110134 4696 Rd · Muldrow, OK 74948

$134,997

3 bd · 2.0 ba · 1,500 sqft · Manufactured public records · 72 Days on market

Built 1996 Average condition 5.07 ac lot ↓ 7% since listing

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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 +18.1/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 1% rule +3.8/10.0
• Livability +2.8/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0

Listing remarks

Seller offering up to $3,000 toward buyer's closing costs, prepaids, and lender-approved expenses at closing with an acceptable offer. Peaceful 5-acre property located on a quiet dead-end road, offering privacy, mature shade trees, and a calm country setting. The land includes pecan, walnut, mulberry, and chestnut trees, a private creek, and frequent wildlife. The 3 bedroom, 2 bathroom, 1,456 sq ft home features several important updates: all-new plumbing, new electric, an aerobic septic system, and a metal roof installed in 2022. Three window air units are included, with one being brand-new and unused this season. Washer and dryer remain with the home. A culvert drain was added in recent y

Key facts

• 19x20 metal shed
• Private creek
• Mature shade trees

Tags

• 5 ACRE PROPERTY
• MATURE SHADE TREES
• PRIVATE CREEK
• 19X20 METAL SHED
• BLUEBERRY RASPBERRY BUSHES

Property features AI

Exterior

• Security: Smoke detector(s)
• Utilities: Public water; Septic tank; Electricity available; Phone available; Water available
• Home design: Residential mobile home; Single-story (one level)
• Construction: Aluminum siding; Block foundation; Metal roof; Manufactured home (Spirit)
• Exterior features: Fenced yard (full); Cleared and wooded areas; Corner lot; Workshop; Outbuilding

Interior

• Kitchen: Dishwasher; Oven; Range; Range hood; Refrigerator; Water heater
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Window unit cooling; Ceiling fan cooling
• Interior features: Ceiling fans; Walk-in closets; Smoke detectors
• Laundry & utility: Washer; Dryer; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $135k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $118 ($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 $119k (11.6% below list).
• Recommended offer: $119k (11.6% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 3.8% in Muldrow — 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 56/100 on livability (#505 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime F, amenities F, commute F.
• Gans (rural): math 20% / reading 25% proficiency, ranked #379 of 513 in OK (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Gans Es (math 17% / reading 22%, grade F, #479 of 845 statewide, top 63%, 239 students, 0% FRL); Gans Hs (math 10% / reading 10%, grade F, #361 of 447 statewide, top 94%, 107 students, 0% FRL) — zoned schools average 0% FRL vs 69% district-wide (69 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 109 active listings in the ZIP; 125 units permitted in Sequoyah County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($934 loan paydown + $14k appreciation (10.0% local appreciation)).
• Sequoyah County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~3 years — after that, you're playing with house money.
• 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 72 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Recommended offer $119,373 (11.6% below list)

Questions for the listing agent

1. It's been on market 72 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 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?
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: 0.88% ✗
• Cap rate: 7.35%
• Cash-on-cash: 3.76%
• DSCR: 1.17
• GRM: 9.4

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: 27.0%
• Equity multiple: 3.14×
• Total profit: $81,013
• Equity at exit: $121,616

10-year hold

• IRR: 23.6%
• Equity multiple: 7.15×
• Total profit: $232,545
• Equity at exit: $262,269

Cash invested: $37,799 (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 74948

• Home prices YoY: 17.6%
• Active inventory: 109
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,194 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$60 /mo · $726/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $118

Break-even live

Break-even rent $1,044

Max offer price $134,997

Occupancy floor 85%

Sensitivity live

Price	-10% $195	-5% $157	+0% $118	+5% $80	+10% $42
Rent	-10% $24	-5% $71	+0% $118	+5% $166	+10% $213
Rate	-1.0pp $186	-0.5pp $153	base $118	+0.5pp $83	+1.0pp $48

