300 San Carlos Ln · Mannford, OK 74044

$112,000

2 bd · 1.0 ba · 1,352 sqft · SingleFamily public records · 85 Days on market

Built 2022 Est $206k · 45% under ↓ 4% since listing

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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 +21.5/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.9/10.0
• 1% rule +5.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

Opportunity awaits in Mannford, Oklahoma just minutes from Keystone Lake. This ranch-style home offers a flexible layout and strong value-add potential for any buyer looking to complete and customize the interior. The home is recorded as a 2-bedroom, 1-bath property, with a third room that could be utilized as an additional bedroom, second living area, game room, office, or formal dining space depending on buyer preference. Interior construction is partially complete, with remaining work including flooring, interior doors, trim, and finish-out. The property features a slab foundation and is equipped with one mini-split system providing heating and cooling, along with additional window units

Key facts

• Slab foundation
• Third room
• Mini-split system

Tags

• FLEXIBLE LAYOUT
• STRONG VALUE-ADD POTENTIAL
• THIRD ROOM
• PARTIALLY COMPLETE INTERIOR
• SLAB FOUNDATION
• MINI-SPLIT SYSTEM

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Wood siding construction
• Exterior features: Metal roof; Shed(s) on the property

Interior

• Flooring: Concrete
• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit(s) for cooling
• Interior features: Concrete flooring; Window cooling units

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $112k.

Deal economics

• At list price, monthly cash flow is $168 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $112k).
• Recommended offer: $105k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 2.6% in Mannford — 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 69/100 on livability (#53 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Mannford (town): math 25% / reading 22% proficiency, ranked #125 of 270 in OK (top 46%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Mannford Lower Es (math 37% / reading 22%, grade F, #255 of 845 statewide, top 35%, 315 students, 0% FRL); Mannford Ms (math 31% / reading 22%, grade F, #77 of 345 statewide, top 22%, 336 students, 0% FRL); Mannford Hs (math 17% / reading 27%, grade F, #222 of 447 statewide, top 52%, 468 students, 0% FRL) — zoned schools average 0% FRL vs 52% district-wide (52 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 61 active listings in the ZIP; 193 units permitted in Creek County in 2024 (76 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($774 loan paydown + $11k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, 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 85 days — a 6% lower offer ($105k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,280 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 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. Schools are D-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: 1.08% ✓
• Cap rate: 8.10%
• Cash-on-cash: 6.44%
• DSCR: 1.29
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $205,504
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
647 Canton Pl	0.53mi	3/2.0 (+1)	1,407 (+4%)	20mo	$212,000	$151	43
537 Pine Creek Rd	0.71mi	3/2.0 (+1)	1,341 (-1%)	17mo	$197,000	$147	42
233 Murray Pl	0.60mi	3/2.0 (+1)	1,520 (+12%)	6mo	$260,000	$171	37
552 Altus Ln	0.62mi	3/2.0 (+1)	1,518 (+12%)	8mo	$235,000	$155	35
896 Texoma Pl	0.62mi	3/2.0 (+1)	1,478 (+9%)	20mo	$224,000	$152	30

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.0%
• Equity multiple: 3.29×
• Total profit: $71,742
• Equity at exit: $100,898

10-year hold

• IRR: 25.2%
• Equity multiple: 7.47×
• Total profit: $202,898
• Equity at exit: $217,591

Cash invested: $31,360 (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 74044

• Home prices YoY: 10.7%
• Active inventory: 61
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,212 medium
• Mortgage (P&I): −$587
• Tax from tax record: −$156 /mo · $1,866/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $168

Break-even live

Break-even rent $999

Max offer price $112,000

Occupancy floor 81%

Sensitivity live

Price	-10% $232	-5% $200	+0% $168	+5% $137	+10% $105
Rent	-10% $72	-5% $120	+0% $168	+5% $216	+10% $264
Rate	-1.0pp $225	-0.5pp $197	base $168	+0.5pp $139	+1.0pp $110

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: $28,000
• Closing costs: $3,360
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $112,000 Active 85 DOM
2. 2026-06-18
   days on market $112,000 Active 82 DOM
3. 2026-06-17
   days on market $112,000 Active 81 DOM
4. 2026-06-16
   days on market $112,000 Active 80 DOM
5. 2026-06-15
   days on market $112,000 Active 79 DOM
6. 2026-06-13
   days on market $112,000 Active 77 DOM
7. 2026-06-10
   days on market $112,000 Active 74 DOM
8. 2026-06-09
   days on market $112,000 Active 73 DOM
9. 2026-06-08
   days on market $112,000 Active 72 DOM
10. 2026-06-07
    days on market $112,000 Active 71 DOM
11. 2026-06-03
    days on market $112,000 Active 67 DOM
12. 2026-06-02
    days on market $112,000 Active 66 DOM
13. 2026-06-02
    price $112,000 Active 65 DOM
14. 2026-06-01
    days on market $124,999 Active 65 DOM
15. 2026-05-31
    days on market $124,999 Active 64 DOM
16. 2026-04-18
    price $124,999
17. 2026-03-28
    listed $130,000 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: $1,866 · $156/mo
• Projected year-2 tax: $1,866 · $156/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,548
• − Mortgage interest: −$6,274
• − Property taxes: −$1,866
• − Insurance: −$560
• − Repairs & maintenance: −$1,164
• − Management: −$1,164
• − Depreciation: −$3,258
• Taxable income: $263
• Est. tax owed @ 24.0%: −$63
• After-tax cash flow: $1,956/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: Mannford
• NCES district ID: 4018840
• Math proficiency: 25% ▼ -16.00%
• Reading proficiency: 22% ▼ -15.00%
• Median HH income: $47,044
• Composite: 20.55/100
• National rank: #8561
• State rank: #125 of 270 in OK

Livability — Mannford

• Score: 69/100
• State rank: #53
• US rank: #8759

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mannford, OK
• Population (ZIP): 8,255

Population outlook (Creek County) Hauer SSP2

• Today (2025): 72,706 people
• By 2030: 73,032 · +0.4%
• By 2040: 72,788 · +0.1%
• By 2050: 71,558 · -1.6%
• By 2075: 69,248 · -4.8%
• By 2100: 62,722 · -13.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Native American 12% Hispanic / Latino 9% Two or more races 7% Black 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 5% Portuguese 1% Italian 1%
• Foreign-born: 1%
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Creek

• 2024 margin: Solid R (+55.7) · D 21.2% · R 77.0% · Other 1.8%
• 2008→2024 swing: -14.1pp toward R · 2008: -41.6pp · 2024: -55.7pp
• All cycles: 2024: R+55.7 2020: R+54.8 2016: R+54.5 2012: R+45.4 2008: R+41.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 26.24%
• Current HPI: 272.61
• 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

-3.8% since first listed

2 events — show timeline

• 2026-04-18 Price Changed $124,999 NWOAR
• 2026-03-28 Listed $130,000 NWOAR

Property tax history

+23.0%/yr

Latest (2025): $1,866 · +5.1% YoY. Source: county tax records.