1184 S Lake St · Westville, OK 74965

$130,000

3 bd · 2.0 ba · 1,280 sqft · Manufactured · 52 Days on market

Built 2011 Fair condition 10,569 sqft lot

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Why this score? — see what drove the D- 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 +10.6/30.0
• ARV discount +7.5/15.0
• Appreciation +6.2/10.0
• 1% rule +3.1/10.0
• DSCR +3.1/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.1/10.0

Listing remarks

Charming and move-in ready! This mobile home offers 3 bedrooms, 2 bathrooms, and an inviting open-concept layout perfect for comfortable living and entertaining. Recently updated HVAC system and all-electric utilities provide efficiency and peace of mind. Situated on a desirable corner lot just 2 blocks from Westville Public Schools, this home is in a prime location with easy access to everything you need. Enjoy being within walking distance to local parks, a splash pad, and just minutes from dining and shopping. Westville is a growing community undergoing exciting revitalization, including new sidewalks, a brand new town square, and continued improvements that make this an increasingly des

Key facts

• Updated hvac system
• New sidewalks
• Corner lot

Tags

• OPEN-CONCEPT LAYOUT
• UPDATED HVAC SYSTEM
• CORNER LOT
• GROWING COMMUNITY
• NEW SIDEWALKS
• NEW TOWN SQUARE

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Electricity available; Public water; Public sewer
• Home design: Single-story home; Faces south; Tie down foundation
• Construction: Vinyl siding; Asphalt/fiberglass roof
• Exterior features: Covered porch; Corner lot

Interior

• Kitchen: Electric oven/range connection
• Flooring: Laminate flooring; Vinyl window features
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fan(s); Laminate counters; Other interior features
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $130k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-63 ($-759/yr) — negative.
• To cash-flow at today's rent, offer at most $121k (7.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $106k (18.7% below list).
• Recommended offer: $106k (18.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#500 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Westville (rural): math 10% / reading 16% proficiency, ranked #244 of 270 in OK (top 90%) — 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: Westville Es (math 12% / reading 16%, grade F, #640 of 845 statewide, top 76%, 493 students, 0% FRL); Westville Jhs (math 8% / reading 12%, grade F, #288 of 345 statewide, top 86%, 132 students, 0% FRL); Westville Hs (math 8% / reading 17%, grade F, #355 of 447 statewide, top 80%, 346 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: 60 active listings in the ZIP; 30 units permitted in Adair County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($899 loan paydown + $3k appreciation (2.4% 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 (2.4% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.

Recommended offer $105,716 (18.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.81% ✗
• Cap rate: 5.71%
• Cash-on-cash: -2.08%
• DSCR: 0.91
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.44% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.9%
• Equity multiple: 1.21×
• Total profit: $7,809
• Equity at exit: $54,369

10-year hold

• IRR: 7.4%
• Equity multiple: 2.05×
• Total profit: $38,372
• Equity at exit: $80,742

Cash invested: $36,400 (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 74965

• Home prices YoY: 0.8%
• Active inventory: 60
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,057 medium
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $-63

Break-even live

Break-even rent $1,137

Max offer price $120,848

Occupancy floor —

Sensitivity live

Price	-10% $27	-5% $-18	+0% $-63	+5% $-108	+10% $-153
Rent	-10% $-147	-5% $-105	+0% $-63	+5% $-21	+10% $20
Rate	-1.0pp $2	-0.5pp $-30	base $-63	+0.5pp $-97	+1.0pp $-131

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $130,000 Active 52 DOM
2. 2026-06-19
   days on market $130,000 Active 50 DOM
3. 2026-06-18
   days on market $130,000 Active 49 DOM
4. 2026-06-17
   days on market $130,000 Active 48 DOM
5. 2026-06-16
   days on market $130,000 Active 47 DOM
6. 2026-06-16
   price $130,000 Active 46 DOM
7. 2026-06-15
   days on market $150,000 Active 46 DOM
8. 2026-06-14
   days on market $150,000 Active 44 DOM
9. 2026-06-12
   days on market $150,000 Active 43 DOM
10. 2026-06-09
    days on market $150,000 Active 40 DOM
11. 2026-06-08
    days on market $150,000 Active 39 DOM
12. 2026-06-07
    days on market $150,000 Active 38 DOM
13. 2026-06-02
    days on market $150,000 Active 33 DOM
14. 2026-06-01
    days on market $150,000 Active 32 DOM
15. 2026-05-31
    days on market $150,000 Active 31 DOM
16. 2026-05-30
    days on market $150,000 Active 30 DOM
17. 2026-04-30
    listed $150,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $12,686
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,015
• − Management: −$1,015
• − Depreciation: −$3,782
• Taxable loss: −$3,008
• Est. tax savings @ 24.0%: +$722
• After-tax cash flow: $-37/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 · 13 photos

Fair 45/100 Cosmetic rehab

This mobile home is move-in ready with recent updates, but minor repairs and maintenance are needed to enhance its curb appeal and value.

Repairs flagged

• Minor wooden deck — slight wear
• Minor carpeted floors — slight wear

Value-add opportunities

• Both paint exterior siding — enhances curb appeal and value
• Both replace shower curtain — improves aesthetics and functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
wooden deck · slight wear	Minor	$500–3,000
carpeted floors · slight wear	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both paint exterior siding — enhances curb appeal and value ↑
• Both replace shower curtain — improves aesthetics and functionality ↑

ⓘ 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: Westville
• NCES district ID: 4032400
• Math proficiency: 10% ▼ -17.00%
• Reading proficiency: 16% ▼ -11.00%
• Median HH income: $35,223
• Composite: 10.68/100
• National rank: #9771
• State rank: #244 of 270 in OK

Livability — Westville

• Score: 56/100
• State rank: #500
• US rank: #22420

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westville, OK
• Population (ZIP): 4,964

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 53% Native American 27% Two or more races 10% Hispanic / Latino 8% Asian 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Portuguese 1% European 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Asian/Pacific 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: ▲ 2.44%
• Current HPI: 317.0133
• 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

• 2026-04-30 Listed $150,000 MLS Technology, Inc.