1311 N Dakota Ave · Mangum, OK 73554

$42,500

2 bd · 1.0 ba · 800 sqft · SingleFamily public records · 80 Days on market

Built 1983 2,614 sqft lot Est $57k · 25% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

This cute & cozy home sits on a manageable homesite and has been in the family for generations since it was built new in 1983. Offering 2 bedrooms with generous closets and 1 full bathroom this home has no wasted space and ample storage. With recently upgraded luxury vinyl flooring throughout the main areas and only carpet in the bedrooms this makes it a very user-friendly floorplan. Blinds installed on most of the windows, central heat and air, vinyl siding and metal roof installed approximately 10 years ago (MOL), this home just needs your personal touches and to move right in. (Interior photos will be available once personal property has been removed. )

Key facts

• Metal roof
• Generous closets
• Central heat and air

Tags

• GENEROUS CLOSETS
• AMPLE STORAGE
• CENTRAL HEAT AND AIR
• VINYL SIDING
• METAL ROOF

Property features AI

Finance

• Other: Homestead exemption applied; Occupied by owner; Handicap accessible
• Financial info: Listing offered as-is; Cash or cash-only terms acceptable; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: Other parking
• Utilities: High-speed internet available; Public utilities
• Home design: Single-family residence; One level; East-facing; Residential property
• Construction: Vinyl siding; Metal roof; Slab foundation; Roof replaced or updated in 2010
• Exterior features: Covered porch; Corner lot

Interior

• Kitchen: Free-standing gas range/oven; Warming drawer
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Interior features: Warming drawer; Water heater; Accessible approach with ramp; Accessible kitchen
• Laundry & utility: Water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $42k.

Deal economics

• At list price, monthly cash flow is $399 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($823 rent vs $42k).
• Recommended offer: $40k (6.0% below list) — sets the bar for market timing.
• Cap rate 17.6% vs local median 7.8% in Mangum — 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 65/100 on livability (#144 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, employment F.
• Mangum (town): math 27% / reading 28% proficiency, ranked #89 of 270 in OK (top 33%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Edison Es (math 47% / reading 32%, grade F, #107 of 845 statewide, top 14%, 239 students, 0% FRL); Mangum Hs (math 15% / reading 24%, grade F, #274 of 447 statewide, top 66%, 175 students, 0% FRL) — zoned schools average 0% FRL vs 56% district-wide (56 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 45 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-2.5%/yr); year-one equity from $294 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Greer County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-2.5% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($40k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $39,950 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% 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. 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.
5. 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.
6. 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: 1.94% ✓
• Cap rate: 17.56%
• Cash-on-cash: 40.23%
• DSCR: 2.79
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $56,800
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
300 Gary St	0.31mi	2/1.0	911 (+14%)	7mo	$67,093	$74	57
101 Memorial Dr	0.57mi	2/1.0	876 (+10%)	2mo	$110,000	$126	56
602 N Louis Tittle Ave	0.61mi	2/1.0	910 (+14%)	8mo	$65,000	$71	42
310 N Dakota Ave	0.70mi	2/1.0	912 (+14%)	3mo	$10,000	$11	42
509 E Cleveland St	0.74mi	2/1.0	728 (-9%)	21mo	$15,000	$21	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-2.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.5%
• Equity multiple: 2.64×
• Total profit: $19,483
• Equity at exit: $7,374

10-year hold

• IRR: 43.4%
• Equity multiple: 5.24×
• Total profit: $50,477
• Equity at exit: $5,482

Cash invested: $11,900 (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 73554

• Home prices YoY: -2.7%
• Active inventory: 45
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $823 medium
• Mortgage (P&I): −$223
• Tax from tax record: −$11 /mo · $131/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$173
• Net cashflow: $399

Break-even live

Break-even rent $318

Max offer price $42,500

Occupancy floor 47%

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: $10,625
• Closing costs: $1,275
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $42,500 Active 80 DOM
2. 2026-06-17
   days on market $42,500 Active 79 DOM
3. 2026-06-16
   days on market $42,500 Active 78 DOM
4. 2026-06-15
   days on market $42,500 Active 77 DOM
5. 2026-06-13
   days on market $42,500 Active 75 DOM
6. 2026-06-12
   days on market $42,500 Active 74 DOM
7. 2026-06-09
   days on market $42,500 Active 71 DOM
8. 2026-06-08
   days on market $42,500 Active 70 DOM
9. 2026-06-08
   days on market $42,500 Active 69 DOM
10. 2026-06-07
    days on market $42,500 Active 68 DOM
11. 2026-06-04
    days on market $42,500 Active 65 DOM
12. 2026-06-02
    days on market $42,500 Active 64 DOM
13. 2026-06-01
    days on market $42,500 Active 63 DOM
14. 2026-05-31
    days on market $42,500 Active 62 DOM
15. 2026-03-30
    listed $42,500 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: $131 · $11/mo
• Projected year-2 tax: $382 · $32/mo
• Expected delta: +$251/yr (+$21/mo · 192.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,880
• − Mortgage interest: −$2,381
• − Property taxes: −$131
• − Insurance: −$212
• − Repairs & maintenance: −$790
• − Management: −$790
• − Depreciation: −$1,236
• Taxable income: $4,339
• Est. tax owed @ 24.0%: −$1,041
• After-tax cash flow: $3,746/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: Mangum
• NCES district ID: 4018780
• Math proficiency: 27% ▼ -18.00%
• Reading proficiency: 28% ▼ -15.00%
• Median HH income: $36,568
• Composite: 22.85/100
• National rank: #8012
• State rank: #89 of 270 in OK

Livability — Mangum

• Score: 65/100
• State rank: #144
• US rank: #13248

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mangum, OK
• Population (ZIP): 3,361

Population outlook (Greer County) Hauer SSP2

• Today (2025): 5,904 people
• By 2030: 5,869 · -0.6%
• By 2040: 5,790 · -1.9%
• By 2050: 5,712 · -3.3%
• By 2075: 5,196 · -12.0%
• By 2100: 4,326 · -26.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 15% Two or more races 8% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Iranian 2% Serbian 2% Slovak 1%
• Foreign-born: 1% · China, Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Greer

• 2024 margin: Solid R (+65.7) · D 16.6% · R 82.3% · Other 1.1%
• 2008→2024 swing: -19.3pp toward R · 2008: -46.5pp · 2024: -65.7pp
• All cycles: 2024: R+65.7 2020: R+64.7 2016: R+61.1 2012: R+46.7 2008: R+46.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.45%
• Current HPI: 88.9252
• 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

1 event — show timeline

• 2026-03-30 Listed $42,500 MLSOK

Property tax history

-1.5%/yr

Latest (2025): $131 · -1.5% YoY. Source: county tax records.