107 E Corporate Dr · Ames, OK 73718

$139,900

3 bd · 2.0 ba · 1,800 sqft · Manufactured public records · 35 Days on market

Built 2011

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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 +17.8/30.0
• Appreciation +7.8/10.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• 1% rule +3.6/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks

Welcome to this charming family home located in a quiet, small town neighborhood. Property features 4 bedrooms, two full bathrooms with walk-in showers and a garden tub. Enjoy the spacious kitchen with island, and a cozy fire place in the living room.

Key facts

• Built 2011
• Listed 34 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Mobile home (real property); Single-story
• Construction: Vinyl siding; Composition roof; Built as a single-story structure
• Exterior features: Patio

Interior

• Kitchen: Dishwasher
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Kitchen island; Pantry; Window coverings; Fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $114 ($1k/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 $121k (13.5% below list).
• Recommended offer: $121k (13.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#525 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, employment B; Watch: schools F, crime F, amenities F.
• Cimarron (rural): math 15% / reading 20% proficiency, ranked #421 of 513 in OK (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 3 active listings in the ZIP; 2 units permitted in Major County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($967 loan paydown + $8k appreciation (5.6% local appreciation)).
• Major County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (5.6% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $45k; list at $140k implies a 211% gain — meaningful room to come down on a strong offer.

Recommended offer $120,951 (13.5% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is F 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?
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: 0.86% ✗
• Cap rate: 7.27%
• Cash-on-cash: 3.50%
• DSCR: 1.16
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.56% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.2%
• Equity multiple: 2.12×
• Total profit: $43,974
• Equity at exit: $84,069

10-year hold

• IRR: 17.1%
• Equity multiple: 4.18×
• Total profit: $124,587
• Equity at exit: $149,215

Cash invested: $39,172 (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 73718

• Home prices YoY: 2.1%
• Active inventory: 3
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,210 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$49 /mo · $590/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $114

Break-even live

Break-even rent $1,065

Max offer price $139,900

Occupancy floor 86%

Sensitivity live

Price	-10% $194	-5% $154	+0% $114	+5% $75	+10% $35
Rent	-10% $19	-5% $67	+0% $114	+5% $162	+10% $210
Rate	-1.0pp $185	-0.5pp $150	base $114	+0.5pp $78	+1.0pp $41

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   pricedays on market $139,900 Active 35 DOM
2. 2026-06-19
   days on market $146,000 Active 33 DOM
3. 2026-06-18
   days on market $146,000 Active 32 DOM
4. 2026-06-17
   days on market $146,000 Active 31 DOM
5. 2026-06-16
   days on market $146,000 Active 30 DOM
6. 2026-06-15
   days on market $146,000 Active 29 DOM
7. 2026-06-14
   days on market $146,000 Active 27 DOM
8. 2026-06-12
   days on market $146,000 Active 26 DOM
9. 2026-06-09
   days on market $146,000 Active 23 DOM
10. 2026-06-08
    days on market $146,000 Active 22 DOM
11. 2026-06-07
    days on market $146,000 Active 21 DOM
12. 2026-06-05
    days on market $146,000 Active 18 DOM
13. 2026-06-03
    pricedays on market $146,000 Active 17 DOM
14. 2026-06-02
    days on market $149,000 Active 16 DOM
15. 2026-06-01
    days on market $149,000 Active 15 DOM
16. 2026-05-31
    days on market $149,000 Active 14 DOM
17. 2026-05-30
    days on market $149,000 Active 13 DOM
18. 2026-05-17
    listed $150,000 Active
19. 2023-06-09
    soldstatus $45,000
20. 2018-01-23
    soldstatus $47,000
21. 2013-05-02
    soldstatus $45,100

ⓘ 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: $590 · $49/mo
• Projected year-2 tax: $1,259 · $105/mo
• Expected delta: +$669/yr (+$56/mo · 113.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $14,514
• − Mortgage interest: −$7,837
• − Property taxes: −$590
• − Insurance: −$700
• − Repairs & maintenance: −$1,161
• − Management: −$1,161
• − Depreciation: −$4,070
• Taxable loss: −$1,004
• Est. tax savings @ 24.0%: +$241
• After-tax cash flow: $1,614/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: Cimarron
• NCES district ID: 4007710
• Math proficiency: 15% ▼ -5.00%
• Reading proficiency: 20% ▬ 0.00%
• Median HH income: $54,194
• Composite: 19.58/100
• National rank: #13922
• State rank: #421 of 513 in OK

Livability — Ames

• Score: 56/100
• State rank: #525
• US rank: #22800

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ames, OK
• Population (ZIP): 449

Population outlook (Major County) Hauer SSP2

• Today (2025): 8,197 people
• By 2030: 8,447 · +3.0%
• By 2040: 9,030 · +10.2%
• By 2050: 9,753 · +19.0%
• By 2075: 12,114 · +47.8%
• By 2100: 13,913 · +69.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 10%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Iranian 4% Slovak 4% Scotch-Irish 2%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · Major

• 2024 margin: Solid R (+79.4) · D 9.4% · R 88.8% · Other 1.8%
• 2008→2024 swing: -9.0pp toward R · 2008: -70.3pp · 2024: -79.4pp
• All cycles: 2024: R+79.4 2020: R+79.7 2016: R+77.4 2012: R+71.6 2008: R+70.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.56%
• Current HPI: 264.2991
• 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

+232.6% since first listed

4 events — show timeline

• 2026-05-17 Listed $150,000 NWOAR
• 2023-06-09 Sold (Public Records) $45,000 Public Records
• 2018-01-23 Sold (Public Records) $47,000 Public Records
• 2013-05-02 Sold (Public Records) $45,100 Public Records

Property tax history

+2.3%/yr

Latest (2025): $590 · -8.7% YoY. Source: county tax records.