6660 192nd Ave SE · Etowah, OK 73068

$147,000

4 bd · 2.0 ba · 2,046 sqft · Manufactured public records · 17 Days on market

Built 2018 5.01 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 +25.8/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

BEAUTIFUL, SHADED acreage to place a manufactured home or build your dream home! This acreage has large, mature trees to provide shade in the front clearing and is surrounded by woods on either side and in the back of the property for privacy. Deer have been present on multiple occasions. There is a well, septic, and electric to property, condition unknown, buyer to verify all info. Property is being sold as-is. Property is located about 4-5 miles from Highway 9.

Key facts

• Privacy
• Convenient access
• Spacious property

Tags

• SPACIOUS PROPERTY
• PRIVACY
• CONVENIENT ACCESS

Property features AI

Finance

• Other: Property includes legal description of parcel
• Financial info: Loan qualification possible; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Security: No storm shelter
• Utilities: Homestead eligible
• Home design: Single family residence; One level; Residential property
• Construction: Mobile construction; Composition roof; Combination foundation; Built (existing)
• Exterior features: Covered deck; Private outdoor pool; Interior lot

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: One living area; No fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $147k.

Deal economics

• At list price, monthly cash flow is $359 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $147k).
• Recommended offer: $145k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#498 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime F, amenities F, commute F.
• Noble (suburban): math 23% / reading 25% proficiency, ranked #108 of 270 in OK (top 40%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: John K Hubbard Es (math 27% / reading 27%, grade F, #311 of 845 statewide, top 40%, 646 students, 0% FRL); Noble Hs (math 17% / reading 27%, grade F, #222 of 447 statewide, top 52%, 883 students, 0% FRL) — zoned schools average 0% FRL vs 53% district-wide (53 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 214 active listings in the ZIP; 592 units permitted in Cleveland County in 2024 (12 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Cleveland County population projected at +40% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y 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 $32k; list at $147k implies a 359% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $144,795 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 1.13% ✓
• Cap rate: 9.22%
• Cash-on-cash: 10.46%
• DSCR: 1.47
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -0.6%
• Equity multiple: 0.98×
• Total profit: $-974
• Equity at exit: $21,918

10-year hold

• IRR: 9.0%
• Equity multiple: 1.69×
• Total profit: $28,530
• Equity at exit: $12,710

Cash invested: $41,160 (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 73068

• Home prices YoY: -4.8%
• Active inventory: 214
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,658 medium
• Mortgage (P&I): −$771
• Tax from tax record: −$119 /mo · $1,428/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $359

Break-even live

Break-even rent $1,204

Max offer price $147,000

Occupancy floor 73%

Sensitivity live

Price	-10% $442	-5% $401	+0% $359	+5% $317	+10% $276
Rent	-10% $228	-5% $293	+0% $359	+5% $424	+10% $490
Rate	-1.0pp $433	-0.5pp $396	base $359	+0.5pp $321	+1.0pp $282

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: $36,750
• Closing costs: $4,410
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $147,000 Active 17 DOM
2. 2026-06-17
   days on market $147,000 Active 16 DOM
3. 2026-06-16
   days on market $147,000 Active 15 DOM
4. 2026-06-15
   days on market $147,000 Active 14 DOM
5. 2026-06-13
   days on market $147,000 Active 12 DOM
6. 2026-06-13
   days on market $147,000 Active 11 DOM
7. 2026-06-09
   days on market $147,000 Active 8 DOM
8. 2026-06-08
   days on market $147,000 Active 7 DOM
9. 2026-06-07
   days on market $147,000 Active 6 DOM
10. 2026-06-03
    days on market $147,000 Active 2 DOM
11. 2026-06-02
    remarks 699-char remark
12. 2026-06-02
    listed $147,000 Active 1 DOM

ⓘ 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: $1,428 · $119/mo
• Projected year-2 tax: $1,428 · $119/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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,900
• − Mortgage interest: −$8,234
• − Property taxes: −$1,428
• − Insurance: −$735
• − Repairs & maintenance: −$1,592
• − Management: −$1,592
• − Depreciation: −$4,276
• Taxable income: $2,042
• Est. tax owed @ 24.0%: −$490
• After-tax cash flow: $3,817/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: Noble
• NCES district ID: 4021630
• Math proficiency: 23% ▼ -8.00%
• Reading proficiency: 25% ▼ -7.00%
• Median HH income: $50,812
• Composite: 21.31/100
• National rank: #8384
• State rank: #108 of 270 in OK

Livability — Etowah

• Score: 56/100
• State rank: #498
• US rank: #22366

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Etowah, OK
• County: Cleveland County · 239,547 people
• Metro: Oklahoma City, OK
• Population (ZIP): 12,258
• Household income: $73,821
• Rent vs Own: 24.8% rent · 75.2% own
• Severe rent burden: 301.0

Population outlook (Cleveland County) Hauer SSP2

• Today (2025): 323,621 people
• By 2030: 349,070 · +7.9%
• By 2040: 400,168 · +23.7%
• By 2050: 454,101 · +40.3%
• By 2075: 602,926 · +86.3%
• By 2100: 734,485 · +127.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 8% Hispanic / Latino 5% Native American 5% Black 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Cleveland

• 2024 margin: R (+14.9) · D 41.4% · R 56.4% · Other 2.2%
• 2008→2024 swing: +9.1pp toward D · 2008: -24.0pp · 2024: -14.9pp
• All cycles: 2024: R+14.9 2020: R+14.1 2016: R+21.7 2012: R+25.9 2008: R+24.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -13.99%
• Current HPI: 278.428
• Rent YoY: —
• Metro: Oklahoma City, OK
• 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

+600.0% since first listed

12 events — show timeline

• 2026-06-01 Listed $147,000 MLSOK
• 2017-09-01 Sold (MLS) $32,000 MLSOK
• 2017-08-22 Pending — MLSOK
• 2017-08-04 Listed $29,400 MLSOK
• 2016-04-05 Listing Removed — MLSOK
• 2016-01-26 Relisted — MLSOK
• 2016-01-22 Price Changed $130,000 MLSOK
• 2016-01-22 Listing Removed — MLSOK
• 2016-01-02 Relisted — MLSOK
• 2015-12-04 Listing Removed — MLSOK
• 2015-12-03 Relisted — MLSOK
• 2011-01-24 Sold (Public Records) $21,000 Public Records

Property tax history

+2.8%/yr

Latest (2024): $1,428 · +3.3% YoY. Source: county tax records.