401 Warner St · Poteau, OK 74953

$109,900

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 138 Days on market

Built 1993 9,583 sqft 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
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Appreciation +7.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

This remodeled double-wide mobile home is truly move-in ready! With 1,344 sq ft of living space, this 3-bedroom, 2-bathroom property boasts a complete transformation. Every major system and feature has been updated, including: •New HVAC system, roof, hot water heater, and plumbing for modern comfort and reliability. •Updated flooring, windows, doors, and fresh paint on the interior and exterior for a stylish and fresh aesthetic. •An open-concept layout seamlessly connecting the living room, dining area, and kitchen, perfect for entertaining or family living. The kitchen is a standout, featuring: •New granite countertops and modern cabinetry for a sleek look. •Brand-

Key facts

• New plumbing
• Updated windows
• New hot water heater

Tags

• NEW HVAC SYSTEM
• NEW ROOF
• NEW HOT WATER HEATER
• NEW PLUMBING
• UPDATED FLOORING
• UPDATED WINDOWS

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Public water; Public sewer; Electricity available; Sewer available; Water available
• Home design: Residential mobile home; Single-story (one level)
• Construction: Aluminum siding; Asphalt shingle roof
• Exterior features: Covered patio/porch; Partial wire fencing; Open lot; Paved, public-maintained road

Interior

• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Wood-burning fireplace (1); Electric water heater
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $424 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 3.8% in Poteau — 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 57/100 on livability (#485 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D+, amenities F, commute F.
• Poteau (town): math 30% / reading 29% proficiency, ranked #68 of 270 in OK (top 25%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Poteau Upper Es (math 45% / reading 36%, grade F, #98 of 845 statewide, top 12%, 471 students, 0% FRL); Poteau Hs (math 22% / reading 32%, grade F, #125 of 447 statewide, top 31%, 636 students, 0% FRL) — zoned schools average 0% FRL vs 54% district-wide (54 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 137 active listings in the ZIP; 73 units permitted in Le Flore County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($760 loan paydown + $5k appreciation (4.2% local appreciation)).
• Le Flore County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.2% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $19k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $110k implies a 450% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 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 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?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 1.23% ✓
• Cap rate: 10.92%
• Cash-on-cash: 16.53%
• DSCR: 1.74
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.22% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.6%
• Equity multiple: 2.54×
• Total profit: $47,468
• Equity at exit: $57,155

10-year hold

• IRR: 25.2%
• Equity multiple: 4.98×
• Total profit: $122,568
• Equity at exit: $94,644

Cash invested: $30,772 (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 74953

• Home prices YoY: 1.7%
• Active inventory: 137
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,354 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$23 /mo · $281/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $424

Break-even live

Break-even rent $817

Max offer price $109,900

Occupancy floor 64%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $109,900 Active 138 DOM
2. 2026-06-17
   days on market $109,900 Active 137 DOM
3. 2026-06-16
   days on market $109,900 Active 136 DOM
4. 2026-06-15
   days on market $109,900 Active 135 DOM
5. 2026-06-13
   days on market $109,900 Active 133 DOM
6. 2026-06-12
   days on market $109,900 Active 132 DOM
7. 2026-06-09
   days on market $109,900 Active 129 DOM
8. 2026-06-08
   days on market $109,900 Active 128 DOM
9. 2026-06-08
   days on market $109,900 Active 127 DOM
10. 2026-06-07
    days on market $109,900 Active 126 DOM
11. 2026-06-04
    days on market $109,900 Active 123 DOM
12. 2026-06-02
    days on market $109,900 Active 122 DOM
13. 2026-06-01
    days on market $109,900 Active 121 DOM
14. 2026-05-31
    days on market $109,900 Active 120 DOM
15. 2026-05-20
    price $109,900
16. 2026-02-21
    price $123,500
17. 2026-01-28
    listed $128,500 Active
18. 2025-08-20
    price $128,500
19. 2025-04-28
    price $137,000
20. 2025-01-02
    listed $140,000 Active
21. 2024-12-07
    historical
22. 2024-03-12
    price $135,000
23. 2023-12-08
    listed $140,000 Active
24. 2020-10-05
    soldstatus $20,000
25. 2020-08-26
    listed $25,000

ⓘ 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: $281 · $23/mo
• Projected year-2 tax: $989 · $82/mo
• Expected delta: +$708/yr (+$59/mo · 252.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥114°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,246
• − Mortgage interest: −$6,156
• − Property taxes: −$281
• − Insurance: −$550
• − Repairs & maintenance: −$1,300
• − Management: −$1,300
• − Depreciation: −$3,197
• Taxable income: $3,463
• Est. tax owed @ 24.0%: −$831
• After-tax cash flow: $4,257/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: Poteau
• NCES district ID: 4024870
• Math proficiency: 30% ▼ -4.00%
• Reading proficiency: 29% ▼ -4.00%
• Median HH income: $42,165
• Composite: 25.05/100
• National rank: #7546
• State rank: #68 of 270 in OK

Livability — Poteau

• Score: 57/100
• State rank: #485
• US rank: #22172

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Poteau, OK
• Population (ZIP): 12,284

Population outlook (Le Flore County) Hauer SSP2

• Today (2025): 48,504 people
• By 2030: 47,474 · -2.1%
• By 2040: 44,914 · -7.4%
• By 2050: 42,239 · -12.9%
• By 2075: 35,071 · -27.7%
• By 2100: 25,949 · -46.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 12% Native American 10% Two or more races 10% Black 1%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Slovak 2% Iranian 2% Serbian 1%
• Foreign-born: 7% · Canada
• Languages at home: 90% English-only · Spanish 10%

Political lean MEDSL · Le Flore

• 2024 margin: Solid R (+64.8) · D 17.0% · R 81.8% · Other 1.3%
• 2008→2024 swing: -26.1pp toward R · 2008: -38.6pp · 2024: -64.8pp
• All cycles: 2024: R+64.8 2020: R+63.4 2016: R+58.7 2012: R+41.1 2008: R+38.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.22%
• Current HPI: 252.3937
• 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

+339.6% since first listed

11 events — show timeline

• 2026-05-20 Price Changed $109,900 WRVBOR
• 2026-02-21 Price Changed $123,500 WRVBOR
• 2026-01-28 Listed $128,500 WRVBOR
• 2025-08-20 Price Changed $128,500 WRVBOR
• 2025-04-28 Price Changed $137,000 WRVBOR
• 2025-01-02 Listed $140,000 WRVBOR
• 2024-12-07 Listing Removed — MLS Technology, Inc.
• 2024-03-12 Price Changed $135,000 MLS Technology, Inc.
• 2023-12-08 Listed $140,000 MLS Technology, Inc.
• 2020-10-05 Sold (MLS) $20,000 WRVBOR
• 2020-08-26 Listed $25,000 WRVBOR

Property tax history

+1.4%/yr

Latest (2025): $281 · +4.9% YoY. Source: county tax records.