459 San Diego Rd · Mannford, OK 74044

$120,000

3 bd · 2.0 ba · 1,056 sqft · Manufactured public records · 48 Days on market

Built 2002 10,363 sqft lot Est $165k · 27% under

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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 +19.2/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.1/10.0
• 1% rule +4.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Attention lake lovers, investors, & 1st time homebuyers! Check out this spacious wooded property located on 3 lots with move-in ready home ready for your personal touches. Large covered deck perfect for entertaining. Newer 2 car garage with addition built on the side for mower & storage as well as a separate shed for even more storage. New HVAC system, storm shelter, carport, & full chainlink fence with electric gate. You won't want to miss out on this deal! Selling "as is".

Key facts

• Covered front porch
• Dedicated work area
• Fully fenced yard

Tags

• CORNER LOT
• COVERED FRONT PORCH
• FULLY FENCED YARD
• DETACHED GARAGE
• DEDICATED WORK AREA
• ATTACHED LEAN-TO SHED

Property features AI

Exterior

• Parking: Detached garage with workshop and storage; 1 garage space
• Security: Storm shelter
• Utilities: Cable available; Electricity available; Phone available; Public water; Public sewer
• Home design: Manufactured single-wide home; 1 story; Faces west; Tie-down foundation
• Construction: Aluminum siding; Asphalt/fiberglass roof
• Exterior features: Gravel driveway; Covered patio/porch; Deck; Porch; Satellite dish; Shed(s) / storage; Storm shelter; Chain link, electric, full fencing; Additional land available; Corner lot; Mature trees; Boat ramp/lift access to nearby water

Interior

• Kitchen: Electric oven; Range; Refrigerator; Dishwasher
• Flooring: Plywood flooring; Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: High speed internet; Cable TV; Wired for data; Wood counters; Ceiling fan(s); Programmable thermostat; Aluminum window frames; Other interior features
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $130 ($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 $114k (5.0% below list).
• Recommended offer: $114k (5.0% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 2.6% in Mannford — 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 69/100 on livability (#53 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D-, amenities F, commute F.
• Mannford (town): math 25% / reading 22% proficiency, ranked #125 of 270 in OK (top 46%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 61 active listings in the ZIP; 193 units permitted in Creek County in 2024 (76 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($830 loan paydown + $12k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y ago 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 $93k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,036 (5.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 5% 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 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?
4. 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.
5. 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.
6. 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: 0.95% ✗
• Cap rate: 7.59%
• Cash-on-cash: 4.65%
• DSCR: 1.21
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $164,736
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3305 Keystone Loop	0.52mi	3/2.0	1,120 (+6%)	17mo	$175,000	$156	51

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: 27.6%
• Equity multiple: 3.19×
• Total profit: $73,623
• Equity at exit: $108,106

10-year hold

• IRR: 24.1%
• Equity multiple: 7.26×
• Total profit: $210,253
• Equity at exit: $233,134

Cash invested: $33,600 (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 74044

• Home prices YoY: 10.7%
• Active inventory: 61
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,140 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$92 /mo · $1,098/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $130

Break-even live

Break-even rent $976

Max offer price $120,000

Occupancy floor 84%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $120,000 Active 48 DOM
2. 2026-06-17
   days on market $120,000 Active 47 DOM
3. 2026-06-16
   days on market $120,000 Active 46 DOM
4. 2026-06-15
   days on market $120,000 Active 45 DOM
5. 2026-06-13
   status $120,000 Active 43 DOM
6. 2026-05-08
   status Pending
7. 2026-04-28
   price $120,000
8. 2026-03-26
   listed $125,000 Active
9. 2022-12-16
   soldstatus $93,000
10. 2022-12-13
    soldstatus $93,000 Closed 505-char remark

    Show marketing remark (505 chars)

    Attention lake lovers, investors, & 1st time homebuyers! Check out this spacious wooded property located on 3 lots with move-in ready home ready for your personal touches. Large covered deck perfect for entertaining. Newer 2 car garage with addition built on the side for mower & storage as well as a separate shed for even more storage. New HVAC system, storm shelter, carport, & full chainlink fence with electric gate. You won't want to miss out on this deal! Selling "as is".

11. 2022-10-25
    status Pending 505-char remark

    Show marketing remark (505 chars)

    Attention lake lovers, investors, & 1st time homebuyers! Check out this spacious wooded property located on 3 lots with move-in ready home ready for your personal touches. Large covered deck perfect for entertaining. Newer 2 car garage with addition built on the side for mower & storage as well as a separate shed for even more storage. New HVAC system, storm shelter, carport, & full chainlink fence with electric gate. You won't want to miss out on this deal! Selling "as is".

12. 2022-10-12
    price $89,900 505-char remark

    Show marketing remark (505 chars)

    Attention lake lovers, investors, & 1st time homebuyers! Check out this spacious wooded property located on 3 lots with move-in ready home ready for your personal touches. Large covered deck perfect for entertaining. Newer 2 car garage with addition built on the side for mower & storage as well as a separate shed for even more storage. New HVAC system, storm shelter, carport, & full chainlink fence with electric gate. You won't want to miss out on this deal! Selling "as is".

