202 S Main St · Carney, OK 74832

$120,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 20 Days on market

Built 2020 10,498 sqft 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 +20.1/30.0
• Appreciation +8.9/10.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +4.5/10.0
• Livability +3.1/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

MOTIVATED SELLER!! Move in ready- like brand new! Check out this beautifully kept home built in 2020. Total electric with wood style vinyl flooring, big cabinets with lots of storage and an open kitchen/living space. This adorable home is clean with rustic and modern finishes. This home has only been set at one location so would satisfy FHA loan requirements! Set up your showing today!

Key facts

• 0.24 acre lot
• Built 2020
• Listed 20 days

Property features AI

Finance

• Other: Homestead eligible; Corner lot; Lot approximately 0.241 acres; Move-to-site property build status
• Financial info: Loan qualifying available; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: Additional parking
• Utilities: Electricity available; Public utilities
• Home design: Manufactured single family residence; One-level; Property faces north
• Construction: Manufactured construction; Composition roof (replaced 2020); Double-pane low-E windows; Conventional foundation; Built by Jessup Housing
• Exterior features: Covered porch; Open deck; Porch; Outbuildings and workshop; Above-ground/outdoor storm shelter

Interior

• Kitchen: Dishwasher; Free-standing electric range/oven; Breakfast bar, built-ins, eating space, pantry
• Bedrooms: 3 bedrooms; Primary bedroom with ceiling fan and walk-in closet; Additional bedrooms with ceiling fans
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; Bathrooms include double vanities, full bath with shower and tub
• Heating & cooling: Electric heating
• Interior features: Ceiling fans; Blown fiberglass insulation; In-law plan

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 $150 ($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 (5.2% below list).
• Recommended offer: $114k (5.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#324 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: amenities F, commute F, employment F.
• Carney (rural): math 25% / reading 30% proficiency, ranked #310 of 513 in OK (top 60%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Carney Es (math 22% / reading 22%, grade F, #413 of 845 statewide, top 54%, 163 students, 0% FRL); Carney Hs (math 24% / reading 24%, grade F, #150 of 447 statewide, top 48%, 53 students, 0% FRL) — zoned schools average 0% FRL vs 63% district-wide (63 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 11 active listings in the ZIP; 19 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($830 loan paydown + $9k appreciation (7.8% local appreciation)).
• At projected returns (7.8% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, 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 20 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $80k; list at $120k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,817 (5.2% 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. 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: 0.95% ✗
• Cap rate: 7.79%
• Cash-on-cash: 5.36%
• DSCR: 1.24
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.82% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.7%
• Equity multiple: 2.71×
• Total profit: $57,602
• Equity at exit: $89,727

10-year hold

• IRR: 21.6%
• Equity multiple: 5.76×
• Total profit: $159,926
• Equity at exit: $176,750

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 74832

• Home prices YoY: 2.2%
• Active inventory: 11
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,138 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$70 /mo · $838/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $150

Break-even live

Break-even rent $948

Max offer price $120,000

Occupancy floor 82%

Sensitivity live

Price	-10% $218	-5% $184	+0% $150	+5% $116	+10% $82
Rent	-10% $60	-5% $105	+0% $150	+5% $195	+10% $240
Rate	-1.0pp $210	-0.5pp $181	base $150	+0.5pp $119	+1.0pp $87

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 13 events

1. 2026-05-21
   status Pending
2. 2026-04-30
   listed $120,000 Active
3. 2024-02-14
   soldstatus $80,000
4. 2024-02-12
   soldstatus $80,000 Closed 389-char remark

   Show marketing remark (389 chars)

   MOTIVATED SELLER!! Move in ready- like brand new! Check out this beautifully kept home built in 2020. Total electric with wood style vinyl flooring, big cabinets with lots of storage and an open kitchen/living space. This adorable home is clean with rustic and modern finishes. This home has only been set at one location so would satisfy FHA loan requirements! Set up your showing today!

5. 2024-01-10
   status Pending 389-char remark

   Show marketing remark (389 chars)

   MOTIVATED SELLER!! Move in ready- like brand new! Check out this beautifully kept home built in 2020. Total electric with wood style vinyl flooring, big cabinets with lots of storage and an open kitchen/living space. This adorable home is clean with rustic and modern finishes. This home has only been set at one location so would satisfy FHA loan requirements! Set up your showing today!

6. 2024-01-02
   status Active 389-char remark

   Show marketing remark (389 chars)

   MOTIVATED SELLER!! Move in ready- like brand new! Check out this beautifully kept home built in 2020. Total electric with wood style vinyl flooring, big cabinets with lots of storage and an open kitchen/living space. This adorable home is clean with rustic and modern finishes. This home has only been set at one location so would satisfy FHA loan requirements! Set up your showing today!