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: $33,749
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $134,997 Active 72 DOM
2. 2026-06-17
   days on market $134,997 Active 71 DOM
3. 2026-06-16
   days on market $134,997 Active 70 DOM
4. 2026-06-15
   days on market $134,997 Active 69 DOM
5. 2026-06-13
   days on market $134,997 Active 67 DOM
6. 2026-06-12
   remarks 699-char remark
7. 2026-06-12
   pricedays on market $134,997 Active 66 DOM
8. 2026-06-09
   days on market $139,000 Active 63 DOM
9. 2026-06-08
   days on market $139,000 Active 62 DOM
10. 2026-06-08
    days on market $139,000 Active 61 DOM
11. 2026-06-05
    days on market $139,000 Active 59 DOM
12. 2026-06-04
    days on market $139,000 Active 57 DOM
13. 2026-06-02
    days on market $139,000 Active 56 DOM
14. 2026-06-01
    days on market $139,000 Active 55 DOM
15. 2026-05-31
    days on market $139,000 Active 54 DOM
16. 2026-04-08
    listed $139,000 Active
17. 2026-03-30
    price $130,000
18. 2026-02-13
    price $135,000
19. 2025-11-15
    listed $140,000 Active
20. 2025-07-21
    price $140,000
21. 2025-05-16
    listed $149,900 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: $726 · $60/mo
• Projected year-2 tax: $1,215 · $101/mo
• Expected delta: +$489/yr (+$41/mo · 67.4%)

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

Taxation est. · year 1

• Rental income: $14,325
• − Mortgage interest: −$7,562
• − Property taxes: −$726
• − Insurance: −$675
• − Repairs & maintenance: −$1,146
• − Management: −$1,146
• − Depreciation: −$3,927
• Taxable loss: −$857
• Est. tax savings @ 24.0%: +$206
• After-tax cash flow: $1,626/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 · 12 photos

Average 55/100 Moderate rehab

A moderately rehabbed home with average condition, requiring exterior updates and landscaping to boost its resale and rental value.

Repairs flagged

• Moderate Exterior siding — Weathered appearance
• Minor Landscaping — Overgrown grass and weeds

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace exterior siding — New siding improves curb appeal and durability
• Both Landscaping and yard maintenance — Well-maintained landscaping enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Weathered appearance	Moderate	$3,000–15,000
Landscaping · Overgrown grass and weeds	Minor	$500–3,000
Total estimated repair cost · 2 items		$3,500–18,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace exterior siding — New siding improves curb appeal and durability ↑
• Both Landscaping and yard maintenance — Well-maintained landscaping enhances curb appeal and property value ↑

ⓘ 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: Gans
• NCES district ID: 4012390
• Math proficiency: 20% ▲ 5.00%
• Reading proficiency: 25% ▬ 0.00%
• Median HH income: $39,614
• Composite: 22.13/100
• National rank: #13526
• State rank: #379 of 513 in OK

Livability — Muldrow

• Score: 56/100
• State rank: #505
• US rank: #22502

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,946

Population outlook (Sequoyah County) Hauer SSP2

• Today (2025): 39,398 people
• By 2030: 38,215 · -3.0%
• By 2040: 35,625 · -9.6%
• By 2050: 32,943 · -16.4%
• By 2075: 27,805 · -29.4%
• By 2100: 23,311 · -40.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 64% Native American 16% Two or more races 15% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 1% Slovak 1% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 5% Tagalog/Filipino 1%

Political lean MEDSL · Sequoyah

• 2024 margin: Solid R (+61.5) · D 18.6% · R 80.2% · Other 1.2%
• 2008→2024 swing: -25.5pp toward R · 2008: -36.0pp · 2024: -61.5pp
• All cycles: 2024: R+61.5 2020: R+59.0 2016: R+54.2 2012: R+39.1 2008: R+36.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 38.01%
• Current HPI: 253.7544
• 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

-7.3% since first listed

6 events — show timeline

• 2026-04-08 Listed $139,000 WRVBOR
• 2026-03-30 Price Changed $130,000 WRVBOR
• 2026-02-13 Price Changed $135,000 WRVBOR
• 2025-11-15 Listed $140,000 WRVBOR
• 2025-07-21 Price Changed $140,000 WRVBOR
• 2025-05-16 Listed $149,900 WRVBOR

Property tax history

+983.6%/yr

Latest (2025): $726 · +983.6% YoY. Source: county tax records.