8062 Hwy 82 A · Moodys, OK 74464

$102,500

3 bd · 2.0 ba · 1,280 sqft · Manufactured · 126 Days on market

Built 1993 4.67 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 +28.8/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Are you looking for country living at its best? Look no further, this Partially remodeled 3-bedroom, 2-bath mobile home nestled on 4.67 acres is a cozy retreat that features new flooring, it has been freshly painted and added a new front and back deck. The expansive lot offers endless possibilities: a garden, add a workshop, or simply enjoy the peaceful surroundings. This home is perfect for those seeking comfort, privacy, and room to grow, all at an affordable price!

Key facts

• Expansive lot
• New flooring
• Freshly painted

Tags

• NEW FLOORING
• FRESHLY PAINTED
• NEW FRONT AND BACK DECK
• EXPANSIVE LOT
• PEACEFUL SURROUNDINGS

Property features AI

Finance

• Other: Lot size approximately 4.67 acres
• Financial info: Annual tax information available
• HOA & community: No HOA or community details provided

Exterior

• Parking: No parking details provided
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Water available (rural); Sewer not available
• Home design: Single-wide mobile home; 1 story; Home faces west; Tie down foundation
• Construction: Aluminum siding; Metal roof; Year built source: Public records
• Exterior features: Deck; No other exterior features listed

Interior

• Kitchen: Laminate counters
• Bedrooms: No bedroom details provided
• Flooring: No flooring details provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Aluminum window frames; Laminate counters; Ceiling fan(s); No additional interior features listed
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $102k.

Deal economics

• At list price, monthly cash flow is $346 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $102k).
• Recommended offer: $90k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Lowrey (rural): math 20% / reading 15% proficiency, ranked #433 of 513 in OK (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+9.2%/yr); 367 active listings in the ZIP; 48 units permitted in Cherokee County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $709 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Cherokee County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $29k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $17k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe 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 $90,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 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. 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: 1.30% ✓
• Cap rate: 10.34%
• Cash-on-cash: 14.46%
• DSCR: 1.64
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 10.4%
• Equity multiple: 1.44×
• Total profit: $12,488
• Equity at exit: $15,283

10-year hold

• IRR: 23.3%
• Equity multiple: 3.49×
• Total profit: $71,414
• Equity at exit: $8,862

Cash invested: $28,700 (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 74464

• Rents YoY: 9.2%
• Active inventory: 367
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,334 medium
• Mortgage (P&I): −$538
• Tax est. 1.5%: −$128 /mo · $1,538/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $346

Break-even live

Break-even rent $897

Max offer price $102,500

Occupancy floor 69%

Sensitivity live

Price	-10% $417	-5% $381	+0% $346	+5% $310	+10% $275
Rent	-10% $240	-5% $293	+0% $346	+5% $399	+10% $451
Rate	-1.0pp $397	-0.5pp $372	base $346	+0.5pp $319	+1.0pp $292

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: $25,625
• Closing costs: $3,075
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-12
   statusdays on market $102,500 Pending 126 DOM
2. 2026-06-09
   days on market $102,500 Active 123 DOM
3. 2026-06-08
   days on market $102,500 Active 122 DOM
4. 2026-06-07
   days on market $102,500 Active 121 DOM
5. 2026-06-03
   days on market $102,500 Active 117 DOM
6. 2026-06-02
   days on market $102,500 Active 116 DOM
7. 2026-06-01
   days on market $102,500 Active 115 DOM
8. 2026-05-31
   days on market $102,500 Active 114 DOM
9. 2026-05-30
   days on market $102,500 Active 113 DOM
10. 2026-05-04
    price $102,500
11. 2026-02-05
    listed $119,900 Active
12. 2024-09-29
    historical
13. 2024-05-03
    status Active
14. 2024-04-29
    historical
15. 2024-04-15
    listed $95,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $16,013
• − Mortgage interest: −$5,742
• − Property taxes: −$1,538
• − Insurance: −$512
• − Repairs & maintenance: −$1,281
• − Management: −$1,281
• − Depreciation: −$2,982
• Taxable income: $2,677
• Est. tax owed @ 24.0%: −$643
• After-tax cash flow: $3,507/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: Lowrey
• NCES district ID: 4018480
• Math proficiency: 20% ▬ 0.00%
• Reading proficiency: 15% ▼ -5.00%
• Median HH income: $42,927
• Composite: 18.52/100
• National rank: #14030
• State rank: #433 of 513 in OK

Livability — Moodys

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Moodys, OK
• County: Cherokee County · 31,116 people
• Metro: Tahlequah, OK
• Population (ZIP): 31,116
• Household income: $51,262
• Rent vs Own: 45.1% rent · 54.9% own
• Severe rent burden: 1058.0

Population outlook (Cherokee County) Hauer SSP2

• Today (2025): 51,747 people
• By 2030: 53,481 · +3.4%
• By 2040: 56,503 · +9.2%
• By 2050: 59,370 · +14.7%
• By 2075: 67,178 · +29.8%
• By 2100: 70,900 · +37.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.82)
• Race & ethnicity: White 41% Native American 35% Two or more races 16% Hispanic / Latino 10% Black 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 90% English-only · Spanish 6%

Political lean MEDSL · Cherokee

• 2024 margin: Solid R (+32.6) · D 32.7% · R 65.3% · Other 2.0%
• 2008→2024 swing: -20.4pp toward R · 2008: -12.2pp · 2024: -32.6pp
• All cycles: 2024: R+32.6 2020: R+29.3 2016: R+27.5 2012: R+14.1 2008: R+12.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -184.14%
• Current HPI: 226.4004
• Rent YoY: ▲ 9.23%
• Metro: Tahlequah, 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

+7.9% since first listed

6 events — show timeline

• 2026-05-04 Price Changed $102,500 MLS Technology, Inc.
• 2026-02-05 Listed $119,900 MLS Technology, Inc.
• 2024-09-29 Listing Removed — MLS Technology, Inc.
• 2024-05-03 Relisted — MLS Technology, Inc.
• 2024-04-29 Listing Removed — MLS Technology, Inc.
• 2024-04-15 Listed $95,000 MLS Technology, Inc.