11395 N 1760 Rd · Sayre, OK 73662

$55,000

2 bd · 2.0 ba · 1,120 sqft · Manufactured public records · 41 Days on market

Built 1991 2.50 ac 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
• Appreciation +8.2/10.0
• ARV discount +7.5/15.0
• Schools +3.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This property is out in the country and located in a picturesque setting. It is a diamond in the rough. Close to Buffalo Creek and Sweetwater. It is a sought after hunting location and would make a great hunting cabin or home for that first time buyer. It has hardwood flooring, an open floor plan but needs some TLC. The large front deck is covered with a metal roof and a great place to sit and watch the sunrise. The house has a metal roof. To the west are beautiful views of the country side. This home sets on 2.5 acres and is fenced and cross fenced. Great for livestock to the north. There is a well included. Also rural water is not too far away.

Key facts

• Metal roof
• 2.5 acres
• Large front deck

Tags

• LARGE FRONT DECK
• METAL ROOF
• 2.5 ACRES
• FENCED AND CROSS FENCED
• WELL INCLUDED

Property features AI

Finance

• Other: 2.5-acre lot (approximate dimensions 399 x 186)
• Financial info: Loan qualification available; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Home design: Single-family residence; Manufactured construction; One-story; Property moves to site (move-in-place/model status not a model home)
• Construction: Metal roof; Built as a manufactured home
• Exterior features: Rural setting; Metal fencing; No additional exterior features listed

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: One living area; No fireplace; Combination foundation

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $441 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($983 rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#444 in OK) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+; Watch: amenities F, commute F, employment F.
• Sweetwater (rural): math 35% / reading 30% proficiency, ranked #211 of 513 in OK (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Sweetwater Es (math 24% / reading 24%, grade F, #354 of 845 statewide, top 47%, 85 students, 0% FRL); Sweetwater Hs (math 24% / reading 24%, grade F, #150 of 447 statewide, top 48%, 37 students, 0% FRL) — zoned schools average 0% FRL vs 62% district-wide (62 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 6 active listings in the ZIP; 16 units permitted in Beckham County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($380 loan paydown + $4k appreciation (6.5% local appreciation)).
• Beckham County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (6.5% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

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 $53,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.79% ✓
• Cap rate: 15.92%
• Cash-on-cash: 34.37%
• DSCR: 2.53
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.47% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 45.4%
• Equity multiple: 3.96×
• Total profit: $45,521
• Equity at exit: $36,234

10-year hold

• IRR: 42.0%
• Equity multiple: 8.24×
• Total profit: $111,508
• Equity at exit: $67,190

Cash invested: $15,400 (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 73662

• Home prices YoY: 4.8%
• Active inventory: 6
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $983 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$24 /mo · $294/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $441

Break-even live

Break-even rent $425

Max offer price $55,000

Occupancy floor 50%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $55,000 Active 41 DOM
2. 2026-06-17
   days on market $55,000 Active 40 DOM
3. 2026-06-16
   days on market $55,000 Active 39 DOM
4. 2026-06-15
   days on market $55,000 Active 38 DOM
5. 2026-06-13
   days on market $55,000 Active 36 DOM
6. 2026-06-12
   days on market $55,000 Active 35 DOM
7. 2026-06-09
   days on market $55,000 Active 32 DOM
8. 2026-06-08
   days on market $55,000 Active 31 DOM
9. 2026-06-08
   days on market $55,000 Active 30 DOM
10. 2026-06-05
    days on market $55,000 Active 28 DOM
11. 2026-06-04
    days on market $55,000 Active 26 DOM
12. 2026-06-02
    days on market $55,000 Active 25 DOM
13. 2026-06-01
    days on market $55,000 Active 24 DOM
14. 2026-05-31
    days on market $55,000 Active 23 DOM
15. 2026-05-08
    listed $55,000 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: $294 · $24/mo
• Projected year-2 tax: $495 · $41/mo
• Expected delta: +$201/yr (+$17/mo · 68.4%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,802
• − Mortgage interest: −$3,081
• − Property taxes: −$294
• − Insurance: −$275
• − Repairs & maintenance: −$944
• − Management: −$944
• − Depreciation: −$1,600
• Taxable income: $4,664
• Est. tax owed @ 24.0%: −$1,119
• After-tax cash flow: $4,174/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: Sweetwater
• NCES district ID: 4029310
• Math proficiency: 35% ▼ -5.00%
• Reading proficiency: 30% ▬ 0.00%
• Median HH income: $47,880
• Composite: 30.81/100
• National rank: #11382
• State rank: #211 of 513 in OK

Livability — Sayre

• Score: 58/100
• State rank: #444
• US rank: #21299

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,031

Population outlook (Beckham County) Hauer SSP2

• Today (2025): 26,564 people
• By 2030: 28,217 · +6.2%
• By 2040: 31,865 · +20.0%
• By 2050: 35,862 · +35.0%
• By 2075: 47,189 · +77.6%
• By 2100: 55,622 · +109.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Black 13% Hispanic / Latino 11% Two or more races 10% Native American 4%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 2% Lithuanian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Beckham

• 2024 margin: Solid R (+70.1) · D 14.2% · R 84.3% · Other 1.4%
• 2008→2024 swing: -14.0pp toward R · 2008: -56.1pp · 2024: -70.1pp
• All cycles: 2024: R+70.1 2020: R+72.0 2016: R+70.8 2012: R+59.1 2008: R+56.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.47%
• Current HPI: 141.807
• 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

• 2026-05-08 Listed $55,000 MLSOK

Property tax history

+11.3%/yr

Latest (2025): $294 · -2.0% YoY. Source: county tax records.