59056 S 4695 Rd · Dripping Springs, OK 74964

$255,000

3 bd · 2.0 ba · 1,904 sqft · Manufactured public records · 156 Days on market

Built 2021 2.60 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.9/10.0
• ARV discount +7.5/15.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Enjoy space, comfort, and convenience in this 4-bedroom, 2-bath home built in 2021 and situated on 2.6 acres. Just 15 minutes from Siloam Springs and close to all that NWA has to offer, with Tulsa only an hour and fifteen minutes away. Inside, you’ll find two living areas offering versatility for family living, entertaining, or working from home. The property is loan-ready and provides a blank canvas to customize and create your ideal homestead

Key facts

• 2.6 acre lot
• Built 2021
• Listed 156 days

Property features AI

Exterior

• Security: Smoke detector(s)
• Utilities: Electricity available; Well water; Septic tank
• Home design: Double wide manufactured home; Single-story; Faces east; Permanent foundation
• Construction: Manufactured construction with vinyl siding; Asphalt / fiberglass roof
• Exterior features: Deck; Porch; Storage structure; Rolling slope lot

Interior

• Kitchen: Dishwasher; Range / Stove; Disposal; Plumbed for ice maker; Electric water heater
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Laminate counters; Ceiling fan(s); Electric range connection; Vinyl windows
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $255k.

Deal economics

• At list price, monthly cash flow is $2k ($28k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $255k).
• Recommended offer: $224k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 53/100 on livability (#624 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• Moseley (rural): math 20% / reading 20% proficiency, ranked #418 of 513 in OK (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 38 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 30 units permitted in Adair County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $25k appreciation (9.7% local appreciation)).
• Adair County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.7% appreciation + 3.0% rent growth), your $71k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y 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 $8k; list at $255k implies a 3300% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $224,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 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. 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: 1.90% ✓
• Cap rate: 17.29%
• Cash-on-cash: 39.27%
• DSCR: 2.75
• GRM: 4.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.73% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 54.2%
• Equity multiple: 4.96×
• Total profit: $282,913
• Equity at exit: $224,736

10-year hold

• IRR: 48.0%
• Equity multiple: 11.01×
• Total profit: $714,733
• Equity at exit: $479,441

Cash invested: $71,400 (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 74964

• Home prices YoY: 2.8%
• Active inventory: 38
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $4,857 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$57 /mo · $685/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,020
• Net cashflow: $2,336

Break-even live

Break-even rent $1,899

Max offer price $255,000

Occupancy floor 47%

Sensitivity live

Price	-10% $2,481	-5% $2,409	+0% $2,336	+5% $2,264	+10% $2,192
Rent	-10% $1,953	-5% $2,145	+0% $2,336	+5% $2,528	+10% $2,720
Rate	-1.0pp $2,465	-0.5pp $2,401	base $2,336	+0.5pp $2,270	+1.0pp $2,203

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
468581 E 599 Rd Unit 1221901P Colcord, OK	3.0	2.0	2012	$4,857	$2.41	14d	1	1.18mi

Listing history 17 events

1. 2026-06-01
   statusdays on market $255,000 Pending 156 DOM
2. 2026-05-31
   days on market $255,000 Active 155 DOM
3. 2026-05-31
   days on market $255,000 Active 154 DOM
4. 2026-05-20
   price $230,000 454-char remark

   Show marketing remark (454 chars)

   Enjoy space, comfort, and convenience in this 4-bedroom, 2-bath home built in 2021 and situated on 2.6 acres. Just 15 minutes from Siloam Springs and close to all that NWA has to offer, with Tulsa only an hour and fifteen minutes away. Inside, you’ll find two living areas offering versatility for family living, entertaining, or working from home. The property is loan-ready and provides a blank canvas to customize and create your ideal homestead

5. 2026-03-02
   price $255,000 454-char remark

   Show marketing remark (454 chars)

   Enjoy space, comfort, and convenience in this 4-bedroom, 2-bath home built in 2021 and situated on 2.6 acres. Just 15 minutes from Siloam Springs and close to all that NWA has to offer, with Tulsa only an hour and fifteen minutes away. Inside, you’ll find two living areas offering versatility for family living, entertaining, or working from home. The property is loan-ready and provides a blank canvas to customize and create your ideal homestead

6. 2026-03-02
   price $255,000

   Show marketing remark (454 chars)

   Enjoy space, comfort, and convenience in this 4-bedroom, 2-bath home built in 2021 and situated on 2.6 acres. Just 15 minutes from Siloam Springs and close to all that NWA has to offer, with Tulsa only an hour and fifteen minutes away. Inside, you’ll find two living areas offering versatility for family living, entertaining, or working from home. The property is loan-ready and provides a blank canvas to customize and create your ideal homestead

