7292 W Fuller · Tishomingo, OK 73460

$119,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 26 Days on market

Built 1990 Poor condition 10 ac lot

---

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 +19.7/30.0
• Appreciation +7.8/10.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +4.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.0/10.0
• Condition / age +1.0/5.0

Key facts

• 10 acre lot
• Built 1990
• Listed 26 days

Property features AI

Exterior

• Parking: Gravel driveway parking
• Security: Storm shelter; Smoke detector(s)
• Utilities: Electricity available; Water available (rural); Aerobic septic system
• Home design: Single wide manufactured home; 1 story; Faces north; Tie down foundation
• Construction: Aluminum siding; Manufactured construction; Asphalt/fiberglass roof
• Exterior features: Gravel driveway; Porch; Mature trees; Stream/creek on property; Spring on property; Barbed wire fencing; Storm shelter; Smoke detectors

Interior

• Kitchen: Oven; Range
• Flooring: Vinyl flooring; Wood veneer flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Vinyl windows; Storm door(s); High speed internet; Laminate counters; Wired for data; Electric oven connection
• 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 $119k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $73 ($878/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 (8.1% below list).
• Recommended offer: $109k (8.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#277 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, health & safety A-; Watch: amenities F, commute F, employment F.
• Ravia (rural): math 15% / reading 25% proficiency, ranked #414 of 513 in OK (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 94% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Ravia Public School (math 2% / reading 12%, grade F, #755 of 845 statewide, top 90%, 99 students, 0% FRL) — zoned schools average 0% FRL vs 94% district-wide (94 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 7% at this address vs 20% district-wide (-13 pts) — the specific schools serving this property underperform the Ravia average; the district grade overstates school quality for this exact location.
• Market conditions: 3 active listings in the ZIP; 2 units permitted in Johnston County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($823 loan paydown + $7k appreciation (5.6% local appreciation)).
• At projected returns (5.6% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,340 (8.1% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 0.92% ✗
• Cap rate: 7.70%
• Cash-on-cash: 5.03%
• DSCR: 1.22
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.57% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.5%
• Equity multiple: 2.08×
• Total profit: $36,019
• Equity at exit: $71,619

10-year hold

• IRR: 16.6%
• Equity multiple: 4.10×
• Total profit: $103,162
• Equity at exit: $127,210

Cash invested: $33,320 (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 73460

• Home prices YoY: 1.7%
• Active inventory: 3
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,093 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$50 /mo · $606/yr
• Insurance: −$50
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $73

Break-even live

Break-even rent $1,001

Max offer price $119,000

Occupancy floor 88%

Sensitivity live

Price	-10% $141	-5% $107	+0% $73	+5% $40	+10% $6
Rent	-10% $-13	-5% $30	+0% $73	+5% $116	+10% $160
Rate	-1.0pp $133	-0.5pp $103	base $73	+0.5pp $42	+1.0pp $11

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $119,000 Active 26 DOM
2. 2026-06-21
   days on market $119,000 Active 25 DOM
3. 2026-06-18
   days on market $119,000 Active 23 DOM
4. 2026-06-17
   days on market $119,000 Active 22 DOM
5. 2026-06-16
   days on market $119,000 Active 21 DOM
6. 2026-06-15
   days on market $119,000 Active 20 DOM
7. 2026-06-13
   days on market $119,000 Active 18 DOM
8. 2026-06-12
   days on market $119,000 Active 17 DOM
9. 2026-06-09
   days on market $119,000 Active 14 DOM
10. 2026-06-08
    days on market $119,000 Active 13 DOM
11. 2026-06-08
    days on market $119,000 Active 12 DOM
12. 2026-06-05
    days on market $119,000 Active 10 DOM
13. 2026-06-04
    days on market $119,000 Active 8 DOM
14. 2026-06-02
    days on market $119,000 Active 7 DOM
15. 2026-06-01
    days on market $119,000 Active 6 DOM
16. 2026-05-31
    days on market $119,000 Active 5 DOM
17. 2026-05-26
    listed $119,000 Active
18. 2026-02-19
    historical
19. 2026-01-15
    listed $99,000 Active

ⓘ 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: $606 · $50/mo
• Projected year-2 tax: $1,071 · $89/mo
• Expected delta: +$465/yr (+$39/mo · 76.7%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,121
• − Mortgage interest: −$6,666
• − Property taxes: −$606
• − Insurance: −$1,392
• − Repairs & maintenance: −$1,050
• − Management: −$1,050
• − Depreciation: −$3,462
• Taxable loss: −$1,105
• Est. tax savings @ 24.0%: +$265
• After-tax cash flow: $1,143/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.

