415 Russell St · Caddo, OK 74729

$60,000

2 bd · 1.0 ba · 812 sqft · Manufactured public records · 122 Days on market

Built 1978 0.26 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
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• Appreciation +5.9/10.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Bright and Modern 2-Bedroom Manufactured Home in Caddo, OK! This cozy residence is perfect for those seeking a blend of comfort and modern living at an affordable price. With its recent updates and inviting atmosphere, this home is ready for you to move right in. Step inside to discover a bright and airy living space, beautifully enhanced by the fresh white walls and sleek grey modern flooring. The kitchen is both functional and stylish, featuring ample counter space and storage. Both bedrooms offer a peaceful retreat, each thoughtfully designed to maximize comfort and convenience. Outside, you'll find a practical storage shelter for peace-of-mind during storm season. The surrounding area offers a serene, small-town atmosphere while still being within easy reach of local amenities and services. This home is an excellent opportunity for first-time buyers, downsizers, or anyone looking for a low-maintenance property with modern touches.

Key facts

• Large yard
• Convenient location
• Fully fenced yard

Tags

• FULLY FENCED YARD
• LARGE YARD
• CONVENIENT LOCATION
• STRONG RENTAL POTENTIAL
• EASY ACCESS TO LOCAL AMENITIES

Property features AI

Exterior

• Security: Storm shelter
• Utilities: Natural gas available; Public water; Public sewer
• Home design: Single-wide manufactured home; Single story; North-facing
• Construction: Aluminum siding; Metal roof; Manufactured construction
• Exterior features: Corner lot; Chain link fencing; Storm shelter; No additional exterior features listed

Interior

• Kitchen: Oven; Range; Stove; Refrigerator
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating; Window unit cooling
• Interior features: Aluminum window frames; Laminate countertops; Electric range connection; Gas range connection
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $293 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($854 rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#306 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.
• Caddo (rural): math 36% / reading 34% proficiency, ranked #43 of 270 in OK (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 26 active listings in the ZIP; 176 units permitted in Bryan County in 2024 (80 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($415 loan paydown + $1k appreciation (1.9% local appreciation)).
• Bryan County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.9% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

Risks & watch-outs

• 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 $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.42% ✓
• Cap rate: 12.16%
• Cash-on-cash: 20.96%
• DSCR: 1.93
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.9% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.0%
• Equity multiple: 2.34×
• Total profit: $22,486
• Equity at exit: $23,334

10-year hold

• IRR: 26.8%
• Equity multiple: 4.47×
• Total profit: $58,311
• Equity at exit: $33,350

Cash invested: $16,800 (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 74729

• Home prices YoY: 0.5%
• Active inventory: 26
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $854 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$42 /mo · $501/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $293

Break-even live

Break-even rent $483

Max offer price $60,000

Occupancy floor 61%

Sensitivity live

Price	-10% $327	-5% $310	+0% $293	+5% $276	+10% $259
Rent	-10% $226	-5% $260	+0% $293	+5% $327	+10% $361
Rate	-1.0pp $324	-0.5pp $309	base $293	+0.5pp $278	+1.0pp $262

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $60,000 Active 122 DOM
2. 2026-06-18
   days on market $60,000 Active 121 DOM
3. 2026-06-17
   days on market $60,000 Active 120 DOM
4. 2026-06-16
   days on market $60,000 Active 119 DOM
5. 2026-06-15
   days on market $60,000 Active 118 DOM
6. 2026-06-14
   days on market $60,000 Active 116 DOM
7. 2026-06-12
   days on market $60,000 Active 115 DOM
8. 2026-06-09
   days on market $60,000 Active 112 DOM
9. 2026-06-08
   days on market $60,000 Active 111 DOM
10. 2026-06-07
    days on market $60,000 Active 110 DOM
11. 2026-06-05
    days on market $60,000 Active 108 DOM
12. 2026-06-03
    days on market $60,000 Active 106 DOM
13. 2026-06-02
    days on market $60,000 Active 105 DOM
14. 2026-06-01
    days on market $60,000 Active 104 DOM
15. 2026-05-31
    days on market $60,000 Active 103 DOM
16. 2026-05-30
    days on market $60,000 Active 102 DOM
17. 2026-02-17
    listed $60,000 Active
18. 2024-11-27
    soldstatus $52,500 Closed 948-char remark

    Show marketing remark (948 chars)

    Bright and Modern 2-Bedroom Manufactured Home in Caddo, OK! This cozy residence is perfect for those seeking a blend of comfort and modern living at an affordable price. With its recent updates and inviting atmosphere, this home is ready for you to move right in. Step inside to discover a bright and airy living space, beautifully enhanced by the fresh white walls and sleek grey modern flooring. The kitchen is both functional and stylish, featuring ample counter space and storage. Both bedrooms offer a peaceful retreat, each thoughtfully designed to maximize comfort and convenience. Outside, you'll find a practical storage shelter for peace-of-mind during storm season. The surrounding area offers a serene, small-town atmosphere while still being within easy reach of local amenities and services. This home is an excellent opportunity for first-time buyers, downsizers, or anyone looking for a low-maintenance property with modern touches.

