430 Veeder · Mangum, OK 73554

$30,000

2 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 140 Days on market

Built 1940 Est $53k · 43% under

---

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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Key facts

• Built 1940
• Listed 140 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $614 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.
• Cap rate 30.9% vs local median 7.6% in Mangum — 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 65/100 on livability (#144 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, employment F.
• Mangum (town): math 27% / reading 28% proficiency, ranked #89 of 270 in OK (top 33%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Edison Es (math 47% / reading 32%, grade F, #107 of 845 statewide, top 14%, 239 students, 0% FRL); Mangum Ms (math 20% / reading 28%, grade F, #109 of 345 statewide, top 32%, 156 students, 0% FRL); Mangum Hs (math 15% / reading 24%, grade F, #274 of 447 statewide, top 66%, 175 students, 0% FRL) — zoned schools average 0% FRL vs 56% district-wide (56 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 46 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-2.5%/yr); year-one equity from $207 of loan paydown is wiped out by about $736 of value loss. Plan a longer hold.
• Greer County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-2.5% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $20k; list at $30k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $26,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 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 1940 — 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. 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: 3.38% ✓
• Cap rate: 30.86%
• Cash-on-cash: 87.75%
• DSCR: 4.90
• GRM: 2.5

CMA / ARV

• ARV (on-the-fly): $52,800
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
412 N Kentucky Ave	0.25mi	2/1.0	1,224 (+2%)	6mo	$70,000	$57	80
413 W Taylor St	0.21mi	2/1.0	1,134 (-6%)	10mo	$55,000	$49	72
235 W Polk St	0.32mi	2/2.0	1,249 (+4%)	5mo	$55,000	$44	70
315 W Filmore St	0.23mi	2/1.0	1,042 (-13%)	12mo	$75,000	$72	58
200 N Maryland Ave	0.25mi	3/2.0 (+1)	1,329 (+11%)	6mo	$49,500	$37	56
325 W Harrison St	0.28mi	2/1.0	1,064 (-11%)	17mo	$40,000	$38	54
403 S Oklahoma Ave	0.70mi	2/1.0	1,240 (+3%)	10mo	$14,000	$11	54
705 N Pennsylvania Ave	0.52mi	3/2.0 (+1)	1,280 (+7%)	2mo	$110,000	$86	54
210 N Louis Tittle Ave	0.64mi	3/1.0 (+1)	1,372 (+14%)	13mo	$47,000	$34	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-2.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 88.6%
• Equity multiple: 5.16×
• Total profit: $34,950
• Equity at exit: $5,205

10-year hold

• IRR: 91.4%
• Equity multiple: 10.69×
• Total profit: $81,417
• Equity at exit: $3,869

Cash invested: $8,400 (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 73554

• Home prices YoY: -2.7%
• Active inventory: 46
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,013 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$16 /mo · $191/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $614

Break-even live

Break-even rent $235

Max offer price $30,000

Occupancy floor 34%

Sensitivity live

Price	-10% $631	-5% $623	+0% $614	+5% $606	+10% $597
Rent	-10% $534	-5% $574	+0% $614	+5% $654	+10% $694
Rate	-1.0pp $629	-0.5pp $622	base $614	+0.5pp $606	+1.0pp $599

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $30,000 Active 140 DOM
2. 2026-06-21
   days on market $30,000 Active 139 DOM
3. 2026-06-18
   days on market $30,000 Active 137 DOM
4. 2026-06-17
   days on market $30,000 Active 136 DOM
5. 2026-06-16
   days on market $30,000 Active 135 DOM
6. 2026-06-15
   days on market $30,000 Active 134 DOM
7. 2026-06-13
   days on market $30,000 Active 132 DOM
8. 2026-06-12
   days on market $30,000 Active 131 DOM
9. 2026-06-09
   days on market $30,000 Active 128 DOM
10. 2026-06-08
    days on market $30,000 Active 127 DOM
11. 2026-06-08
    days on market $30,000 Active 126 DOM
12. 2026-06-07
    days on market $30,000 Active 125 DOM
13. 2026-06-04
    days on market $30,000 Active 122 DOM
14. 2026-06-02
    days on market $30,000 Active 121 DOM
15. 2026-06-01
    days on market $30,000 Active 120 DOM
16. 2026-05-31
    days on market $30,000 Active 119 DOM
17. 2026-02-16
    price $30,000
18. 2026-02-03
    price $32,500
19. 2026-02-02
    status Active
20. 2026-02-01
    historical
21. 2026-01-31
    listed $30,100 Active
22. 2011-08-12
    soldstatus $20,000
23. 2003-04-22
    soldstatus $14,000

ⓘ 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: $191 · $16/mo
• Projected year-2 tax: $270 · $22/mo
• Expected delta: +$79/yr (+$7/mo · 41.4%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,152
• − Mortgage interest: −$1,680
• − Property taxes: −$191
• − Insurance: −$150
• − Repairs & maintenance: −$972
• − Management: −$972
• − Depreciation: −$873
• Taxable income: $7,313
• Est. tax owed @ 24.0%: −$1,755
• After-tax cash flow: $5,616/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: Mangum
• NCES district ID: 4018780
• Math proficiency: 27% ▼ -18.00%
• Reading proficiency: 28% ▼ -15.00%
• Median HH income: $36,568
• Composite: 22.85/100
• National rank: #8012
• State rank: #89 of 270 in OK

Livability — Mangum

• Score: 65/100
• State rank: #144
• US rank: #13248

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mangum, OK
• Population (ZIP): 3,361

Population outlook (Greer County) Hauer SSP2

• Today (2025): 5,904 people
• By 2030: 5,869 · -0.6%
• By 2040: 5,790 · -1.9%
• By 2050: 5,712 · -3.3%
• By 2075: 5,196 · -12.0%
• By 2100: 4,326 · -26.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 15% Two or more races 8% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Iranian 2% Serbian 2% Slovak 1%
• Foreign-born: 1% · China, Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Greer

• 2024 margin: Solid R (+65.7) · D 16.6% · R 82.3% · Other 1.1%
• 2008→2024 swing: -19.3pp toward R · 2008: -46.5pp · 2024: -65.7pp
• All cycles: 2024: R+65.7 2020: R+64.7 2016: R+61.1 2012: R+46.7 2008: R+46.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.45%
• Current HPI: 88.9252
• 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

+114.3% since first listed

7 events — show timeline

• 2026-02-16 Price Changed $30,000 ForSaleByOwner.com
• 2026-02-03 Price Changed $32,500 ForSaleByOwner.com
• 2026-02-02 Relisted — ForSaleByOwner.com
• 2026-02-01 Delisted — ForSaleByOwner.com
• 2026-01-31 Listed $30,100 ForSaleByOwner.com
• 2011-08-12 Sold (Public Records) $20,000 Public Records
• 2003-04-22 Sold (Public Records) $14,000 Public Records

Property tax history

+0.3%/yr

Latest (2025): $191 · -25.7% YoY. Source: county tax records.