412 W Harrison St · Mangum, OK 73554

$55,000

3 bd · 2.0 ba · 1,252 sqft · SingleFamily public records · 26 Days on market

Built 1949 4,622 sqft lot Est $55k · at est.

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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 +7.6/15.0
• Appreciation +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

CHARMING BUNGALOW PRICED TO SELL! This 3-bedroom, 2-bath home offers character and comfort. Enjoy relaxing on the covered front porch before stepping inside to a warm and inviting living room featuring beautiful original hardwood floors. One end of the living room showcases stunning knotty wood paneling with built-in bookshelves and a cozy fireplace with a metal insert heater. The living room flows seamlessly into the dining room, which also features the original hardwood floors. The kitchen includes wood cabinetry along with a gas stove, refrigerator, and microwave. The laundry room is a nice size and comes complete with a washer and dryer. The primary bedroom is carpeted and has its own p

Key facts

• Covered front porch
• Knotty wood paneling
• Cozy fireplace

Tags

• COVERED FRONT PORCH
• ORIGINAL HARDWOOD FLOORS
• KNOTTY WOOD PANELING
• BUILT-IN BOOKSHELVES
• COZY FIREPLACE
• FENCED BACKYARD

Property features AI

Finance

• Other: Property listed as residential single family; Legal addition: Powers 3rd; Directions: North on Louis Tittle, west on Harrison Street
• Financial info: Loan financing available (not assumable)
• HOA & community: No mandatory association dues

Exterior

• Home design: Single-family residence; One level (single story); Existing property
• Construction: Frame construction; Composition roof (roof year 2025); Combination foundation
• Exterior features: Covered porch; Outbuildings; Interior lot

Interior

• Kitchen: Free standing gas range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Other heating; Window unit(s) for cooling
• Interior features: Ceiling fan(s); Insert fireplace (1)
• Laundry & utility: Washer and dryer included; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $556 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $54k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.4% vs local median 7.8% in Mangum — 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 65/100 on livability (#144 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, employment F.
• Mangum (town): math 27% / reading 28% proficiency, ranked #89 of 270 in OK (top 33%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Edison Es (math 47% / reading 32%, grade F, #107 of 845 statewide, top 14%, 239 students, 0% FRL); Mangum Hs (math 15% / reading 24%, grade F, #274 of 447 statewide, top 66%, 175 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: 45 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-2.5%/yr); year-one equity from $380 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Greer County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-2.5% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($54k) 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.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $54,175 (1.5% below list)

Questions for the listing agent

1. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.05% ✓
• Cap rate: 18.43%
• Cash-on-cash: 43.34%
• DSCR: 2.93
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $55,088
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
235 W Polk St	0.15mi	2/2.0 (-1)	1,249 (-0%)	5mo	$55,000	$44	83
705 N Pennsylvania Ave	0.30mi	3/2.0	1,280 (+2%)	2mo	$110,000	$86	81
412 N Kentucky Ave	0.15mi	2/1.0 (-1)	1,224 (-2%)	6mo	$70,000	$57	76
200 N Maryland Ave	0.28mi	3/2.0	1,329 (+6%)	6mo	$49,500	$37	72
314 N Maryland Ave	0.19mi	3/1.0	1,400 (+12%)	9mo	$28,500	$20	60
413 W Taylor St	0.16mi	2/1.0 (-1)	1,134 (-9%)	10mo	$55,000	$49	59
311 N Byers Ave	0.22mi	4/2.0 (+1)	1,318 (+5%)	23mo	$47,700	$36	56
325 W Harrison St	0.05mi	2/1.0 (-1)	1,064 (-15%)	16mo	$40,000	$38	50
214 E Van Buren St	0.35mi	2/2.0 (-1)	1,428 (+14%)	7mo	$108,000	$76	49
403 S Oklahoma Ave	0.72mi	2/1.0 (-1)	1,240 (-1%)	10mo	$14,000	$11	48
210 N Louis Tittle Ave	0.49mi	3/1.0	1,372 (+10%)	13mo	$47,000	$34	46
312 S Oklahoma Ave	0.67mi	3/2.0	1,415 (+13%)	15mo	$79,600	$56	35

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

Projected returns pro-forma

-2.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 41.0%
• Equity multiple: 2.80×
• Total profit: $27,767
• Equity at exit: $9,543

10-year hold

• IRR: 46.6%
• Equity multiple: 5.60×
• Total profit: $70,854
• Equity at exit: $7,094

Cash invested: $15,400 (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 73554

• Home prices YoY: -2.7%
• Active inventory: 45
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,128 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$24 /mo · $287/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $556

Break-even live

Break-even rent $424

Max offer price $55,000

Occupancy floor 46%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-29
   status Pending
2. 2026-04-13
   status Active
3. 2026-03-30
   status Pending
4. 2026-03-20
   listed $55,000 Active

ⓘ 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: $287 · $24/mo
• Projected year-2 tax: $495 · $41/mo
• Expected delta: +$208/yr (+$17/mo · 72.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $13,542
• − Mortgage interest: −$3,081
• − Property taxes: −$287
• − Insurance: −$275
• − Repairs & maintenance: −$1,083
• − Management: −$1,083
• − Depreciation: −$1,600
• Taxable income: $6,132
• Est. tax owed @ 24.0%: −$1,472
• After-tax cash flow: $5,203/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: Mangum
• NCES district ID: 4018780
• Math proficiency: 27% ▼ -18.00%
• Reading proficiency: 28% ▼ -15.00%
• Median HH income: $36,568
• Composite: 22.85/100
• National rank: #8012
• State rank: #89 of 270 in OK

Livability — Mangum

• Score: 65/100
• State rank: #144
• US rank: #13248

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mangum, OK
• Population (ZIP): 3,361

Population outlook (Greer County) Hauer SSP2

• Today (2025): 5,904 people
• By 2030: 5,869 · -0.6%
• By 2040: 5,790 · -1.9%
• By 2050: 5,712 · -3.3%
• By 2075: 5,196 · -12.0%
• By 2100: 4,326 · -26.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 15% Two or more races 8% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Iranian 2% Serbian 2% Slovak 1%
• Foreign-born: 1% · China, Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Greer

• 2024 margin: Solid R (+65.7) · D 16.6% · R 82.3% · Other 1.1%
• 2008→2024 swing: -19.3pp toward R · 2008: -46.5pp · 2024: -65.7pp
• All cycles: 2024: R+65.7 2020: R+64.7 2016: R+61.1 2012: R+46.7 2008: R+46.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.45%
• Current HPI: 88.9252
• 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

4 events — show timeline

• 2026-04-29 Pending — MLSOK
• 2026-04-13 Relisted — MLSOK
• 2026-03-30 Pending — MLSOK
• 2026-03-20 Listed $55,000 MLSOK

Property tax history

+1.5%/yr

Latest (2025): $287 · +4.0% YoY. Source: county tax records.