19. 2024-10-19
    status Pending 948-char remark

    Show marketing remark (948 chars)

    Bright and Modern 2-Bedroom Manufactured Home in Caddo, OK! This cozy residence is perfect for those seeking a blend of comfort and modern living at an affordable price. With its recent updates and inviting atmosphere, this home is ready for you to move right in. Step inside to discover a bright and airy living space, beautifully enhanced by the fresh white walls and sleek grey modern flooring. The kitchen is both functional and stylish, featuring ample counter space and storage. Both bedrooms offer a peaceful retreat, each thoughtfully designed to maximize comfort and convenience. Outside, you'll find a practical storage shelter for peace-of-mind during storm season. The surrounding area offers a serene, small-town atmosphere while still being within easy reach of local amenities and services. This home is an excellent opportunity for first-time buyers, downsizers, or anyone looking for a low-maintenance property with modern touches.

20. 2024-08-26
    price $63,500 948-char remark

    Show marketing remark (948 chars)

    Bright and Modern 2-Bedroom Manufactured Home in Caddo, OK! This cozy residence is perfect for those seeking a blend of comfort and modern living at an affordable price. With its recent updates and inviting atmosphere, this home is ready for you to move right in. Step inside to discover a bright and airy living space, beautifully enhanced by the fresh white walls and sleek grey modern flooring. The kitchen is both functional and stylish, featuring ample counter space and storage. Both bedrooms offer a peaceful retreat, each thoughtfully designed to maximize comfort and convenience. Outside, you'll find a practical storage shelter for peace-of-mind during storm season. The surrounding area offers a serene, small-town atmosphere while still being within easy reach of local amenities and services. This home is an excellent opportunity for first-time buyers, downsizers, or anyone looking for a low-maintenance property with modern touches.

21. 2024-07-18
    listed $69,900 Active 948-char remark

    Show marketing remark (948 chars)

    Bright and Modern 2-Bedroom Manufactured Home in Caddo, OK! This cozy residence is perfect for those seeking a blend of comfort and modern living at an affordable price. With its recent updates and inviting atmosphere, this home is ready for you to move right in. Step inside to discover a bright and airy living space, beautifully enhanced by the fresh white walls and sleek grey modern flooring. The kitchen is both functional and stylish, featuring ample counter space and storage. Both bedrooms offer a peaceful retreat, each thoughtfully designed to maximize comfort and convenience. Outside, you'll find a practical storage shelter for peace-of-mind during storm season. The surrounding area offers a serene, small-town atmosphere while still being within easy reach of local amenities and services. This home is an excellent opportunity for first-time buyers, downsizers, or anyone looking for a low-maintenance property with modern touches.

22. 2007-08-06
    soldstatus $21,000
23. 2002-07-26
    soldstatus $15,000

ⓘ 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: $501 · $42/mo
• Projected year-2 tax: $540 · $45/mo
• Expected delta: +$39/yr (+$3/mo · 7.8%)

ⓘ 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 ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,251
• − Mortgage interest: −$3,361
• − Property taxes: −$501
• − Insurance: −$300
• − Repairs & maintenance: −$820
• − Management: −$820
• − Depreciation: −$1,745
• Taxable income: $2,703
• Est. tax owed @ 24.0%: −$649
• After-tax cash flow: $2,873/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: Caddo
• NCES district ID: 4006150
• Math proficiency: 36% ▼ -5.00%
• Reading proficiency: 34% ▼ -5.00%
• Median HH income: $39,123
• Composite: 29.32/100
• National rank: #6550
• State rank: #43 of 270 in OK

Livability — Caddo

• Score: 61/100
• State rank: #306
• US rank: #17872

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: Caddo, OK
• Population (ZIP): 2,705

Population outlook (Bryan County) Hauer SSP2

• Today (2025): 50,265 people
• By 2030: 52,866 · +5.2%
• By 2040: 58,018 · +15.4%
• By 2050: 63,073 · +25.5%
• By 2075: 74,439 · +48.1%
• By 2100: 81,743 · +62.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Two or more races 15% Native American 10% Hispanic / Latino 5%
• Common ancestry: Serbian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 0% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Bryan

• 2024 margin: Solid R (+58.5) · D 20.0% · R 78.6% · Other 1.4%
• 2008→2024 swing: -23.0pp toward R · 2008: -35.5pp · 2024: -58.5pp
• All cycles: 2024: R+58.5 2020: R+56.5 2016: R+55.6 2012: R+44.5 2008: R+35.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.90%
• Current HPI: 399.4687
• 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

+300.0% since first listed

7 events — show timeline

• 2026-02-17 Listed $60,000 MLS Technology, Inc.
• 2024-11-27 Sold (MLS) $52,500 MLS Technology, Inc.
• 2024-10-19 Pending — MLS Technology, Inc.
• 2024-08-26 Price Changed $63,500 MLS Technology, Inc.
• 2024-07-18 Listed $69,900 MLS Technology, Inc.
• 2007-08-06 Sold (Public Records) $21,000 Public Records
• 2002-07-26 Sold (Public Records) $15,000 Public Records

Property tax history

+8.1%/yr

Latest (2025): $501 · +257.9% YoY. Source: county tax records.