525 Choctaw Rdg · Sand Springs, OK 74063

$150,000

3 bd · 2.0 ba · 1,376 sqft · Manufactured public records · 72 Days on market

Built 1979 5.30 ac lot

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Why this score? — see what drove the C- 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 +20.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +4.2/10.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

3-Bed, 2-Bath Home on 5.3 Scenic Acres! Set on 5.3 spacious acres, this 3-bedroom, 2 full bath mobile home with a 2-car carport offers a great blend of privacy and potential just outside Sand Springs. The home features an open living area, a functional kitchen, and a split-bedroom layout with a private primary suite. The expansive acreage provides plenty of room for livestock, recreation, or future building plans, making it ideal for those seeking a rural lifestyle with flexibility. Whether you're looking to invest, settle down, or create your own country escape, this property offers endless possibilities. Conveniently located at 525 Choctaw Ridge in Sand Springs, Oklahoma. Contact Listing

Key facts

• Functional kitchen
• Split-bedroom layout
• 5.3 scenic acres

Tags

• 5.3 SCENIC ACRES
• OPEN LIVING AREA
• FUNCTIONAL KITCHEN
• SPLIT-BEDROOM LAYOUT
• PRIVATE PRIMARY SUITE
• ROOM FOR LIVESTOCK

Property features AI

Exterior

• Parking: 2-car garage; Carport
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Septic tank
• Home design: Manufactured single-wide home; 1 story; Faces southeast; Entry tied down to foundation
• Construction: Vinyl siding; Asphalt/fiberglass roof
• Exterior features: Porch; Storage structure; Fruit trees; Mature trees; Stream/creek; Spring

Interior

• Kitchen: Cooktop; Dishwasher; Microwave; Oven; Range; Refrigerator
• Flooring: Laminate flooring; Plywood flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Ceiling fan(s); Laminate counters; Wood counters; Aluminum window frames; Other interior features
• Laundry & utility: Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $189 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (7.9% below list).
• Recommended offer: $138k (7.9% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 1.0% in Sand Springs — 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 (#54 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, commute D+, schools F.
• Prue (rural): math 45% / reading 35% proficiency, ranked #102 of 513 in OK (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.1%/yr); 94 active listings in the ZIP; 89 units permitted in Osage County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Osage County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($141k) 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 $138,150 (7.9% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 0.92% ✗
• Cap rate: 7.80%
• Cash-on-cash: 5.40%
• DSCR: 1.24
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.11% rent growth · sell at horizon

5-year hold

• IRR: -9.9%
• Equity multiple: 0.64×
• Total profit: $-14,913
• Equity at exit: $22,365

10-year hold

• IRR: -3.1%
• Equity multiple: 0.81×
• Total profit: $-7,929
• Equity at exit: $12,969

Cash invested: $42,000 (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 74063

• Rents YoY: 1.1%
• Active inventory: 94
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,382 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$53 /mo · $640/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $189

Break-even live

Break-even rent $1,142

Max offer price $150,000

Occupancy floor 81%

Sensitivity live

Price	-10% $274	-5% $231	+0% $189	+5% $146	+10% $104
Rent	-10% $80	-5% $134	+0% $189	+5% $244	+10% $298
Rate	-1.0pp $264	-0.5pp $227	base $189	+0.5pp $150	+1.0pp $111

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $150,000 Active 72 DOM
2. 2026-06-17
   days on market $150,000 Active 71 DOM
3. 2026-06-16
   days on market $150,000 Active 70 DOM
4. 2026-06-15
   days on market $150,000 Active 69 DOM
5. 2026-06-13
   days on market $150,000 Active 67 DOM
6. 2026-06-10
   days on market $150,000 Active 64 DOM
7. 2026-06-09
   days on market $150,000 Active 63 DOM
8. 2026-06-08
   days on market $150,000 Active 62 DOM
9. 2026-06-07
   days on market $150,000 Active 61 DOM
10. 2026-06-03
    days on market $150,000 Active 57 DOM
11. 2026-06-02
    days on market $150,000 Active 56 DOM
12. 2026-06-01
    days on market $150,000 Active 55 DOM
13. 2026-05-31
    days on market $150,000 Active 54 DOM
14. 2026-04-08
    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.

Tax reassessment forecast OK · Resets to sale price

• Current annual tax: $640 · $53/mo
• Projected year-2 tax: $1,350 · $112/mo
• Expected delta: +$710/yr (+$59/mo · 110.9%)

ⓘ 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 ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,578
• − Mortgage interest: −$8,402
• − Property taxes: −$640
• − Insurance: −$750
• − Repairs & maintenance: −$1,326
• − Management: −$1,326
• − Depreciation: −$4,364
• Taxable loss: −$230
• Est. tax savings @ 24.0%: +$55
• After-tax cash flow: $2,323/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: Prue
• NCES district ID: 4025170
• Math proficiency: 45% ▲ 15.00%
• Reading proficiency: 35% ▲ 5.00%
• Median HH income: $45,700
• Composite: 36.53/100
• National rank: #9301
• State rank: #102 of 513 in OK

Livability — Sand Springs

• Score: 69/100
• State rank: #54
• US rank: #8849

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Tulsa County · 640,811 people
• City population: 31,370
• Metro: Tulsa, OK
• Population (ZIP): 31,370
• Household income: $73,842
• Rent vs Own: 19.6% rent · 80.4% own
• Severe rent burden: 318.0

Population outlook (Osage County) Hauer SSP2

• Today (2025): 48,950 people
• By 2030: 48,936 · +-0.0%
• By 2040: 47,826 · -2.3%
• By 2050: 45,781 · -6.5%
• By 2075: 41,140 · -16.0%
• By 2100: 32,796 · -33.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Two or more races 12% Native American 8% Hispanic / Latino 5% Black 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 3% Slovak 3% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Osage

• 2024 margin: Solid R (+41.4) · D 28.4% · R 69.8% · Other 1.7%
• 2008→2024 swing: -17.7pp toward R · 2008: -23.7pp · 2024: -41.4pp
• All cycles: 2024: R+41.4 2020: R+39.5 2016: R+36.8 2012: R+25.2 2008: R+23.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -165.09%
• Current HPI: 230.6336
• Rent YoY: ▲ 1.11%
• Metro: Tulsa, OK
• 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

• 2026-04-08 Listed $150,000 MLS Technology, Inc.

Property tax history

+10.2%/yr

Latest (2025): $640 · -0.3% YoY. Source: county tax records.