300 N 2nd · Cleo Springs, OK 73729

$60,000

2 bd · 2.0 ba · 1,120 sqft · Manufactured public records · 253 Days on market

Built 2019 0.32 ac lot ↓ 6% since listing

---

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
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• Schools +3.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

FULLY FURNISHED. .. .. .. .. .. To be clear. This home will be is completely furnished and sells with all appliances including the washer and dryer and freezer . .. Seller is moving due to health issues and is leaving the bulk of household. .. .. .. .. .. .. this is a tremendous opportunity, for an investor or for a young couple. .. starting out that have no furniture . .. .. .. .. .. .. .. .WOW WHAT AN OPPORTUNITY . .. you MUST SEE. .. .. beautiful in every way!!! Kitchen has tons of storage and cabinetry, and counter space, and a beautiful kitchen sink. A great view out the front window. This home sits on a huge corner lot with tons of storage inside the house and space for every thing outside. Take a look and see if this one is not for you. Shop and out buildings

Key facts

• Spacious kitchen
• Large island
• Modern finishes

Tags

• CORNER LOT
• OPEN-CONCEPT LAYOUT
• SPACIOUS KITCHEN
• LARGE ISLAND
• AMPLE CABINET STORAGE
• MODERN FINISHES

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential mobile home; Single-story; Faces south; Entry level: 1
• Construction: Vinyl siding; Composition roof
• Exterior features: Wood fencing; Corner lot

Interior

• Kitchen: Dishwasher; Refrigerator
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Central air conditioning; Ceiling fans
• Interior features: Kitchen island

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $408 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#410 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools D+, employment D, crime F.
• Aline-Cleo (rural): math 35% / reading 30% proficiency, ranked #194 of 513 in OK (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 2 active listings in the ZIP; 2 units permitted in Major County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($415 loan paydown + $2k appreciation (3.1% local appreciation)).
• Major County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.1% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 253 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $25k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 253 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 D-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. 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?
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: 1.68% ✓
• Cap rate: 14.45%
• Cash-on-cash: 29.15%
• DSCR: 2.30
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $34,720
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
123 N 1st St	0.14mi	3/2.0 (+1)	1,280 (+14%)	8mo	$40,000	$31	58

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

Projected returns pro-forma

3.13% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.3%
• Equity multiple: 3.00×
• Total profit: $33,643
• Equity at exit: $27,434

10-year hold

• IRR: 35.3%
• Equity multiple: 5.93×
• Total profit: $82,824
• Equity at exit: $42,636

Cash invested: $16,800 (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 73729

• Home prices YoY: 1.6%
• Active inventory: 2
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,008 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$49 /mo · $587/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $408

Break-even live

Break-even rent $492

Max offer price $60,000

Occupancy floor 55%

Sensitivity live

Price	-10% $442	-5% $425	+0% $408	+5% $391	+10% $374
Rent	-10% $328	-5% $368	+0% $408	+5% $448	+10% $488
Rate	-1.0pp $438	-0.5pp $423	base $408	+0.5pp $392	+1.0pp $377

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-21
   days on market $60,000 Active 253 DOM
2. 2026-06-18
   days on market $60,000 Active 251 DOM
3. 2026-06-17
   days on market $60,000 Active 250 DOM
4. 2026-06-16
   days on market $60,000 Active 249 DOM
5. 2026-06-15
   days on market $60,000 Active 248 DOM
6. 2026-06-13
   days on market $60,000 Active 246 DOM
7. 2026-06-12
   days on market $60,000 Active 245 DOM
8. 2026-06-09
   days on market $60,000 Active 242 DOM
9. 2026-06-08
   days on market $60,000 Active 241 DOM
10. 2026-06-08
    days on market $60,000 Active 240 DOM
11. 2026-06-05
    days on market $60,000 Active 238 DOM
12. 2026-06-04
    days on market $60,000 Active 236 DOM
13. 2026-06-02
    days on market $60,000 Active 235 DOM
14. 2026-06-01
    days on market $60,000 Active 234 DOM
15. 2026-05-31
    days on market $60,000 Active 233 DOM
16. 2026-05-23
    status Active
17. 2026-05-22
    historical
18. 2026-05-01
    historical Active Under Contract
19. 2026-04-15
    price $75,000
20. 2026-04-07
    price $85,500
21. 2025-12-31
    status Active
22. 2025-12-14
    historical Active Under Contract
23. 2025-10-28
    price $84,900
24. 2025-10-09
    listed $85,000 Active
25. 2025-06-02
    soldstatus $70,000
26. 2025-05-16
    soldstatus $69,900 Closed 783-char remark

    Show marketing remark (783 chars)

    FULLY FURNISHED. .. .. .. .. .. To be clear. This home will be is completely furnished and sells with all appliances including the washer and dryer and freezer . .. Seller is moving due to health issues and is leaving the bulk of household. .. .. .. .. .. .. this is a tremendous opportunity, for an investor or for a young couple. .. starting out that have no furniture . .. .. .. .. .. .. .. .WOW WHAT AN OPPORTUNITY . .. you MUST SEE. .. .. beautiful in every way!!! Kitchen has tons of storage and cabinetry, and counter space, and a beautiful kitchen sink. A great view out the front window. This home sits on a huge corner lot with tons of storage inside the house and space for every thing outside. Take a look and see if this one is not for you. Shop and out buildings

