+2.6%/yr

Latest (2025): $498 · +75.4% YoY. Source: county tax records.