34 Hickory · Wickliffe, OK 74365

$32,500

3 bd · 2.0 ba · 1,844 sqft · Manufactured public records · 21 Days on market

Built 1995 0.32 ac lot Est $30k · 10% over ↓ 47% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.7/10.0
• Livability +3.2/5.0
• ARV discount +2.9/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks

Here's a fixer upper on the lake!! Selling points that best advertise the property “HUD homes are Sold As Is” www. olympusams-at.com www. HudHomeStore. gov

Key facts

• 0.32 acre lot
• Built 1995
• Listed 21 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $32k.

Deal economics

• At list price, monthly cash flow is $706 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $32k).
• Recommended offer: $32k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#201 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Salina (rural): math 21% / reading 20% proficiency, ranked #173 of 270 in OK (top 64%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 23 active listings in the ZIP; 23 units permitted in Mayes County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($225 loan paydown + $2k appreciation (5.5% local appreciation)).
• Mayes County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.5% appreciation + 3.0% rent growth), your $9k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($32k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $14k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $32,012 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 3.72% ✓
• Cap rate: 32.35%
• Cash-on-cash: 93.06%
• DSCR: 5.14
• GRM: 2.2

CMA / ARV

• ARV (on-the-fly): $29,504
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
34 Hickory	0.00mi	3/2.0	1,844 (0%)	1mo	$30,000	$16	99

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

Projected returns pro-forma

5.49% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 98.9%
• Equity multiple: 6.87×
• Total profit: $53,388
• Equity at exit: $19,392

10-year hold

• IRR: 97.0%
• Equity multiple: 14.43×
• Total profit: $122,198
• Equity at exit: $34,302

Cash invested: $9,100 (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 74365

• Home prices YoY: 2.1%
• Active inventory: 23
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,208 medium
• Mortgage (P&I): −$170
• Tax from tax record: −$64 /mo · $773/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $706

Break-even live

Break-even rent $314

Max offer price $32,500

Occupancy floor 37%

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: $8,125
• Closing costs: $975
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-04-09
   status Pending
2. 2026-03-31
   price $32,500
3. 2026-03-19
   price $46,740
4. 2026-03-18
   listed $46,700 Active
5. 2026-03-12
   historical
6. 2026-02-14
   price $51,660
7. 2026-01-14
   price $56,580
8. 2025-11-25
   listed $61,500 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: $773 · $64/mo
• Projected year-2 tax: $773 · $64/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 ≥112°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $14,493
• − Mortgage interest: −$1,821
• − Property taxes: −$773
• − Insurance: −$162
• − Repairs & maintenance: −$1,159
• − Management: −$1,159
• − Depreciation: −$945
• Taxable income: $8,473
• Est. tax owed @ 24.0%: −$2,033
• After-tax cash flow: $6,435/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: Salina
• NCES district ID: 4026730
• Math proficiency: 21% ▼ -23.00%
• Reading proficiency: 20% ▼ -11.00%
• Median HH income: $37,023
• Composite: 17.1/100
• National rank: #9117
• State rank: #173 of 270 in OK

Livability — Wickliffe

• Score: 63/100
• State rank: #201
• US rank: #15122

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,473

Population outlook (Mayes County) Hauer SSP2

• Today (2025): 39,941 people
• By 2030: 39,172 · -1.9%
• By 2040: 37,540 · -6.0%
• By 2050: 35,854 · -10.2%
• By 2075: 32,361 · -19.0%
• By 2100: 28,054 · -29.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.79)
• Race & ethnicity: White 46% Native American 40% Two or more races 13%
• Common ancestry: Serbian 2% Slovak 2% Iranian 1%
• Foreign-born: 0%
• Languages at home: 95% English-only · Spanish 1%

Political lean MEDSL · Mayes

• 2024 margin: Solid R (+57.5) · D 20.3% · R 77.8% · Other 1.9%
• 2008→2024 swing: -29.4pp toward R · 2008: -28.1pp · 2024: -57.5pp
• All cycles: 2024: R+57.5 2020: R+55.1 2016: R+51.7 2012: R+33.3 2008: R+28.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.49%
• Current HPI: 264.9172
• 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

-47.2% since first listed

8 events — show timeline

• 2026-04-09 Pending — MLS Technology, Inc.
• 2026-03-31 Price Changed $32,500 MLS Technology, Inc.
• 2026-03-19 Price Changed $46,740 MLS Technology, Inc.
• 2026-03-18 Listed $46,700 MLS Technology, Inc.
• 2026-03-12 Listing Removed — MLS Technology, Inc.
• 2026-02-14 Price Changed $51,660 MLS Technology, Inc.
• 2026-01-14 Price Changed $56,580 MLS Technology, Inc.
• 2025-11-25 Listed $61,500 MLS Technology, Inc.

Property tax history

+3.0%/yr

Latest (2025): $773 · -0.6% YoY. Source: county tax records.