7. 2024-01-01
   status Pending 389-char remark

   Show marketing remark (389 chars)

   MOTIVATED SELLER!! Move in ready- like brand new! Check out this beautifully kept home built in 2020. Total electric with wood style vinyl flooring, big cabinets with lots of storage and an open kitchen/living space. This adorable home is clean with rustic and modern finishes. This home has only been set at one location so would satisfy FHA loan requirements! Set up your showing today!

8. 2023-12-27
   price $85,000 389-char remark

   Show marketing remark (389 chars)

   MOTIVATED SELLER!! Move in ready- like brand new! Check out this beautifully kept home built in 2020. Total electric with wood style vinyl flooring, big cabinets with lots of storage and an open kitchen/living space. This adorable home is clean with rustic and modern finishes. This home has only been set at one location so would satisfy FHA loan requirements! Set up your showing today!

9. 2023-12-17
   price $95,000 389-char remark

   Show marketing remark (389 chars)

   MOTIVATED SELLER!! Move in ready- like brand new! Check out this beautifully kept home built in 2020. Total electric with wood style vinyl flooring, big cabinets with lots of storage and an open kitchen/living space. This adorable home is clean with rustic and modern finishes. This home has only been set at one location so would satisfy FHA loan requirements! Set up your showing today!

10. 2023-12-06
    price $105,000 389-char remark

    Show marketing remark (389 chars)

    MOTIVATED SELLER!! Move in ready- like brand new! Check out this beautifully kept home built in 2020. Total electric with wood style vinyl flooring, big cabinets with lots of storage and an open kitchen/living space. This adorable home is clean with rustic and modern finishes. This home has only been set at one location so would satisfy FHA loan requirements! Set up your showing today!

11. 2023-11-22
    listed $115,000 Active 389-char remark

    Show marketing remark (389 chars)

    MOTIVATED SELLER!! Move in ready- like brand new! Check out this beautifully kept home built in 2020. Total electric with wood style vinyl flooring, big cabinets with lots of storage and an open kitchen/living space. This adorable home is clean with rustic and modern finishes. This home has only been set at one location so would satisfy FHA loan requirements! Set up your showing today!

12. 2001-05-16
    soldstatus $36,000
13. 1994-01-11
    soldstatus $36,000

ⓘ 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: $838 · $70/mo
• Projected year-2 tax: $1,080 · $90/mo
• Expected delta: +$242/yr (+$20/mo · 28.9%)

ⓘ 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 · 19 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: $13,658
• − Mortgage interest: −$6,722
• − Property taxes: −$838
• − Insurance: −$600
• − Repairs & maintenance: −$1,093
• − Management: −$1,093
• − Depreciation: −$3,491
• Taxable loss: −$178
• Est. tax savings @ 24.0%: +$43
• After-tax cash flow: $1,843/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: Carney
• NCES district ID: 4006690
• Math proficiency: 25% ▲ 10.00%
• Reading proficiency: 30% ▲ 5.00%
• Median HH income: $38,964
• Composite: 26.0/100
• National rank: #12754
• State rank: #310 of 513 in OK

Livability — Carney

• Score: 61/100
• State rank: #324
• US rank: #18454

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carney, OK
• Population (ZIP): 864

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 36,104 people
• By 2030: 36,435 · +0.9%
• By 2040: 36,696 · +1.6%
• By 2050: 36,216 · +0.3%
• By 2075: 35,057 · -2.9%
• By 2100: 31,333 · -13.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Two or more races 10% Native American 8% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 3% Slovak 2% Iranian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+63.3) · D 17.5% · R 80.8% · Other 1.7%
• 2008→2024 swing: -13.4pp toward R · 2008: -49.8pp · 2024: -63.3pp
• All cycles: 2024: R+63.3 2020: R+63.2 2016: R+60.1 2012: R+49.0 2008: R+49.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.82%
• Current HPI: 366.0968
• 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

+233.3% since first listed

13 events — show timeline

• 2026-05-21 Pending — MLSOK
• 2026-04-30 Listed $120,000 MLSOK
• 2024-02-14 Sold (Public Records) $80,000 Public Records
• 2024-02-12 Sold (MLS) $80,000 MLSOK
• 2024-01-10 Pending — MLSOK
• 2024-01-02 Relisted — MLSOK
• 2024-01-01 Pending — MLSOK
• 2023-12-27 Price Changed $85,000 MLSOK
• 2023-12-17 Price Changed $95,000 MLSOK
• 2023-12-06 Price Changed $105,000 MLSOK
• 2023-11-22 Listed $115,000 MLSOK
• 2001-05-16 Sold (Public Records) $36,000 Public Records
• 1994-01-11 Sold (Public Records) $36,000 Public Records

Property tax history

+21.9%/yr

Latest (2025): $838 · +14.3% YoY. Source: county tax records.