27. 2025-03-21
    historical Active Under Contract 783-char remark

    Show marketing remark (783 chars)

    FULLY FURNISHED. .. .. .. .. .. To be clear. This home will be is completely furnished and sells with all appliances including the washer and dryer and freezer . .. Seller is moving due to health issues and is leaving the bulk of household. .. .. .. .. .. .. this is a tremendous opportunity, for an investor or for a young couple. .. starting out that have no furniture . .. .. .. .. .. .. .. .WOW WHAT AN OPPORTUNITY . .. you MUST SEE. .. .. beautiful in every way!!! Kitchen has tons of storage and cabinetry, and counter space, and a beautiful kitchen sink. A great view out the front window. This home sits on a huge corner lot with tons of storage inside the house and space for every thing outside. Take a look and see if this one is not for you. Shop and out buildings

28. 2025-01-31
    price $69,900 783-char remark

    Show marketing remark (783 chars)

    FULLY FURNISHED. .. .. .. .. .. To be clear. This home will be is completely furnished and sells with all appliances including the washer and dryer and freezer . .. Seller is moving due to health issues and is leaving the bulk of household. .. .. .. .. .. .. this is a tremendous opportunity, for an investor or for a young couple. .. starting out that have no furniture . .. .. .. .. .. .. .. .WOW WHAT AN OPPORTUNITY . .. you MUST SEE. .. .. beautiful in every way!!! Kitchen has tons of storage and cabinetry, and counter space, and a beautiful kitchen sink. A great view out the front window. This home sits on a huge corner lot with tons of storage inside the house and space for every thing outside. Take a look and see if this one is not for you. Shop and out buildings

29. 2025-01-03
    listed $79,900 Active 783-char remark

    Show marketing remark (783 chars)

    FULLY FURNISHED. .. .. .. .. .. To be clear. This home will be is completely furnished and sells with all appliances including the washer and dryer and freezer . .. Seller is moving due to health issues and is leaving the bulk of household. .. .. .. .. .. .. this is a tremendous opportunity, for an investor or for a young couple. .. starting out that have no furniture . .. .. .. .. .. .. .. .WOW WHAT AN OPPORTUNITY . .. you MUST SEE. .. .. beautiful in every way!!! Kitchen has tons of storage and cabinetry, and counter space, and a beautiful kitchen sink. A great view out the front window. This home sits on a huge corner lot with tons of storage inside the house and space for every thing outside. Take a look and see if this one is not for you. Shop and out buildings

ⓘ 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: $587 · $49/mo
• Projected year-2 tax: $587 · $49/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 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $12,100
• − Mortgage interest: −$3,361
• − Property taxes: −$587
• − Insurance: −$300
• − Repairs & maintenance: −$968
• − Management: −$968
• − Depreciation: −$1,745
• Taxable income: $4,171
• Est. tax owed @ 24.0%: −$1,001
• After-tax cash flow: $3,895/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: Aline-Cleo
• NCES district ID: 4002720
• Math proficiency: 35% ▬ 0.00%
• Reading proficiency: 30% ▬ 0.00%
• Median HH income: $51,611
• Composite: 31.17/100
• National rank: #11273
• State rank: #194 of 513 in OK

Livability — Cleo Springs

• Score: 58/100
• State rank: #410
• US rank: #20699

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cleo Springs, OK
• Population (ZIP): 657

Population outlook (Major County) Hauer SSP2

• Today (2025): 8,197 people
• By 2030: 8,447 · +3.0%
• By 2040: 9,030 · +10.2%
• By 2050: 9,753 · +19.0%
• By 2075: 12,114 · +47.8%
• By 2100: 13,913 · +69.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Major

• 2024 margin: Solid R (+79.4) · D 9.4% · R 88.8% · Other 1.8%
• 2008→2024 swing: -9.0pp toward R · 2008: -70.3pp · 2024: -79.4pp
• All cycles: 2024: R+79.4 2020: R+79.7 2016: R+77.4 2012: R+71.6 2008: R+70.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.13%
• Current HPI: 199.2431
• 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

-6.1% since first listed

14 events — show timeline

• 2026-05-23 Relisted — NWOAR
• 2026-05-22 Delisted — NWOAR
• 2026-05-01 Contingent — NWOAR
• 2026-04-15 Price Changed $75,000 NWOAR
• 2026-04-07 Price Changed $85,500 NWOAR
• 2025-12-31 Relisted — NWOAR
• 2025-12-14 Contingent — NWOAR
• 2025-10-28 Price Changed $84,900 NWOAR
• 2025-10-09 Listed $85,000 NWOAR
• 2025-06-02 Sold (Public Records) $70,000 Public Records
• 2025-05-16 Sold (MLS) $69,900 NWOAR
• 2025-03-21 Contingent — NWOAR
• 2025-01-31 Price Changed $69,900 NWOAR
• 2025-01-03 Listed $79,900 NWOAR

Property tax history

+33.4%/yr

Latest (2025): $587 · +3.5% YoY. Source: county tax records.