111889 S 4780 Rd · Moffett, OK 74954

$99,500

2 bd · 2.0 ba · 1,100 sqft · Other · 17 Days on market

Built 2020 Good condition 1.00 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 +18.9/30.0
• ARV discount +7.5/15.0
• Appreciation +6.2/10.0
• DSCR +6.0/10.0
• 1% rule +5.1/10.0
• Condition / age +3.8/5.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Schools +1.6/10.0

Listing remarks MLS

2 bed 2 bath mobile home sitting on 1 acre just outside of city limits. The mobile is almost brand new and only lived in for a few months.

Key facts

• One acre lot
• Two driveways
• Room for rv

Tags

• ONE ACRE LOT
• TWO DRIVEWAYS
• MOVE IN READY
• ROOM FOR RV

Property features AI

Finance

• Other: Property listed by ADT Realty

Exterior

• Parking: Gravel parking
• Utilities: Public water available; Septic tank; Electricity available
• Home design: Residential mobile home; One story
• Construction: Aluminum siding; Vinyl siding; Asphalt shingle roof; Manufactured by Southern Homes
• Exterior features: Deck; Cleared, level lot; Public maintained road

Interior

• Kitchen: Dishwasher; Microwave; Range; Range hood; Refrigerator; Electric water heater
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Electric cooling; Ceiling fans for cooling
• Interior features: Ceiling fans; Eat-in kitchen; Blinds on windows
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $102 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#518 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: crime F, amenities F, commute F.
• Roland (town): math 18% / reading 21% proficiency, ranked #182 of 270 in OK (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Roland Es (math 42% / reading 32%, grade F, #132 of 845 statewide, top 19%, 427 students, 0% FRL); Roland Ms (math 8% / reading 12%, grade F, #288 of 345 statewide, top 86%, 195 students, 0% FRL); Roland Hs (math 2% / reading 34%, grade F, #302 of 447 statewide, top 68%, 323 students, 0% FRL) — zoned schools average 0% FRL vs 67% district-wide (67 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 56 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 125 units permitted in Sequoyah County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($688 loan paydown + $2k appreciation (2.4% local appreciation)).
• Sequoyah County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.4% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $98,007 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 1.01% ✓
• Cap rate: 7.53%
• Cash-on-cash: 4.41%
• DSCR: 1.20
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.37% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.9%
• Equity multiple: 1.55×
• Total profit: $15,232
• Equity at exit: $41,239

10-year hold

• IRR: 12.7%
• Equity multiple: 2.77×
• Total profit: $49,322
• Equity at exit: $60,957

Cash invested: $27,860 (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 74954

• Home prices YoY: 1.1%
• Active inventory: 56
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$522
• Tax est. 1.5%: −$124 /mo · $1,492/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $102

Break-even live

Break-even rent $870

Max offer price $99,500

Occupancy floor 85%

Sensitivity live

Price	-10% $171	-5% $137	+0% $102	+5% $68	+10% $34
Rent	-10% $23	-5% $63	+0% $102	+5% $142	+10% $181
Rate	-1.0pp $152	-0.5pp $128	base $102	+0.5pp $77	+1.0pp $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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
512 Carson Rd Roland, OK	3.0	1.0	1200	$1,000	$0.83	20d	1	1.45mi

Listing history 10 events

1. 2026-06-07
   statusdays on market $99,500 Pending 17 DOM
2. 2026-06-03
   days on market $99,500 Active 14 DOM
3. 2026-06-02
   days on market $99,500 Active 13 DOM
4. 2026-06-01
   days on market $99,500 Active 12 DOM
5. 2026-05-31
   days on market $99,500 Active 11 DOM
6. 2026-05-30
   days on market $99,500 Active 10 DOM
7. 2026-05-14
   listed $99,500 Active
8. 2022-06-24
   soldstatus $100,000
9. 2022-06-22
   soldstatus $100,000 138-char remark

   Show marketing remark (138 chars)

   2 bed 2 bath mobile home sitting on 1 acre just outside of city limits. The mobile is almost brand new and only lived in for a few months.

10. 2022-05-11
    listed $99,000 138-char remark

    Show marketing remark (138 chars)

    2 bed 2 bath mobile home sitting on 1 acre just outside of city limits. The mobile is almost brand new and only lived in for a few months.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $12,000
• − Mortgage interest: −$5,574
• − Property taxes: −$1,492
• − Insurance: −$498
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$2,895
• Taxable loss: −$378
• Est. tax savings @ 24.0%: +$91
• After-tax cash flow: $1,319/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 · 12 photos

Good 75/100 Cosmetic rehab

This move-in ready mobile home is in good condition with a good exterior and interior. It has a good layout and is well-maintained. Potential buyers will appreciate the fresh paint and updated flooring.

Value-add opportunities

• Both Paint interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Resale Replace countertops — Modern countertops can increase the home's appeal to potential buyers
• Resale Upgrade flooring — Updated flooring can significantly increase the home's value
• Resale Install new windows — Newer windows can improve energy efficiency and curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Resale Replace countertops — Modern countertops can increase the home's appeal to potential buyers ↑
• Resale Upgrade flooring — Updated flooring can significantly increase the home's value ↑
• Resale Install new windows — Newer windows can improve energy efficiency and curb appeal ↑

ⓘ 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: Roland
• NCES district ID: 4026310
• Math proficiency: 18% ▼ -8.00%
• Reading proficiency: 21% ▼ -9.00%
• Median HH income: $37,345
• Composite: 16.28/100
• National rank: #9216
• State rank: #182 of 270 in OK

Livability — Moffett

• Score: 56/100
• State rank: #518
• US rank: #22738

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,066

Population outlook (Sequoyah County) Hauer SSP2

• Today (2025): 39,398 people
• By 2030: 38,215 · -3.0%
• By 2040: 35,625 · -9.6%
• By 2050: 32,943 · -16.4%
• By 2075: 27,805 · -29.4%
• By 2100: 23,311 · -40.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 66% Two or more races 13% Native American 13% Black 6% Hispanic / Latino 2%
• Common ancestry: Italian 2% Iranian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · German/W. Germanic 1% Spanish 1%

Political lean MEDSL · Sequoyah

• 2024 margin: Solid R (+61.5) · D 18.6% · R 80.2% · Other 1.2%
• 2008→2024 swing: -25.5pp toward R · 2008: -36.0pp · 2024: -61.5pp
• All cycles: 2024: R+61.5 2020: R+59.0 2016: R+54.2 2012: R+39.1 2008: R+36.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.37%
• Current HPI: 207.654
• 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

+0.5% since first listed

4 events — show timeline

• 2026-05-14 Listed $99,500 WRVBOR
• 2022-06-24 Sold (Public Records) $100,000 Public Records
• 2022-06-22 Sold (MLS) $100,000 WRVBOR
• 2022-05-11 Listed $99,000 WRVBOR

Property tax history

+2.7%/yr

Latest (2025): $106 · +5.0% YoY. Source: county tax records.