502 NW 5th St · Wilburton, OK 74578

$45,000

3 bd · 2.0 ba · 1,050 sqft · Manufactured · 7 Days on market

Built 1985 Fair condition 1,330 sqft 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
• ARV discount +7.5/15.0
• Appreciation +5.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +2.0/10.0

Listing remarks

Investment opportunity or affordable homeownership! Conveniently located just one block from the elementary school, this clean, move-in ready mobile home sits on a corner lot and offers plenty of practical features. The home offers 3 bedrooms and 2 full bathrooms as well as newer carpet in the main living and hallway. The property includes a two-car carport on a concrete slab, a storage building in the backyard, and easy access to local amenities. Whether you're looking for a rental investment, starter home, or downsizing option, this property offers great potential at an affordable price point.

Key facts

• 1,330 sq ft lot
• 2 garage spots
• Built 1985

Property features AI

Finance

• Other: Annual taxes listed (details excluded per instructions)

Exterior

• Parking: Detached garage; 2 garage spaces; Carport
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-wide manufactured home; Single-story; Home faces south; Tie-down foundation
• Construction: Wood siding; Metal roof; Manufactured construction
• Exterior features: Covered porch; Storage structure; Partial chain link fencing; Corner lot; No other exterior features listed

Interior

• Kitchen: Dishwasher; Oven; Range; Electric water heater
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Multiple cooling units
• Interior features: Ceiling fan(s); Vinyl window frames; No additional interior features listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $45k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $439 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($950 rent vs $45k).

Location & tenants

• Location reads 60/100 on livability (#351 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools F, amenities F, commute F.
• Wilburton (town): math 25% / reading 22% proficiency, ranked #136 of 270 in OK (top 50%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 57 active listings in the ZIP.

Forward outlook

• In year one you build about $497 of equity ($311 loan paydown + $186 appreciation (0.4% local appreciation)).
• Latimer County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.4% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

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 $45,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 2.11% ✓
• Cap rate: 18.01%
• Cash-on-cash: 41.85%
• DSCR: 2.86
• GRM: 3.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.41% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 43.6%
• Equity multiple: 3.19×
• Total profit: $27,564
• Equity at exit: $14,003

10-year hold

• IRR: 46.0%
• Equity multiple: 6.32×
• Total profit: $67,012
• Equity at exit: $17,600

Cash invested: $12,600 (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 74578

• Home prices YoY: 0.2%
• Active inventory: 57
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $950 medium
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $439

Break-even live

Break-even rent $394

Max offer price $45,000

Occupancy floor 49%

Sensitivity live

Price	-10% $470	-5% $455	+0% $439	+5% $424	+10% $408
Rent	-10% $364	-5% $402	+0% $439	+5% $477	+10% $514
Rate	-1.0pp $462	-0.5pp $451	base $439	+0.5pp $428	+1.0pp $416

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-21
   days on market $45,000 Active 7 DOM
2. 2026-06-18
   days on market $45,000 Active 5 DOM
3. 2026-06-17
   days on market $45,000 Active 4 DOM
4. 2026-06-16
   days on market $45,000 Active 3 DOM
5. 2026-06-15
   days on market $45,000 Active 2 DOM
6. 2026-06-14
   remarks 602-char remark
7. 2026-06-14
   listed $45,000 Active 1 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥112°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $11,398
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$912
• − Management: −$912
• − Depreciation: −$1,309
• Taxable income: $4,845
• Est. tax owed @ 24.0%: −$1,163
• After-tax cash flow: $4,110/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 · 1 photo

Fair 45/100 Cosmetic rehab

This mobile home is in fair condition with some cosmetic improvements needed, particularly in landscaping and curb appeal. It offers a good investment opportunity with potential for value increase through minor updates.

Repairs flagged

• Minor Landscaping — Some areas of the landscaping are overgrown and could benefit from trimming and maintenance.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhancing the landscaping and curb appeal can improve the home's visual appeal and potentially increase its value for both resale and rental.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · Some areas of the landscaping are overgrown and could benefit from trimming and maintenance.	Minor	$500–3,000
Total estimated repair cost · 1 items		$500–3,000

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhancing the landscaping and curb appeal can improve the home's visual appeal and potentially increase its value for both resale and rental. ↑

ⓘ 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: Wilburton
• NCES district ID: 4032790
• Math proficiency: 25% ▼ -10.00%
• Reading proficiency: 22% ▼ -11.00%
• Median HH income: $38,345
• Composite: 19.72/100
• National rank: #8718
• State rank: #136 of 270 in OK

Livability — Wilburton

• Score: 60/100
• State rank: #351
• US rank: #19035

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wilburton, OK
• Population (ZIP): 5,721

Population outlook (Latimer County) Hauer SSP2

• Today (2025): 9,565 people
• By 2030: 9,029 · -5.6%
• By 2040: 8,084 · -15.5%
• By 2050: 7,283 · -23.9%
• By 2075: 5,893 · -38.4%
• By 2100: 4,944 · -48.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 61% Native American 24% Two or more races 10% Hispanic / Latino 5% Black 1%
• Common ancestry: Italian 2% Lithuanian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Latimer

• 2024 margin: Solid R (+65.6) · D 16.7% · R 82.3% · Other 1.0%
• 2008→2024 swing: -28.5pp toward R · 2008: -37.1pp · 2024: -65.6pp
• All cycles: 2024: R+65.6 2020: R+63.0 2016: R+56.7 2012: R+38.3 2008: R+37.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.41%
• Current HPI: 176.1285
• 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

• 2026-06-12 Listed $45,000 MLS Technology, Inc.