20322 Running Horse Rd · Pink, OK 74873

$135,000

1 bd · 1.0 ba · 320 sqft · SingleFamily public records · 73 Days on market

Built 2018 3.92 ac lot

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Why this score? — see what drove the D 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).

• Appreciation +10.0/10.0
• Cash flow +8.2/30.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +1.9/10.0

Listing remarks

Situated on 3.92 acres in Tecumseh, OK, this 2 bedroom, 2 bathroom mobile home offers 1,024 sqft of living space and a unique opportunity for those seeking land, privacy, and potential. The property features a separate small cottage with its own bathroom - perfect for a guest space, home office, or potential rental income. With plenty of room to expand, garden, or create your ideal setup, this acreage provides flexibility for a variety of uses. Conveniently located near Shawnee and within easy reach of Oklahoma City, this property combines rural living with accessibility. Whether you're looking for a fixer upper, investment property, or a place to make your own, this Tecumseh acreage delive

Key facts

• Guest space
• 3.92 acres
• Room to expand

Tags

• 3.92 ACRES
• SEPARATE SMALL COTTAGE
• GUEST SPACE
• HOME OFFICE
• POTENTIAL RENTAL INCOME
• ROOM TO EXPAND

Property features AI

Finance

• Other: Approximately 3.92 acres
• Financial info: Offered as-is; Loan qualifying available; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: Gravel parking
• Home design: Single-family residence; One level; Residential property; Manufactured / Mobile construction; Move-to-site build status
• Construction: Composition roof; Conventional foundation; Manufactured / Mobile construction
• Exterior features: Accessory dwelling unit; Guest quarters; Rural setting

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: No fireplace; No study; In-law plan not present

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $-127 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $113k (16.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $94k (30.7% below list).
• Recommended offer: $94k (30.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#120 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment C-, amenities F, commute F.
• Bethel (rural): math 32% / reading 34% proficiency, ranked #37 of 270 in OK (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Bethel Es (math 44% / reading 40%, grade F, #84 of 845 statewide, top 11%, 572 students, 0% FRL); Bethel Hs (math 22% / reading 37%, grade F, #96 of 447 statewide, top 26%, 377 students, 0% FRL) — zoned schools average 0% FRL vs 40% district-wide (40 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 98 active listings in the ZIP; 183 units permitted in Pottawatomie County in 2024 (16 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($933 loan paydown + $14k appreciation (10.0% local appreciation)).
• Pottawatomie County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.

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 $93,537 (30.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.69% ✗
• Cap rate: 5.16%
• Cash-on-cash: -4.04%
• DSCR: 0.82
• GRM: 12.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.4%
• Equity multiple: 2.73×
• Total profit: $65,387
• Equity at exit: $121,619

10-year hold

• IRR: 19.3%
• Equity multiple: 6.26×
• Total profit: $198,879
• Equity at exit: $262,275

Cash invested: $37,800 (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 74873

• Home prices YoY: 5.2%
• Active inventory: 98
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $935 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$102 /mo · $1,225/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $-127

Break-even live

Break-even rent $1,097

Max offer price $112,504

Occupancy floor —

Sensitivity live

Price	-10% $-51	-5% $-89	+0% $-127	+5% $-166	+10% $-204
Rent	-10% $-201	-5% $-164	+0% $-127	+5% $-90	+10% $-53
Rate	-1.0pp $-59	-0.5pp $-93	base $-127	+0.5pp $-162	+1.0pp $-198

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $135,000 Active 73 DOM
2. 2026-06-18
   days on market $135,000 Active 72 DOM
3. 2026-06-17
   days on market $135,000 Active 71 DOM
4. 2026-06-16
   days on market $135,000 Active 70 DOM
5. 2026-06-15
   days on market $135,000 Active 69 DOM
6. 2026-06-14
   days on market $135,000 Active 67 DOM
7. 2026-06-12
   days on market $135,000 Active 66 DOM
8. 2026-06-09
   days on market $135,000 Active 63 DOM
9. 2026-06-08
   days on market $135,000 Active 62 DOM
10. 2026-06-07
    days on market $135,000 Active 61 DOM
11. 2026-06-05
    days on market $135,000 Active 58 DOM
12. 2026-06-02
    days on market $135,000 Active 56 DOM
13. 2026-06-01
    days on market $135,000 Active 55 DOM
14. 2026-05-31
    days on market $135,000 Active 54 DOM
15. 2026-05-30
    days on market $135,000 Active 53 DOM
16. 2026-05-21
    price $135,000
17. 2026-04-07
    listed $155,000 Active
18. 2024-08-28
    soldstatus $135,000

ⓘ 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: $1,225 · $102/mo
• Projected year-2 tax: $1,225 · $102/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 18 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,224
• − Mortgage interest: −$7,562
• − Property taxes: −$1,225
• − Insurance: −$675
• − Repairs & maintenance: −$898
• − Management: −$898
• − Depreciation: −$3,927
• Taxable loss: −$3,961
• Est. tax savings @ 24.0%: +$951
• After-tax cash flow: $-578/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: Bethel
• NCES district ID: 4004230
• Math proficiency: 32% ▼ -11.00%
• Reading proficiency: 34% ▼ -10.00%
• Median HH income: $62,238
• Composite: 29.86/100
• National rank: #6408
• State rank: #37 of 270 in OK

Livability — Pink

• Score: 66/100
• State rank: #120
• US rank: #12039

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pink, OK
• Population (ZIP): 11,033

Population outlook (Pottawatomie County) Hauer SSP2

• Today (2025): 76,622 people
• By 2030: 78,816 · +2.9%
• By 2040: 82,766 · +8.0%
• By 2050: 86,031 · +12.3%
• By 2075: 93,316 · +21.8%
• By 2100: 95,820 · +25.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Native American 12% Two or more races 9% Hispanic / Latino 4% Black 2%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Pottawatomie

• 2024 margin: Solid R (+47.4) · D 25.2% · R 72.7% · Other 2.1%
• 2008→2024 swing: -9.1pp toward R · 2008: -38.4pp · 2024: -47.4pp
• All cycles: 2024: R+47.4 2020: R+46.0 2016: R+46.5 2012: R+38.7 2008: R+38.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 14.18%
• Current HPI: 286.31
• 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

+0.0% since first listed

3 events — show timeline

• 2026-05-21 Price Changed $135,000 MLSOK
• 2026-04-07 Listed $155,000 MLSOK
• 2024-08-28 Sold (Public Records) $135,000 Public Records

Property tax history

+51.3%/yr

Latest (2025): $1,225 · +398.0% YoY. Source: county tax records.