359 S Hardy · Caney, OK 74533

$95,000

2 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 94 Days on market

Built 1997 9,000 sqft lot

---

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 +27.9/30.0
• DSCR +9.9/10.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• 1% rule +6.7/10.0
• Schools +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming Affordable Home – Perfect Rental or First-Time Buyer Opportunity Looking for an affordable place to call home or a great investment property? This well-maintained mobile home located in a quiet small-town setting offers comfort, value, and opportunity. This cozy home features a practical layout with plenty of natural light, comfortable living spaces, and a welcoming atmosphere. Whether you're a first-time buyer, someone looking to downsize, or an investor searching for a strong rental opportunity, this property checks all the boxes. Situated in a peaceful community, you'll enjoy the slower pace of small-town living while still being within a short drive of local shops, sch

Key facts

• Practical layout
• Peaceful community
• Natural light

Tags

• QUIET SMALL-TOWN SETTING
• PRACTICAL LAYOUT
• NATURAL LIGHT
• COMFORTABLE LIVING SPACES
• PEACEFUL COMMUNITY

Property features AI

Exterior

• Parking: Detached garage; 2-car garage space; Carport
• Security: No safety shelter
• Utilities: Electricity available; Public water; Public sewer
• Home design: Manufactured double-wide home; Single-story; East-facing; Tie-down foundation
• Construction: Vinyl siding; Metal roof
• Exterior features: Covered porch; Partial fencing

Interior

• Kitchen: Oven; Range
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Insulated doors; Laminate counters; Ceiling fan(s); Other interior features
• Laundry & utility: Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $292 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $86k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#317 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.
• Caney (rural): math 40% / reading 30% proficiency, ranked #179 of 513 in OK (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 11 active listings in the ZIP.

Forward outlook

• In year one you build about $5k of equity ($657 loan paydown + $4k appreciation (4.2% 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 (4.2% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($86k) 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 $86,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.17% ✓
• Cap rate: 9.98%
• Cash-on-cash: 13.18%
• DSCR: 1.59
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.6%
• Equity multiple: 2.37×
• Total profit: $36,462
• Equity at exit: $49,559

10-year hold

• IRR: 22.6%
• Equity multiple: 4.62×
• Total profit: $96,175
• Equity at exit: $82,189

Cash invested: $26,600 (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 74533

• Home prices YoY: 1.9%
• Active inventory: 11
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,112 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$48 /mo · $580/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $292

Break-even live

Break-even rent $742

Max offer price $95,000

Occupancy floor 69%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $95,000 Active 94 DOM
2. 2026-06-17
   days on market $95,000 Active 93 DOM
3. 2026-06-16
   days on market $95,000 Active 92 DOM
4. 2026-06-15
   days on market $95,000 Active 91 DOM
5. 2026-06-13
   days on market $95,000 Active 89 DOM
6. 2026-06-12
   days on market $95,000 Active 88 DOM
7. 2026-06-09
   days on market $95,000 Active 85 DOM
8. 2026-06-08
   days on market $95,000 Active 84 DOM
9. 2026-06-08
   days on market $95,000 Active 83 DOM
10. 2026-06-05
    days on market $95,000 Active 81 DOM
11. 2026-06-04
    days on market $95,000 Active 79 DOM
12. 2026-06-02
    days on market $95,000 Active 78 DOM
13. 2026-06-01
    days on market $95,000 Active 77 DOM
14. 2026-05-31
    days on market $95,000 Active 76 DOM
15. 2026-03-16
    listed $95,000 Active
16. 2024-09-23
    soldstatus $85,000
17. 2001-11-01
    soldstatus $18,500

ⓘ 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: $580 · $48/mo
• Projected year-2 tax: $855 · $71/mo
• Expected delta: +$275/yr (+$23/mo · 47.4%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $13,342
• − Mortgage interest: −$5,321
• − Property taxes: −$580
• − Insurance: −$475
• − Repairs & maintenance: −$1,067
• − Management: −$1,067
• − Depreciation: −$2,764
• Taxable income: $2,067
• Est. tax owed @ 24.0%: −$496
• After-tax cash flow: $3,011/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: Caney
• NCES district ID: 4006420
• Math proficiency: 40% ▲ 10.00%
• Reading proficiency: 30% ▼ -5.00%
• Median HH income: $39,349
• Composite: 31.98/100
• National rank: #11026
• State rank: #179 of 513 in OK

Livability — Caney

• Score: 61/100
• State rank: #317
• US rank: #18245

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Caney, OK
• City population: 1,499
• Population (ZIP): 902

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: Predominantly White (75%)
• Race & ethnicity: White 75% Native American 12% Two or more races 11% Hispanic / Latino 2%
• Common ancestry: European 7% Lithuanian 2% Scottish 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: ▲ 4.25%
• Current HPI: 223.7422
• 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

+413.5% since first listed

3 events — show timeline

• 2026-03-16 Listed $95,000 MLS Technology, Inc.
• 2024-09-23 Sold (Public Records) $85,000 Public Records
• 2001-11-01 Sold (Public Records) $18,500 Public Records

Property tax history

+12.3%/yr

Latest (2025): $580 · +224.0% YoY. Source: county tax records.