7. 2025-12-27
   listed $260,000 Active 454-char remark

   Show marketing remark (454 chars)

   Enjoy space, comfort, and convenience in this 4-bedroom, 2-bath home built in 2021 and situated on 2.6 acres. Just 15 minutes from Siloam Springs and close to all that NWA has to offer, with Tulsa only an hour and fifteen minutes away. Inside, you’ll find two living areas offering versatility for family living, entertaining, or working from home. The property is loan-ready and provides a blank canvas to customize and create your ideal homestead

8. 2025-12-27
   listed $260,000 Active

   Show marketing remark (454 chars)

   Enjoy space, comfort, and convenience in this 4-bedroom, 2-bath home built in 2021 and situated on 2.6 acres. Just 15 minutes from Siloam Springs and close to all that NWA has to offer, with Tulsa only an hour and fifteen minutes away. Inside, you’ll find two living areas offering versatility for family living, entertaining, or working from home. The property is loan-ready and provides a blank canvas to customize and create your ideal homestead

9. 2025-03-26
   historical
10. 2025-01-19
    price $290,000
11. 2025-01-19
    listed $290,000 Active
12. 2024-09-14
    price $320,000
13. 2024-07-31
    price $347,000
14. 2019-05-08
    soldstatus $7,500
15. 2019-02-15
    listed $9,900
16. 2019-02-15
    historical
17. 2018-08-15
    listed $9,900

ⓘ 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: $685 · $57/mo
• Projected year-2 tax: $2,295 · $191/mo
• Expected delta: +$1,610/yr (+$134/mo · 235.0%)

ⓘ 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 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $58,284
• − Mortgage interest: −$14,284
• − Property taxes: −$685
• − Insurance: −$1,275
• − Repairs & maintenance: −$4,663
• − Management: −$4,663
• − Depreciation: −$7,418
• Taxable income: $25,296
• Est. tax owed @ 24.0%: −$6,071
• After-tax cash flow: $21,966/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: Moseley
• NCES district ID: 4020430
• Math proficiency: 20% ▬ 0.00%
• Reading proficiency: 20% ▬ 0.00%
• Median HH income: $36,121
• Composite: 19.83/100
• National rank: #13893
• State rank: #418 of 513 in OK

Livability — Dripping Springs

• Score: 53/100
• State rank: #624
• US rank: #24663

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,110

Population outlook (Adair County) Hauer SSP2

• Today (2025): 20,805 people
• By 2030: 20,073 · -3.5%
• By 2040: 18,496 · -11.1%
• By 2050: 16,970 · -18.4%
• By 2075: 14,011 · -32.7%
• By 2100: 12,211 · -41.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 58% Native American 24% Two or more races 10% Hispanic / Latino 6% Asian 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 1% Slovak 1%
• Foreign-born: 4% · Canada, Vietnam, South Korea
• Languages at home: 94% English-only · Spanish 2% Vietnamese 1% Korean 1%

Political lean MEDSL · Adair

• 2024 margin: Solid R (+63.0) · D 17.8% · R 80.8% · Other 1.5%
• 2008→2024 swing: -24.3pp toward R · 2008: -38.7pp · 2024: -63.0pp
• All cycles: 2024: R+63.0 2020: R+59.1 2016: R+52.2 2012: R+34.8 2008: R+38.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.73%
• Current HPI: 355.9058
• 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

+2223.2% since first listed

14 events — show timeline

• 2026-05-20 Price Changed $230,000 NWARMLS
• 2026-03-02 Price Changed $255,000 NWARMLS
• 2026-03-02 Price Changed $255,000 MLS Technology, Inc.
• 2025-12-27 Listed $260,000 MLS Technology, Inc.
• 2025-12-27 Listed $260,000 NWARMLS
• 2025-03-26 Listing Removed — MLS Technology, Inc.
• 2025-01-19 Price Changed $290,000 NWARMLS
• 2025-01-19 Listed $290,000 MLS Technology, Inc.
• 2024-09-14 Price Changed $320,000 NWARMLS
• 2024-07-31 Price Changed $347,000 NWARMLS
• 2019-05-08 Sold (MLS) $7,500 MLS Technology, Inc.
• 2019-02-15 Listing Removed — MLS Technology, Inc.
• 2019-02-15 Listed $9,900 MLS Technology, Inc.
• 2018-08-15 Listed $9,900 MLS Technology, Inc.

Property tax history

+18.3%/yr

Latest (2025): $685 · +3.3% YoY. Source: county tax records.