Condition & rehab AI · 1 photo

Poor 20/100 Extensive rehab

This manufactured home requires extensive repairs and updates to its exterior, interior, and systems to become move-in ready and significantly increase its resale and rental value.

Repairs flagged

• Major exterior siding — No visible siding or foundation details.
• Major roof — No visible roof details.
• Major flooring — No visible flooring details.
• Major interior walls/paint — No visible interior walls or paint details.
• Major bathrooms — No visible bathroom details.
• Major kitchen — No visible kitchen details.
• Major HVAC/mechanicals — No visible HVAC or mechanical system details.
• Major windows — No visible window details.
• Major landscaping/curb appeal — No visible landscaping or curb appeal details.

Value-add opportunities

• Both exterior siding and foundation repair — Improves both resale and rental value by making the home move-in ready.
• Both roof replacement — Improves both resale and rental value by ensuring the home is structurally sound.
• Both flooring replacement — Improves both resale and rental value by making the home move-in ready.
• Both interior wall and paint repair — Improves both resale and rental value by making the home move-in ready.
• Both bathroom and kitchen updates — Improves both resale and rental value by making the home move-in ready.
• Both HVAC and mechanical system replacement — Improves both resale and rental value by ensuring the home is energy-efficient.
• Both window replacement — Improves both resale and rental value by ensuring the home is energy-efficient and visually appealing.
• Both landscaping and curb appeal improvements — Improves both resale and rental value by enhancing the home's curb appeal and overall aesthetic.

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · No visible siding or foundation details.	Major	$15,000–50,000
roof · No visible roof details.	Major	$15,000–50,000
flooring · No visible flooring details.	Major	$15,000–50,000
interior walls/paint · No visible interior walls or paint details.	Major	$15,000–50,000
bathrooms · No visible bathroom details.	Major	$15,000–50,000
kitchen · No visible kitchen details.	Major	$15,000–50,000
HVAC/mechanicals · No visible HVAC or mechanical system details.	Major	$15,000–50,000
windows · No visible window details.	Major	$15,000–50,000
landscaping/curb appeal · No visible landscaping or curb appeal details.	Major	$15,000–50,000
Total estimated repair cost · 9 items		$135,000–450,000

Value-add ROI direction

• Both exterior siding and foundation repair — Improves both resale and rental value by making the home move-in ready. ↑
• Both roof replacement — Improves both resale and rental value by ensuring the home is structurally sound. ↑
• Both flooring replacement — Improves both resale and rental value by making the home move-in ready. ↑
• Both interior wall and paint repair — Improves both resale and rental value by making the home move-in ready. ↑
• Both bathroom and kitchen updates — Improves both resale and rental value by making the home move-in ready. ↑
• Both HVAC and mechanical system replacement — Improves both resale and rental value by ensuring the home is energy-efficient. ↑
• Both window replacement — Improves both resale and rental value by ensuring the home is energy-efficient and visually appealing. ↑
• Both landscaping and curb appeal improvements — Improves both resale and rental value by enhancing the home's curb appeal and overall aesthetic. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Ravia
• NCES district ID: 4025530
• Math proficiency: 15% ▼ -15.00%
• Reading proficiency: 25% ▼ -5.00%
• Median HH income: $39,141
• Composite: 20.1/100
• National rank: #13856
• State rank: #414 of 513 in OK

Livability — Tishomingo

• Score: 61/100
• State rank: #277
• US rank: #17399

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,355

Population outlook (Johnston County) Hauer SSP2

• Today (2025): 11,201 people
• By 2030: 11,244 · +0.4%
• By 2040: 11,212 · +0.1%
• By 2050: 10,993 · -1.9%
• By 2075: 10,708 · -4.4%
• By 2100: 10,764 · -3.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 63% Two or more races 14% Native American 12% Hispanic / Latino 7% Black 4% Pacific Islander 1%
• Hispanic origin (detail): Mexican 6% Cuban 1%
• Common ancestry: European 2% Iranian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Johnston

• 2024 margin: Solid R (+65.7) · D 16.2% · R 81.8% · Other 2.0%
• 2008→2024 swing: -28.8pp toward R · 2008: -36.9pp · 2024: -65.7pp
• All cycles: 2024: R+65.7 2020: R+63.6 2016: R+57.5 2012: R+40.0 2008: R+36.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.57%
• Current HPI: 339.0085
• 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

+20.2% since first listed

3 events — show timeline

• 2026-05-26 Listed $119,000 MLS Technology, Inc.
• 2026-02-19 Listing Removed — MLS Technology, Inc.
• 2026-01-15 Listed $99,000 MLS Technology, Inc.

Property tax history

+50.3%/yr

Latest (2025): $606 · +0.3% YoY. Source: county tax records.