13. 2022-08-25
    price $94,900 505-char remark

    Show marketing remark (505 chars)

    Attention lake lovers, investors, & 1st time homebuyers! Check out this spacious wooded property located on 3 lots with move-in ready home ready for your personal touches. Large covered deck perfect for entertaining. Newer 2 car garage with addition built on the side for mower & storage as well as a separate shed for even more storage. New HVAC system, storm shelter, carport, & full chainlink fence with electric gate. You won't want to miss out on this deal! Selling "as is".

14. 2022-07-22
    listed $99,900 Active 505-char remark

    Show marketing remark (505 chars)

    Attention lake lovers, investors, & 1st time homebuyers! Check out this spacious wooded property located on 3 lots with move-in ready home ready for your personal touches. Large covered deck perfect for entertaining. Newer 2 car garage with addition built on the side for mower & storage as well as a separate shed for even more storage. New HVAC system, storm shelter, carport, & full chainlink fence with electric gate. You won't want to miss out on this deal! Selling "as is".

15. 2012-07-06
    soldstatus $39,000 254-char remark

    Show marketing remark (254 chars)

    Shows like new 1 owner 16'x70' SW MH used as a weekend @ the Lake getaway. 2002 but purchased new 2006. All furnishings sell with house except Master Bedroom suit & TV. Covered 2 level deck front entrance. Quiet neighborhood close to Lake Keystone.

16. 2012-06-08
    historical 254-char remark

    Show marketing remark (254 chars)

    Shows like new 1 owner 16'x70' SW MH used as a weekend @ the Lake getaway. 2002 but purchased new 2006. All furnishings sell with house except Master Bedroom suit & TV. Covered 2 level deck front entrance. Quiet neighborhood close to Lake Keystone.

17. 2011-12-09
    historical
18. 2011-12-08
    listed $39,000 254-char remark

    Show marketing remark (254 chars)

    Shows like new 1 owner 16'x70' SW MH used as a weekend @ the Lake getaway. 2002 but purchased new 2006. All furnishings sell with house except Master Bedroom suit & TV. Covered 2 level deck front entrance. Quiet neighborhood close to Lake Keystone.

19. 2011-07-08
    listed $45,000

ⓘ 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: $1,098 · $92/mo
• Projected year-2 tax: $1,098 · $92/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $13,684
• − Mortgage interest: −$6,722
• − Property taxes: −$1,098
• − Insurance: −$600
• − Repairs & maintenance: −$1,095
• − Management: −$1,095
• − Depreciation: −$3,491
• Taxable loss: −$416
• Est. tax savings @ 24.0%: +$100
• After-tax cash flow: $1,661/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: Mannford
• NCES district ID: 4018840
• Math proficiency: 25% ▼ -16.00%
• Reading proficiency: 22% ▼ -15.00%
• Median HH income: $47,044
• Composite: 20.55/100
• National rank: #8561
• State rank: #125 of 270 in OK

Livability — Mannford

• Score: 69/100
• State rank: #53
• US rank: #8759

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: Mannford, OK
• Population (ZIP): 8,255

Population outlook (Creek County) Hauer SSP2

• Today (2025): 72,706 people
• By 2030: 73,032 · +0.4%
• By 2040: 72,788 · +0.1%
• By 2050: 71,558 · -1.6%
• By 2075: 69,248 · -4.8%
• By 2100: 62,722 · -13.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Native American 12% Hispanic / Latino 9% Two or more races 7% Black 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 5% Portuguese 1% Italian 1%
• Foreign-born: 1%
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Creek

• 2024 margin: Solid R (+55.7) · D 21.2% · R 77.0% · Other 1.8%
• 2008→2024 swing: -14.1pp toward R · 2008: -41.6pp · 2024: -55.7pp
• All cycles: 2024: R+55.7 2020: R+54.8 2016: R+54.5 2012: R+45.4 2008: R+41.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 26.24%
• Current HPI: 272.61
• 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

+166.7% since first listed

14 events — show timeline

• 2026-05-08 Pending — MLS Technology, Inc.
• 2026-04-28 Price Changed $120,000 MLS Technology, Inc.
• 2026-03-26 Listed $125,000 MLS Technology, Inc.
• 2022-12-16 Sold (Public Records) $93,000 Public Records
• 2022-12-13 Sold (MLS) $93,000 MLS Technology, Inc.
• 2022-10-25 Pending — MLS Technology, Inc.
• 2022-10-12 Price Changed $89,900 MLS Technology, Inc.
• 2022-08-25 Price Changed $94,900 MLS Technology, Inc.
• 2022-07-22 Listed $99,900 MLS Technology, Inc.
• 2012-07-06 Sold (MLS) $39,000 MLS Technology, Inc.
• 2012-06-08 Listing Removed — MLS Technology, Inc.
• 2011-12-09 Listing Removed — MLS Technology, Inc.
• 2011-12-08 Listed $39,000 MLS Technology, Inc.
• 2011-07-08 Listed $45,000 MLS Technology, Inc.

Property tax history

+11.2%/yr

Latest (2025): $1,098 · +5.1% YoY. Source: county tax records.