120 S 6th St · Porter, OK 74454

$93,000

2 bd · 2.0 ba · 900 sqft · Manufactured public records · 41 Days on market

Built 2024 7,000 sqft lot ↓ 6% since listing

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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 +18.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• DSCR +5.6/10.0
• 1% rule +4.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks

MOTIVATED - A new home waits for you in Porter, Oklahoma! This newer 2024 manufactured home with 2 bedrooms and 2 bathrooms is ready for you to move in. The open floor plan and layout is welcoming, including a split floor plan for the bedrooms. The bedrooms are generously sized and offer walk in closets. The primary room has a private bathroom room with double vanity and oversized tub. This home offers plenty of space, including a built in desk and added kitchen cabinets for storage. The kitchen island has seating space available. There is also a storm shelter on the property for peace of mind. With it being a 2024 home, you can expect newer appliances and modern fixtures. This home is turn

Key facts

• Double vanity
• Open floor plan
• Split floor plan

Tags

• OPEN FLOOR PLAN
• SPLIT FLOOR PLAN
• WALK IN CLOSETS
• PRIVATE BATHROOM
• DOUBLE VANITY
• OVERSIZED TUB

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $93k.

Deal economics

• At list price, monthly cash flow is $80 ($954/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 $84k (9.5% below list).
• Recommended offer: $84k (9.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#417 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime F, amenities F.
• Porter Consolidated (rural): math 7% / reading 17% proficiency, ranked #243 of 270 in OK (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Porter Consolidated Es (math 7% / reading 18%, grade F, #648 of 845 statewide, top 77%, 397 students, 0% FRL); Porter Consolidated Hs (math 5% / reading 15%, grade F, #361 of 447 statewide, top 94%, 155 students, 0% FRL) — zoned schools average 0% FRL vs 53% district-wide (53 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 39 active listings in the ZIP; 581 units permitted in Wagoner County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($643 loan paydown + $4k appreciation (3.9% local appreciation)).
• Wagoner County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.9% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~5 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 ($90k) is reasonable based on typical stale-listing flexibility.

Recommended offer $84,161 (9.5% 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 10% 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. 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?
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: 7.32%
• Cash-on-cash: 3.66%
• DSCR: 1.16
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $233,100
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
321 W Bel Aire Ave	0.41mi	2/2.0	980 (+9%)	20mo	$68,000	$69	50
19596 S 405th Ave E	0.66mi	3/2.0 (+1)	1,020 (+13%)	8mo	$264,000	$259	36

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

Projected returns pro-forma

3.86% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.2%
• Equity multiple: 1.79×
• Total profit: $20,528
• Equity at exit: $46,374

10-year hold

• IRR: 14.6%
• Equity multiple: 3.34×
• Total profit: $60,856
• Equity at exit: $75,233

Cash invested: $26,040 (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 74454

• Home prices YoY: 2.0%
• Active inventory: 39
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $842 medium
• Mortgage (P&I): −$488
• Tax from tax record: −$59 /mo · $707/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$177
• Net cashflow: $80

Break-even live

Break-even rent $741

Max offer price $93,000

Occupancy floor 86%

Sensitivity live

Price	-10% $132	-5% $106	+0% $80	+5% $53	+10% $27
Rent	-10% $13	-5% $46	+0% $80	+5% $113	+10% $146
Rate	-1.0pp $126	-0.5pp $103	base $80	+0.5pp $55	+1.0pp $31

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: $23,250
• Closing costs: $2,790
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-02
   status $93,000 Pending 41 DOM
2. 2026-06-01
   days on market $93,000 Active 41 DOM
3. 2026-05-31
   days on market $93,000 Active 40 DOM
4. 2026-05-30
   days on market $93,000 Active 39 DOM
5. 2026-04-17
   status Pending
6. 2026-04-06
   price $94,000
7. 2026-03-30
   price $95,500
8. 2026-03-12
   listed $99,900 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: $707 · $59/mo
• Projected year-2 tax: $837 · $70/mo
• Expected delta: +$130/yr (+$11/mo · 18.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $10,099
• − Mortgage interest: −$5,209
• − Property taxes: −$707
• − Insurance: −$465
• − Repairs & maintenance: −$808
• − Management: −$808
• − Depreciation: −$2,705
• Taxable loss: −$603
• Est. tax savings @ 24.0%: +$145
• After-tax cash flow: $1,099/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: Porter Consolidated
• NCES district ID: 4030197
• Math proficiency: 7% ▼ -9.00%
• Reading proficiency: 17% ▼ -9.00%
• Median HH income: $44,945
• Composite: 10.76/100
• National rank: #9767
• State rank: #243 of 270 in OK

Livability — Porter

• Score: 58/100
• State rank: #417
• US rank: #20790

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Porter, OK
• Population (ZIP): 3,013

Population outlook (Wagoner County) Hauer SSP2

• Today (2025): 84,796 people
• By 2030: 88,162 · +4.0%
• By 2040: 93,882 · +10.7%
• By 2050: 98,219 · +15.8%
• By 2075: 106,561 · +25.7%
• By 2100: 109,360 · +29.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 64% Two or more races 15% Native American 14% Black 5% Hispanic / Latino 4%
• Common ancestry: Italian 2% Iranian 2% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Wagoner

• 2024 margin: Solid R (+49.8) · D 24.2% · R 74.0% · Other 1.8%
• 2008→2024 swing: -8.0pp toward R · 2008: -41.8pp · 2024: -49.8pp
• All cycles: 2024: R+49.8 2020: R+50.1 2016: R+52.0 2012: R+45.7 2008: R+41.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.86%
• Current HPI: 197.0646
• 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

-5.9% since first listed

4 events — show timeline

• 2026-04-17 Pending — MLS Technology, Inc.
• 2026-04-06 Price Changed $94,000 MLS Technology, Inc.
• 2026-03-30 Price Changed $95,500 MLS Technology, Inc.
• 2026-03-12 Listed $99,900 MLS Technology, Inc.

Property tax history

+28.5%/yr

Latest (2025): $707 · +1259.6% YoY. Source: county tax records.