207 N Walnut St · Fort Cobb, OK 73038

$112,000

3 bd · 2.0 ba · 1,184 sqft · Manufactured public records · 140 Days on market

Built 2011 8,194 sqft 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 +4.0/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.2/10.0

Listing remarks

Country Living Minutes from Fort Cobb Lake- Contents Included!! Discover a unique opportunity just minutes from Fort Cobb lake! This 3 bedroom, 2 Bathroom mobile home sits on a spacious property and offers excellent value for the right buyer looking for a project with big potential. The home features a durable metal roof, a functional layout, and all contents will remain, making this an ideal investment, weekend getaway, or full-time residence after updates. Outside, the property truly shines with a water well, a shop with garage door, covered outbuilding, and a charming gazebo- perfect for storage, hobbies, or enjoying quiet Oklahoma evenings. * IMPORTANT DISCLOSURE * The home does hav

Key facts

• Metal roof
• Water well
• Charming gazebo

Tags

• METAL ROOF
• WATER WELL
• SHOP WITH GARAGE DOOR
• COVERED OUTBUILDING
• CHARMING GAZEBO

Property features AI

Finance

• Other: Homestead not claimed
• Financial info: Assumable financing not available; Loan qualification unknown
• HOA & community: No mandatory association dues

Exterior

• Utilities: Private well available
• Home design: Single family residence; One story; Faces west; Residential property; Move-to-site build status
• Construction: Mobile construction; Metal roof; Conventional foundation
• Exterior features: Gazebo; Outbuildings; Interior lot

Interior

• Kitchen: Freestanding electric range; Electric oven
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: Dishwasher; Refrigerator; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $112k.

Deal economics

• At list price, monthly cash flow is $142 ($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 $101k (10.1% below list).
• Recommended offer: $99k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#200 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: employment C-, amenities F, commute F.
• Binger-Oney (rural): math 25% / reading 30% proficiency, ranked #305 of 513 in OK (top 60%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Binger-Oney Es (math 22% / reading 17%, grade F, #479 of 845 statewide, top 63%, 191 students, 0% FRL); Binger-Oney Hs (math 30% / reading 50%, grade F, #25 of 447 statewide, top 8%, 99 students, 0% FRL) — zoned schools average 0% FRL vs 64% district-wide (64 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 18 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $774 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Caddo County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $18k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $9k; list at $112k implies a 1144% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.90% ✗
• Cap rate: 7.81%
• Cash-on-cash: 5.42%
• DSCR: 1.24
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -8.0%
• Equity multiple: 0.71×
• Total profit: $-9,183
• Equity at exit: $16,700

10-year hold

• IRR: 1.5%
• Equity multiple: 1.11×
• Total profit: $3,385
• Equity at exit: $9,684

Cash invested: $31,360 (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 73038

• Home prices YoY: -3.3%
• Active inventory: 18
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,007 medium
• Mortgage (P&I): −$587
• Tax from tax record: −$20 /mo · $239/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $142

Break-even live

Break-even rent $828

Max offer price $112,000

Occupancy floor 81%

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: $28,000
• Closing costs: $3,360
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $112,000 Active 140 DOM
2. 2026-06-17
   days on market $112,000 Active 139 DOM
3. 2026-06-16
   days on market $112,000 Active 138 DOM
4. 2026-06-15
   days on market $112,000 Active 137 DOM
5. 2026-06-13
   days on market $112,000 Active 135 DOM
6. 2026-06-12
   days on market $112,000 Active 134 DOM
7. 2026-06-09
   days on market $112,000 Active 131 DOM
8. 2026-06-08
   days on market $112,000 Active 130 DOM
9. 2026-06-08
   days on market $112,000 Active 129 DOM
10. 2026-06-05
    days on market $112,000 Active 127 DOM
11. 2026-06-04
    days on market $112,000 Active 125 DOM
12. 2026-06-02
    days on market $112,000 Active 124 DOM
13. 2026-06-01
    days on market $112,000 Active 123 DOM
14. 2026-05-31
    days on market $112,000 Active 122 DOM
15. 2026-03-27
    price $115,000
16. 2026-01-29
    listed $130,000 Active
17. 2018-08-08
    historical
18. 2017-08-08
    listed $105,000 Active
19. 2004-09-17
    soldstatus $9,000
20. 2002-09-09
    soldstatus $8,000

ⓘ 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: $239 · $20/mo
• Projected year-2 tax: $1,008 · $84/mo
• Expected delta: +$769/yr (+$64/mo · 321.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $12,085
• − Mortgage interest: −$6,274
• − Property taxes: −$239
• − Insurance: −$560
• − Repairs & maintenance: −$967
• − Management: −$967
• − Depreciation: −$3,258
• Taxable loss: −$179
• Est. tax savings @ 24.0%: +$43
• After-tax cash flow: $1,743/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: Binger-Oney
• NCES district ID: 4033603
• Math proficiency: 25% ▼ -10.00%
• Reading proficiency: 30% ▼ -10.00%
• Median HH income: $40,528
• Composite: 26.15/100
• National rank: #12717
• State rank: #305 of 513 in OK

Livability — Fort Cobb

• Score: 63/100
• State rank: #200
• US rank: #15072

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,442

Population outlook (Caddo County) Hauer SSP2

• Today (2025): 28,391 people
• By 2030: 27,844 · -1.9%
• By 2040: 27,057 · -4.7%
• By 2050: 26,484 · -6.7%
• By 2075: 26,266 · -7.5%
• By 2100: 26,077 · -8.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 64% Native American 21% Two or more races 12% Hispanic / Latino 11%
• Hispanic origin (detail): Mexican 9% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Iranian 1% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Caddo

• 2024 margin: Solid R (+47.1) · D 25.4% · R 72.5% · Other 2.1%
• 2008→2024 swing: -16.4pp toward R · 2008: -30.7pp · 2024: -47.1pp
• All cycles: 2024: R+47.1 2020: R+44.0 2016: R+43.4 2012: R+28.5 2008: R+30.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -5.67%
• Current HPI: 167.8913
• 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

+1337.5% since first listed

6 events — show timeline

• 2026-03-27 Price Changed $115,000 MLSOK
• 2026-01-29 Listed $130,000 MLSOK
• 2018-08-08 Listing Removed — MLSOK
• 2017-08-08 Listed $105,000 MLSOK
• 2004-09-17 Sold (Public Records) $9,000 Public Records
• 2002-09-09 Sold (Public Records) $8,000 Public Records

Property tax history

-3.5%/yr

Latest (2025): $239 · +1.7% YoY. Source: county tax records.