614 Hughes St · Stringtown, OK 74569

$65,000

3 bd · 2.0 ba · 1,280 sqft · Manufactured · 33 Days on market

Built 1984 Fair condition 0.48 ac lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• Condition / age +2.2/5.0

Listing remarks

Investor special! Located just a few minutes north of Atoka, right off of hwy 69/75. 21,000 sqft lot with 3 mobile homes that were previously rented out with a consistent stream of cash flow. They now need some repair and are being sold as is. Whether you want to get them back up and renting or clear the lot and develop another business, up to you. Either way, don’t pass up an opportunity to buy ground in a quickly growing area, and so close to highway frontage. City water, sewer, electric and trash pickup service all in place. Investment opportunity ready to be taken to the next level.

Key facts

• 000 sqft lot
• Highway frontage
• Sewer

Tags

• 21
• 000 SQFT LOT
• 3 MOBILE HOMES
• HIGHWAY FRONTAGE
• CITY WATER
• SEWER

Property features AI

Finance

• HOA & community: Located in a senior community

Exterior

• Security: No safety shelter
• Utilities: Electricity available; Public water; Public sewer
• Home design: Single-wide manufactured home; 1 story; Faces west; Tie-down foundation
• Construction: Manufactured construction; Asphalt/fiberglass roof
• Exterior features: Corner lot; Shed(s); Horses allowed

Interior

• Kitchen: Range
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Aluminum frame windows; Laminate counters
• Laundry & utility: Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $65k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $379 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#252 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing A; Watch: employment D+, schools F, amenities F.
• Stringtown (rural): math 20% / reading 30% proficiency, ranked #344 of 513 in OK (top 67%) — 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: 7 active listings in the ZIP.

Forward outlook

• In year one you build about $1k of equity ($449 loan paydown + $860 appreciation (1.3% local appreciation)).
• Atoka County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.3% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.61% ✓
• Cap rate: 13.29%
• Cash-on-cash: 25.00%
• DSCR: 2.11
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.32% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.9%
• Equity multiple: 2.45×
• Total profit: $26,413
• Equity at exit: $23,287

10-year hold

• IRR: 30.1%
• Equity multiple: 4.72×
• Total profit: $67,655
• Equity at exit: $31,813

Cash invested: $18,200 (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 74569

• Home prices YoY: 0.6%
• Active inventory: 7
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,049 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $379

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 59%

Sensitivity live

Price	-10% $424	-5% $402	+0% $379	+5% $357	+10% $334
Rent	-10% $296	-5% $338	+0% $379	+5% $421	+10% $462
Rate	-1.0pp $412	-0.5pp $396	base $379	+0.5pp $362	+1.0pp $345

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $65,000 Active 33 DOM
2. 2026-06-18
   days on market $65,000 Active 31 DOM
3. 2026-06-17
   days on market $65,000 Active 30 DOM
4. 2026-06-16
   days on market $65,000 Active 29 DOM
5. 2026-06-15
   days on market $65,000 Active 28 DOM
6. 2026-06-13
   days on market $65,000 Active 26 DOM
7. 2026-06-12
   days on market $65,000 Active 25 DOM
8. 2026-06-09
   days on market $65,000 Active 22 DOM
9. 2026-06-08
   days on market $65,000 Active 21 DOM
10. 2026-06-08
    days on market $65,000 Active 20 DOM
11. 2026-06-05
    days on market $65,000 Active 18 DOM
12. 2026-06-04
    days on market $65,000 Active 16 DOM
13. 2026-06-02
    days on market $65,000 Active 15 DOM
14. 2026-06-01
    days on market $65,000 Active 14 DOM
15. 2026-05-31
    days on market $65,000 Active 13 DOM
16. 2026-05-18
    listed $75,000 Active

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥113°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $12,583
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,007
• − Management: −$1,007
• − Depreciation: −$1,891
• Taxable income: $3,738
• Est. tax owed @ 24.0%: −$897
• After-tax cash flow: $3,653/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 · 6 photos

Fair 45/100 Moderate rehab

This property requires significant repairs and maintenance, including roof replacement and landscaping. It presents an opportunity for substantial value increase through these improvements.

Repairs flagged

• Major Roof — Weathered shingles
• Major Landscaping — Overgrown vegetation

Value-add opportunities

• Both Landscaping and vegetation control — Improves curb appeal and property value
• Both Roof repair — Essential for structural integrity and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Roof · Weathered shingles	Major	$15,000–50,000
Landscaping · Overgrown vegetation	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both Landscaping and vegetation control — Improves curb appeal and property value ↑
• Both Roof repair — Essential for structural integrity and property 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: Stringtown
• NCES district ID: 4029010
• Math proficiency: 20% ▼ -5.00%
• Reading proficiency: 30% ▼ -5.00%
• Median HH income: $39,562
• Composite: 24.08/100
• National rank: #13164
• State rank: #344 of 513 in OK

Livability — Stringtown

• Score: 62/100
• State rank: #252
• US rank: #16682

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stringtown, OK
• Population (ZIP): 610

Population outlook (Atoka County) Hauer SSP2

• Today (2025): 13,004 people
• By 2030: 12,522 · -3.7%
• By 2040: 11,595 · -10.8%
• By 2050: 10,709 · -17.6%
• By 2075: 8,957 · -31.1%
• By 2100: 7,452 · -42.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 57% Two or more races 18% Black 15% Native American 11%
• Common ancestry: Slovak 2% Iranian 1% Scotch-Irish 1%

Political lean MEDSL · Atoka

• 2024 margin: Solid R (+71.6) · D 13.8% · R 85.3%
• 2008→2024 swing: -27.7pp toward R · 2008: -43.9pp · 2024: -71.6pp
• All cycles: 2024: R+71.6 2020: R+70.4 2016: R+65.4 2012: R+48.0 2008: R+43.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.32%
• Current HPI: 230.1399
• 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

1 event — show timeline

• 2026-05-18 Listed $75,000 MLS Technology, Inc.