424 S Hill St · Mooreland, OK 73852

$140,000

3 bd · 2.0 ba · 1,836 sqft · Manufactured public records · 13 Days on market

Built 2021

---

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 +19.1/30.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• DSCR +6.0/10.0
• 1% rule +4.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

(1TM) Fire destroyed the garage and much of the East side of house. Smoke damage throughout dwelling. 1 time list & Sell. FOR STATISTICAL PURPOSES ONLY.

Key facts

• Large corner lot
• Large backyard
• Privacy fence

Tags

• LARGE CORNER LOT
• BEAUTIFUL KITCHEN ISLAND
• GOOD CABINET SPACE
• LARGE BACKYARD
• PRIVACY FENCE
• QUIET NEIGHBORHOOD

Property features AI

Finance

• Other: Located in the Collier's Add subdivision

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential mobile home; Single-story; Mobile home on real property
• Construction: Wood siding construction
• Exterior features: Composition roof; Corner lot

Interior

• Bedrooms: Single-story home
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Electric central heat
• Interior features: Central air conditioning; Electric central heating

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 $29 ($345/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 $134k (4.5% below list).
• Recommended offer: $134k (4.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#85 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, employment D+, schools F.
• Mooreland (rural): math 20% / reading 29% proficiency, ranked #103 of 270 in OK (top 38%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 8 active listings in the ZIP; 2 units permitted in Woodward County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($968 loan paydown + $5k appreciation (3.8% local appreciation)).
• Woodward County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.8% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 13y ago 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.
• Current owner paid $5k; list at $140k implies a 2700% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $120/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $133,743 (4.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 0.96% ✗
• Cap rate: 7.57%
• Cash-on-cash: 4.56%
• DSCR: 1.20
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.77% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.5%
• Equity multiple: 1.63×
• Total profit: $24,578
• Equity at exit: $69,148

10-year hold

• IRR: 12.4%
• Equity multiple: 2.99×
• Total profit: $78,057
• Equity at exit: $111,657

Cash invested: $39,200 (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 73852

• Home prices YoY: 1.7%
• Active inventory: 8
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,337 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$115 /mo · $1,382/yr
• Insurance: −$58
• Flood insurance flood zone: −$120 /mo · $1,442/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $29

Break-even live

Break-even rent $1,301

Max offer price $140,000

Occupancy floor 93%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-18
   days on market $140,000 Active 13 DOM
2. 2026-06-17
   days on market $140,000 Active 12 DOM
3. 2026-06-16
   days on market $140,000 Active 11 DOM
4. 2026-06-15
   days on market $140,000 Active 10 DOM
5. 2026-06-13
   days on market $140,000 Active 8 DOM
6. 2026-06-12
   days on market $140,000 Active 7 DOM
7. 2026-06-09
   days on market $140,000 Active 4 DOM
8. 2026-06-08
   days on market $140,000 Active 3 DOM
9. 2026-06-08
   remarks 455-char remark
10. 2026-06-08
    listed $140,000 Active 2 DOM

ⓘ 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: $1,382 · $115/mo
• Projected year-2 tax: $1,382 · $115/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major

Taxation est. · year 1

• Rental income: $16,049
• − Mortgage interest: −$7,842
• − Property taxes: −$1,382
• − Insurance: −$2,142
• − Repairs & maintenance: −$1,284
• − Management: −$1,284
• − Depreciation: −$4,073
• Taxable loss: −$1,958
• Est. tax savings @ 24.0%: +$470
• After-tax cash flow: $815/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: Mooreland
• NCES district ID: 4020280
• Math proficiency: 20% ▼ -11.00%
• Reading proficiency: 29% ▼ -5.00%
• Median HH income: $51,605
• Composite: 21.77/100
• National rank: #8254
• State rank: #103 of 270 in OK

Livability — Mooreland

• Score: 67/100
• State rank: #85
• US rank: #10554

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mooreland, OK
• Population (ZIP): 2,509

Population outlook (Woodward County) Hauer SSP2

• Today (2025): 24,787 people
• By 2030: 26,517 · +7.0%
• By 2040: 30,299 · +22.2%
• By 2050: 34,449 · +39.0%
• By 2075: 46,083 · +85.9%
• By 2100: 54,639 · +120.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 11% Two or more races 5%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 2% Portuguese 1% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 91% English-only · Spanish 7% German/W. Germanic 1% Other Indo-European 1%

Political lean MEDSL · Woodward

• 2024 margin: Solid R (+72.0) · D 13.2% · R 85.2% · Other 1.6%
• 2008→2024 swing: -6.8pp toward R · 2008: -65.2pp · 2024: -72.0pp
• All cycles: 2024: R+72.0 2020: R+72.0 2016: R+72.1 2012: R+68.0 2008: R+65.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.77%
• Current HPI: 220.5065
• 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

+64.7% since first listed

12 events — show timeline

• 2026-06-05 Listed $140,000 NWOAR
• 2020-10-01 Sold (MLS) $5,000 NWOAR
• 2020-08-21 Listed $5,000 NWOAR
• 2018-09-30 Sold (MLS) $88,000 NWOAR
• 2018-09-28 Sold (Public Records) $88,000 Public Records
• 2018-07-31 Listed $95,000 NWOAR
• 2014-08-25 Sold (Public Records) $85,000 Public Records
• 2014-08-22 Sold (MLS) $85,000 NWOAR
• 2014-06-22 Listed $89,000 NWOAR
• 2013-05-03 Sold (Public Records) $77,500 Public Records
• 2013-05-02 Sold (MLS) $77,500 NWOAR
• 2013-03-21 Listed $85,000 NWOAR

Property tax history

+7.5%/yr

Latest (2025): $1,382 · +2.2% YoY. Source: county tax records.