980196 S 3330 Rd · Harrah, OK 74881

$120,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 125 Days on market

Built 2012 2.50 ac 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 +19.5/30.0
• Appreciation +9.6/10.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

Enjoy country living on this beautiful 2.5 acres on a corner lot up on a hill. Beautiful spot to build your dream home with close access to the turn pike for a quick trip to the city. Canadian Valley Electric Coop has a pole between this property and the one next door and would run power under ground to a power poll once one is set up. Well has been dug but has not had a pump or well house connected.

Key facts

• Open floor plan
• New well pump
• Laundry room

Tags

• OPEN FLOOR PLAN
• NEW WELL PUMP
• AMPLE CABINET SPACE
• DEDICATED PANTRY
• LAUNDRY ROOM
• MATURE TREES

Property features AI

Finance

• Other: Located in Whispering Oak Meadows Est; Directions: From 102 head east on 980 Rd, turn south on S 3330 Rd; home is on the east side.
• Financial info: Sold As‑Is; Cash only offers considered; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Home design: Single family residence; One story; Residential property; Move‑to‑site build status
• Construction: Mobile construction; Composition roof; Conventional foundation; Built on a 2.5‑acre lot
• Exterior features: Open patio; Corner lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: One living area; One dining area; No fireplace

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 $136 ($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 $109k (9.2% below list).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 4.3% in Harrah — 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 64/100 on livability (#163 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety D-.
• White Rock (rural): math 11% / reading 20% proficiency, ranked #454 of 513 in OK (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: White Rock Public School (math 2% / reading 12%, grade F, #755 of 845 statewide, top 90%, 143 students, 0% FRL) — zoned schools average 0% FRL vs 69% district-wide (69 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 81 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 $12k of equity ($830 loan paydown + $11k appreciation (9.2% local appreciation)).
• At projected returns (9.2% 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 ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $7k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $120k implies a 380% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.91% ✗
• Cap rate: 7.66%
• Cash-on-cash: 4.87%
• DSCR: 1.22
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.1%
• Equity multiple: 3.00×
• Total profit: $67,071
• Equity at exit: $100,740

10-year hold

• IRR: 23.1%
• Equity multiple: 6.63×
• Total profit: $189,099
• Equity at exit: $209,862

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 74881

• Home prices YoY: 3.0%
• Active inventory: 81
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,089 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$45 /mo · $537/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $136

Break-even live

Break-even rent $917

Max offer price $120,000

Occupancy floor 82%

Sensitivity live

Price	-10% $204	-5% $170	+0% $136	+5% $102	+10% $68
Rent	-10% $50	-5% $93	+0% $136	+5% $179	+10% $222
Rate	-1.0pp $197	-0.5pp $167	base $136	+0.5pp $105	+1.0pp $74

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 15 events

1. 2026-04-13
   status Pending
2. 2026-04-11
   price $120,000
3. 2026-03-21
   price $107,000
4. 2026-02-05
   status Active
5. 2026-01-21
   status Pending
6. 2026-01-06
   price $110,000
7. 2025-12-13
   price $126,999
8. 2025-11-24
   listed $127,000 Active
9. 2025-11-21
   historical
10. 2025-11-21
    price $127,000
11. 2025-08-22
    listed $129,000 Active
12. 2021-09-21
    soldstatus $25,000
13. 2021-09-20
    soldstatus $25,000 Sold 405-char remark

    Show marketing remark (405 chars)

    Enjoy country living on this beautiful 2.5 acres on a corner lot up on a hill. Beautiful spot to build your dream home with close access to the turn pike for a quick trip to the city. Canadian Valley Electric Coop has a pole between this property and the one next door and would run power under ground to a power poll once one is set up. Well has been dug but has not had a pump or well house connected.

14. 2021-08-24
    status Pending 405-char remark

    Show marketing remark (405 chars)

    Enjoy country living on this beautiful 2.5 acres on a corner lot up on a hill. Beautiful spot to build your dream home with close access to the turn pike for a quick trip to the city. Canadian Valley Electric Coop has a pole between this property and the one next door and would run power under ground to a power poll once one is set up. Well has been dug but has not had a pump or well house connected.

15. 2021-08-06
    listed $25,000 Active 405-char remark

    Show marketing remark (405 chars)

    Enjoy country living on this beautiful 2.5 acres on a corner lot up on a hill. Beautiful spot to build your dream home with close access to the turn pike for a quick trip to the city. Canadian Valley Electric Coop has a pole between this property and the one next door and would run power under ground to a power poll once one is set up. Well has been dug but has not had a pump or well house connected.

ⓘ 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: $537 · $45/mo
• Projected year-2 tax: $1,080 · $90/mo
• Expected delta: +$543/yr (+$45/mo · 101.1%)

ⓘ 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 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $13,070
• − Mortgage interest: −$6,722
• − Property taxes: −$537
• − Insurance: −$600
• − Repairs & maintenance: −$1,046
• − Management: −$1,046
• − Depreciation: −$3,491
• Taxable loss: −$371
• Est. tax savings @ 24.0%: +$89
• After-tax cash flow: $1,726/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: White Rock
• NCES district ID: 4032640
• Math proficiency: 11% ▬ 0.00%
• Reading proficiency: 20% ▼ -10.00%
• Median HH income: $46,072
• Composite: 17.22/100
• National rank: #14168
• State rank: #454 of 513 in OK

Livability — Harrah

• Score: 64/100
• State rank: #163
• US rank: #13659

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 11,542
• Population (ZIP): 5,273

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 (85%)
• Race & ethnicity: White 85% Two or more races 6% Hispanic / Latino 5% Native American 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▲ 9.15%
• Current HPI: 308.8101
• 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

+380.0% since first listed

15 events — show timeline

• 2026-04-13 Pending — MLSOK
• 2026-04-11 Price Changed $120,000 MLSOK
• 2026-03-21 Price Changed $107,000 MLSOK
• 2026-02-05 Relisted — MLSOK
• 2026-01-21 Pending — MLSOK
• 2026-01-06 Price Changed $110,000 MLSOK
• 2025-12-13 Price Changed $126,999 MLSOK
• 2025-11-24 Listed $127,000 MLSOK
• 2025-11-21 Listing Removed — MLSOK
• 2025-11-21 Price Changed $127,000 MLSOK
• 2025-08-22 Listed $129,000 MLSOK
• 2021-09-21 Sold (Public Records) $25,000 Public Records
• 2021-09-20 Sold (MLS) $25,000 MLSOK
• 2021-08-24 Pending — MLSOK
• 2021-08-06 Listed $25,000 MLSOK

Property tax history

+6.9%/yr

Latest (2025): $537 · +127.5% YoY. Source: county tax records.