13919 E Maguire Rd · Slaughterville, OK 73068

$170,000

2 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 6 Days on market

Built 2017 7.33 ac lot

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Why this score? — see what drove the F 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 +10.9/30.0
• ARV discount +7.5/15.0
• DSCR +3.2/10.0
• Livability +3.2/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come check out clean single-wide, mobile home located on over 7 acres in Noble! This home is a 2017 model, and you couldn't ask for a more beautiful piece of land - truly move in ready. The open floor plan makes the most of the square footage with a lovely great room style kitchen/dining/living. Beautiful cabinetry, stylish vent hood, and Hard surface floors in the public spaces make cleaning and maintenance a breeze. Tons of natural light fills each room and wood beam accents give the living room a classy touch. The washer/dryer and fridge stay with the home. You will love the trees on the property- pecan, sand plum, blackberry, black walnut, persimmons. The chicken coop has electricity, and the storage shed has a solar panel. There are also two deer stands that will stay. Well and septic are already in place. Large underground storm shelter.

Key facts

• 7 acres
• Serene creek
• Large open kitchen

Tags

• 7 ACRES
• LARGE OPEN KITCHEN
• BELOW-GROUND STORM SHELTER
• MULTIPLE OUTBUILDINGS
• SERENE CREEK
• HIGH-PRODUCING PECAN TREES

Property features AI

Finance

• Other: Homestead eligible; Livestock permitted
• Financial info: Loan qualification possible
• HOA & community: No mandatory association dues

Exterior

• Utilities: Cable available; Electricity available; Septic tank; Private well available
• Home design: Single family residence; One level; South-facing
• Construction: Mobile construction; Composition roof; Post tension foundation; Built — existing
• Exterior features: Barn(s); Outbuildings; Rural setting; Below-ground storm shelter

Interior

• Kitchen: Free-standing electric range and oven
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: No fireplace; No in-law plan

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $-142 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $145k (14.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (24.2% below list).
• Recommended offer: $129k (24.2% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.4% in Slaughterville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 63/100 on livability (#228 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A; Watch: amenities F, commute F, health & safety F.
• Noble (suburban): math 23% / reading 25% proficiency, ranked #108 of 270 in OK (top 40%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Pioneer Es (math 34% / reading 29%, grade F, #241 of 845 statewide, top 29%, 415 students, 0% FRL); Noble Hs (math 17% / reading 27%, grade F, #222 of 447 statewide, top 52%, 883 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: 214 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 592 units permitted in Cleveland County in 2024 (12 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Cleveland County population projected at +40% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 10y 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.
• Current owner paid $145k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $128,847 (24.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.76% ✗
• Cap rate: 5.76%
• Cash-on-cash: -1.91%
• DSCR: 0.92
• GRM: 11.0

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: -22.3%
• Equity multiple: 0.23×
• Total profit: $-36,590
• Equity at exit: $25,348

10-year hold

• IRR: -16.4%
• Equity multiple: 0.09×
• Total profit: $-43,478
• Equity at exit: $14,698

Cash invested: $47,600 (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 73068

• Home prices YoY: -4.8%
• Active inventory: 214
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,288 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$131 /mo · $1,575/yr
• Insurance: −$71
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $-142

Break-even live

Break-even rent $1,468

Max offer price $144,889

Occupancy floor —

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7351 142nd St Unit 37 Noble, OK	3.0	2.0	1216	$1,350	$1.11	2d	1	0.38mi
7500 144th St Unit 17 Noble, OK	3.0	2.0	1216	$1,350	$1.11	2d	1	0.49mi

Listing history 5 events

1. 2026-06-15
   statusdays on market $170,000 Pending 6 DOM
2. 2026-06-13
   days on market $170,000 Active 5 DOM
3. 2026-06-13
   days on market $170,000 Active 4 DOM
4. 2026-06-09
   remarks 687-char remark
5. 2026-06-09
   listed $170,000 Active 1 DOM

ⓘ 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: $1,575 · $131/mo
• Projected year-2 tax: $1,575 · $131/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,462
• − Mortgage interest: −$9,523
• − Property taxes: −$1,575
• − Insurance: −$1,648
• − Repairs & maintenance: −$1,237
• − Management: −$1,237
• − Depreciation: −$4,945
• Taxable loss: −$4,703
• Est. tax savings @ 24.0%: +$1,129
• After-tax cash flow: $-577/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: Noble
• NCES district ID: 4021630
• Math proficiency: 23% ▼ -8.00%
• Reading proficiency: 25% ▼ -7.00%
• Median HH income: $50,812
• Composite: 21.31/100
• National rank: #8384
• State rank: #108 of 270 in OK

Livability — Slaughterville

• Score: 63/100
• State rank: #228
• US rank: #15883

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Slaughterville, OK
• County: Cleveland County · 239,547 people
• City population: 12,003
• Metro: Oklahoma City, OK
• Population (ZIP): 12,258
• Household income: $73,821
• Rent vs Own: 24.8% rent · 75.2% own
• Severe rent burden: 301.0

Population outlook (Cleveland County) Hauer SSP2

• Today (2025): 323,621 people
• By 2030: 349,070 · +7.9%
• By 2040: 400,168 · +23.7%
• By 2050: 454,101 · +40.3%
• By 2075: 602,926 · +86.3%
• By 2100: 734,485 · +127.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 8% Hispanic / Latino 5% Native American 5% Black 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Cleveland

• 2024 margin: R (+14.9) · D 41.4% · R 56.4% · Other 2.2%
• 2008→2024 swing: +9.1pp toward D · 2008: -24.0pp · 2024: -14.9pp
• All cycles: 2024: R+14.9 2020: R+14.1 2016: R+21.7 2012: R+25.9 2008: R+24.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -13.99%
• Current HPI: 278.428
• Rent YoY: —
• Metro: Oklahoma City, OK
• 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

+729.3% since first listed

22 events — show timeline

• 2026-06-08 Listed $170,000 MLSOK
• 2021-06-09 Sold (Public Records) $145,000 Public Records
• 2021-06-03 Sold (MLS) $145,000 MLSOK
• 2021-03-31 Pending — MLSOK
• 2021-03-24 Listed $135,000 MLSOK
• 2021-03-18 Sold (MLS) $135,000 MLSOK
• 2021-02-15 Pending — MLSOK
• 2021-02-07 Listed $135,000 MLSOK
• 2020-12-23 Sold (MLS) $120,000 MLSOK
• 2020-12-12 Pending — MLSOK
• 2020-12-08 Price Changed $126,500 MLSOK
• 2020-11-25 Relisted — MLSOK
• 2020-11-20 Pending — MLSOK
• 2020-11-18 Relisted — MLSOK
• 2020-11-15 Pending — MLSOK
• 2020-11-13 Listed $130,000 MLSOK
• 2017-04-07 Sold (MLS) $47,000 MLSOK
• 2017-02-15 Pending — MLSOK
• 2017-01-25 Listed $49,900 MLSOK
• 2017-01-19 Listing Removed — MLSOK
• 2016-10-13 Listed $49,900 MLSOK
• 1998-07-24 Sold (Public Records) $20,500 Public Records

Property tax history

+21.9%/yr

Latest (2024): $1,575 · +4.9% YoY. Source: county tax records.