10943 Stoup Dr

Dibble, OK 73010

$110,000B

3 bd · 3.0 ba · 1,512 sqft · Built 1994 · Manufactured · Active · 39 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,647/mo
• Mortgage (P&I): −$577
• Tax + insurance: −$86
• HOA: −$0
• Vac / Maint / Mgmt: −$346
• Net cashflow: $638/mo
• Annual: $7,659/yr
• Cap rate: 13.26%
• Cash-on-cash: 24.87%
• DSCR: 2.11
• 1% rule: 1.50%
• Cash to close: $30,800

Investor read

• This is a 3-bed/3.0-bath manufactured listed at $110k.
• 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).
• It's been on market 39 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• In year one you build about $2k of equity ($761 loan paydown + $2k appreciation (1.4% local appreciation)).
• 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).
• McClain County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• Current owner paid $62k; list at $110k implies a 77% gain — meaningful room to come down on a strong offer.
• 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.
• 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.

Questions for listing agent

• 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?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.