67 N 196th WestAvenue · Sand Springs, OK 74063

$125,000

3 bd · 2.0 ba · 1,424 sqft · Manufactured · 9 Days on market

Built 1985 Fair condition 1.17 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 +23.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +6.0/10.0
• Livability +3.5/5.0
• Schools +3.4/10.0
• Rent growth +2.8/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Affordable opportunity with room to make it your own! This single wide manufactured home sits on approximately 1 acre in a quiet cul-de-sac setting with mature trees and wooded views behind the property. An added-on living area provides extra space to relax or entertain. Offered at a price that reflects needed improvements, this property is ideal for buyers looking for value, investment potential or a chance to customize to their taste.

Key facts

• Added-on living area
• Wooded views
• Cul-de-sac setting

Tags

• CUL-DE-SAC SETTING
• MATURE TREES
• WOODED VIEWS
• ADDED-ON LIVING AREA
• INVESTMENT POTENTIAL

Property features AI

Finance

• Other: Allows horses; Less than 5 miles to water (Keystone Lake)

Exterior

• Parking: Gravel driveway parking
• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Natural gas available; High-speed internet available; Public water; Septic tank
• Home design: Single-wide manufactured home; One story; Faces west; Tie-down foundation
• Construction: Manufactured construction with vinyl siding; Asphalt/fiberglass roof
• Exterior features: Deck; Gravel driveway; Rain gutters; Shed(s); Partial privacy fencing; Located on a cul-de-sac; Sloping lot

Interior

• Kitchen: Pantry; Dishwasher; Oven/Range/Stove; Disposal; Refrigerator
• Bedrooms: Master bedroom with private bath and walk-in closet (first floor); Additional bedrooms (first floor)
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: Master bath with shower (first floor); Hall full bath with bathtub (first floor)
• Heating & cooling: Central heating (gas); Central air; Window unit(s)
• Interior features: High-speed internet available; Laminate counters; Wired for data; Ceiling fan(s); Electric oven connection; Gas range connection; Aluminum frame and vinyl windows
• Laundry & utility: Utility room (inside, first floor); 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 $125k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $224 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Cap rate 8.4% 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.
• Anderson (rural): math 35% / reading 35% proficiency, ranked #135 of 513 in OK (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• 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 $864 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,000

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: 1.10% ✓
• Cap rate: 8.44%
• Cash-on-cash: 7.68%
• DSCR: 1.34
• GRM: 7.6

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: -6.7%
• Equity multiple: 0.76×
• Total profit: $-8,547
• Equity at exit: $18,638

10-year hold

• IRR: 0.4%
• Equity multiple: 1.02×
• Total profit: $849
• Equity at exit: $10,808

Cash invested: $35,000 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,377 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $224

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 79%

Sensitivity live

Price	-10% $310	-5% $267	+0% $224	+5% $181	+10% $137
Rent	-10% $115	-5% $169	+0% $224	+5% $278	+10% $333
Rate	-1.0pp $287	-0.5pp $256	base $224	+0.5pp $191	+1.0pp $159

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-20
   listed $125,000 Active

ⓘ 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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 6 d/yr ≥110°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $16,522
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,322
• − Management: −$1,322
• − Depreciation: −$3,636
• Taxable income: $740
• Est. tax owed @ 24.0%: −$178
• After-tax cash flow: $2,509/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 · 28 photos

Fair 45/100 Moderate rehab

This single-wide manufactured home requires moderate renovations to update the kitchen and bathrooms, paint the interior, and replace the carpet with hardwood flooring. These updates will significantly increase its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate bathroom fixtures — dated and in need of replacement
• Moderate kitchen countertops — dated and in need of replacement
• Moderate bathroom cabinets — dated and in need of replacement
• Minor HVAC system — may need cleaning or minor repairs

Value-add opportunities

• Both update kitchen and bathrooms — modernizing these areas will increase both resale and rental value
• Both paint interior walls — fresh paint will improve the home's appearance and value
• Both replace carpet with hardwood flooring — hardwood flooring is more durable and aesthetically pleasing, increasing both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · dated and in need of replacement	Moderate	$3,000–15,000
kitchen countertops · dated and in need of replacement	Moderate	$3,000–15,000
bathroom cabinets · dated and in need of replacement	Moderate	$3,000–15,000
HVAC system · may need cleaning or minor repairs	Minor	$500–3,000
Total estimated repair cost · 5 items		$12,500–63,000

Value-add ROI direction

• Both update kitchen and bathrooms — modernizing these areas will increase both resale and rental value ↑
• Both paint interior walls — fresh paint will improve the home's appearance and value ↑
• Both replace carpet with hardwood flooring — hardwood flooring is more durable and aesthetically pleasing, increasing both resale and rental value ↑

ⓘ 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: Anderson
• NCES district ID: 4003010
• Math proficiency: 35% ▼ -5.00%
• Reading proficiency: 35% ▼ -5.00%
• Median HH income: $65,311
• Composite: 34.44/100
• National rank: #10163
• State rank: #135 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

• 2026-05-20 Listed $125,000 MLS Technology, Inc.