10943 Stoup Dr · Dibble, OK 73010

$110,000

3 bd · 3.0 ba · 1,512 sqft · Manufactured public records · 39 Days on market

Built 1994 2.50 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0

Listing remarks

Looking for acreage with potential? Situated on 2.5 acres, this 3 bed, 2 bath mobile home offers a chance to create your own slice of country living. The 1,512 sqft home needs some TLC, making it a great fit for buyers who are handy or looking for a project property. A metal outbuilding provides additional storage or workspace with room for a vehicle and equipment. With some updates and personal touches, this property could truly shine. Cash or conventional financing only.

Key facts

• Metal outbuilding
• 2.5 acres
• 2.5 acre lot

Tags

• 2.5 ACRES
• METAL OUTBUILDING

Property features AI

Finance

• Other: 2.5 acre lot
• Financial info: Sold as-is; terms include Cash Only, Cash, Conventional; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Home design: Single-family residence; One level; Mobile construction; Move‑to‑site property
• Construction: Composition roof; Conventional foundation; Built as a mobile home
• Exterior features: Outbuildings; Rural lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: One living area; Electric fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $638 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#226 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Dibble (rural): math 9% / reading 10% proficiency, ranked #249 of 270 in OK (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Dibble Es (math 8% / reading 8%, grade F, #741 of 845 statewide, top 89%, 345 students, 0% FRL); Dibble Ms (math 12% / reading 12%, grade F, #269 of 345 statewide, top 79%, 166 students, 0% FRL); Dibble Hs (math 5% / reading 15%, grade F, #361 of 447 statewide, top 94%, 206 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: 516 active listings in the ZIP; solid renter incomes; 334 units permitted in McClain County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($761 loan paydown + $2k appreciation (1.4% local appreciation)).
• McClain County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $62k; list at $110k implies a 77% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.50% ✓
• Cap rate: 13.26%
• Cash-on-cash: 24.87%
• DSCR: 2.11
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.9%
• Equity multiple: 2.46×
• Total profit: $45,092
• Equity at exit: $40,125

10-year hold

• IRR: 30.0%
• Equity multiple: 4.74×
• Total profit: $115,159
• Equity at exit: $55,371

Cash invested: $30,800 (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 73010

• Home prices YoY: 0.5%
• Active inventory: 516
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,647 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$40 /mo · $484/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $638

Break-even live

Break-even rent $839

Max offer price $110,000

Occupancy floor 56%

Sensitivity live

Price	-10% $701	-5% $669	+0% $638	+5% $607	+10% $576
Rent	-10% $508	-5% $573	+0% $638	+5% $703	+10% $768
Rate	-1.0pp $694	-0.5pp $666	base $638	+0.5pp $610	+1.0pp $581

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $110,000 Active 39 DOM
2. 2026-06-18
   days on market $110,000 Active 36 DOM
3. 2026-06-17
   days on market $110,000 Active 35 DOM
4. 2026-06-16
   days on market $110,000 Active 34 DOM
5. 2026-06-15
   days on market $110,000 Active 33 DOM
6. 2026-06-13
   days on market $110,000 Active 31 DOM
7. 2026-06-13
   days on market $110,000 Active 30 DOM
8. 2026-06-09
   days on market $110,000 Active 27 DOM
9. 2026-06-08
   days on market $110,000 Active 26 DOM
10. 2026-06-07
    days on market $110,000 Active 25 DOM
11. 2026-06-03
    days on market $110,000 Active 21 DOM
12. 2026-06-02
    days on market $110,000 Active 20 DOM
13. 2026-06-02
    price $110,000 Active 19 DOM
14. 2026-06-01
    days on market $115,000 Active 19 DOM
15. 2026-05-31
    days on market $115,000 Active 18 DOM
16. 2026-05-13
    listed $115,000 Active
17. 2026-04-17
    soldstatus $62,250
18. 2006-07-20
    soldstatus $80,000
19. 1999-08-24
    soldstatus $57,000

ⓘ 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: $484 · $40/mo
• Projected year-2 tax: $990 · $82/mo
• Expected delta: +$506/yr (+$42/mo · 104.5%)

ⓘ 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 ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $19,766
• − Mortgage interest: −$6,162
• − Property taxes: −$484
• − Insurance: −$550
• − Repairs & maintenance: −$1,581
• − Management: −$1,581
• − Depreciation: −$3,200
• Taxable income: $6,208
• Est. tax owed @ 24.0%: −$1,490
• After-tax cash flow: $6,169/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: Dibble
• NCES district ID: 4009870
• Math proficiency: 9% ▼ -5.00%
• Reading proficiency: 10% ▼ -12.00%
• Median HH income: $43,532
• Composite: 8.59/100
• National rank: #9900
• State rank: #249 of 270 in OK

Livability — Dibble

• Score: 63/100
• State rank: #226
• US rank: #15813

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

• County: McClain County · 33,206 people
• City population: 47
• Metro: Oklahoma City, OK
• Population (ZIP): 21,521
• Household income: $90,110
• Rent vs Own: 15.2% rent · 84.8% own
• Severe rent burden: 239.0

Population outlook (McClain County) Hauer SSP2

• Today (2025): 46,053 people
• By 2030: 50,081 · +8.7%
• By 2040: 58,231 · +26.4%
• By 2050: 66,276 · +43.9%
• By 2075: 86,558 · +88.0%
• By 2100: 100,421 · +118.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Two or more races 10% Hispanic / Latino 6% Native American 4%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · McClain

• 2024 margin: Solid R (+60.6) · D 18.8% · R 79.5% · Other 1.7%
• 2008→2024 swing: -8.8pp toward R · 2008: -51.8pp · 2024: -60.6pp
• All cycles: 2024: R+60.6 2020: R+60.9 2016: R+60.9 2012: R+55.4 2008: R+51.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.45%
• Current HPI: 285.8653
• 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

+101.8% since first listed

4 events — show timeline

• 2026-05-13 Listed $115,000 MLSOK
• 2026-04-17 Sold (Public Records) $62,250 Public Records
• 2006-07-20 Sold (Public Records) $80,000 Public Records
• 1999-08-24 Sold (Public Records) $57,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $484 · +17.2% YoY. Source: county tax records.