7292 W Fuller

Tishomingo, OK 73460

$119,000C-

3 bd · 2.0 ba · 1,216 sqft · Built 1990 · Manufactured · Active · 26 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,093/mo
• Mortgage (P&I): −$624
• Tax + insurance: −$167
• HOA: −$0
• Vac / Maint / Mgmt: −$230
• Net cashflow: $73/mo
• Annual: $878/yr
• Cap rate: 7.70%
• Cash-on-cash: 5.03%
• DSCR: 1.22
• 1% rule: 0.92%
• Cash to close: $33,320

Investor read

• This is a 3-bed/2.0-bath manufactured listed at $119k. Condition is rated poor.
• 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).
• It's been on market 26 days — a 2% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $109k (8.1% below list) — sets the bar for 1% rule.
• In year one you build about $7k of equity ($823 loan paydown + $7k appreciation (5.6% local appreciation)).
• 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.
• Watch-outs: flood insurance adds $66/mo.
• Market conditions: 3 active listings in the ZIP; 2 units permitted in Johnston County in 2024 (0 in 5+ unit buildings).
• 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.
• 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.
• 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.

Questions for listing agent

• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.

Repairs flagged (vision-AI assessment)

• 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.