503 Godfrey · Colbert, OK 74733

$105,000

3 bd · 2.0 ba · 1,400 sqft · Manufactured public records · 58 Days on market

Built 2004 0.30 ac lot ↓ 17% 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 +23.3/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Appreciation +3.6/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks

Welcome to this charming 3 bedroom, 2 bathroom home in the heart of Colbert, Oklahoma! Nestled on a spacious lot with mature trees, this property offers a peaceful, country feel while still being conveniently located. Inside, you'll find a functional layout with a roomy kitchen, ample cabinet space, and updated flooring that adds a modern touch. The home features comfortable living areas, natural light throughout, and plenty of space to make it your own. Step outside to enjoy the large yard-perfect for relaxing, entertaining, or pets. Whether you're a first-time buyer or looking for an investment opportunity, this property has great potential and value.

Key facts

• Roomy kitchen
• Natural light
• Spacious lot

Tags

• SPACIOUS LOT
• FUNCTIONAL LAYOUT
• ROOMY KITCHEN
• AMPLE CABINET SPACE
• UPDATED FLOORING
• NATURAL LIGHT

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Electricity available; Public water; Public sewer
• Home design: Double wide manufactured home; 1 story; Faces north; Crawlspace foundation
• Construction: Wood siding; Asphalt/fiberglass roof
• Exterior features: Chain link fencing; Corner lot

Interior

• Kitchen: Dishwasher; Oven; Range
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fan(s); Laminate counters; Aluminum window frames; Electric range connection
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $105k.

Deal economics

• At list price, monthly cash flow is $193 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#555 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: employment D+, schools D, amenities F.
• Colbert (rural): math 25% / reading 22% proficiency, ranked #142 of 270 in OK (top 53%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 35 active listings in the ZIP; 176 units permitted in Bryan County in 2024 (80 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.9%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Bryan County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% 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 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?
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: 1.11% ✓
• Cap rate: 8.49%
• Cash-on-cash: 7.86%
• DSCR: 1.35
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.85% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.7%
• Equity multiple: 0.86×
• Total profit: $-4,084
• Equity at exit: $16,343

10-year hold

• IRR: 5.8%
• Equity multiple: 1.44×
• Total profit: $12,862
• Equity at exit: $10,264

Cash invested: $29,400 (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 74733

• Home prices YoY: -0.7%
• Active inventory: 35
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,162 medium
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $193

Break-even live

Break-even rent $919

Max offer price $105,000

Occupancy floor 78%

Sensitivity live

Price	-10% $265	-5% $229	+0% $193	+5% $156	+10% $120
Rent	-10% $101	-5% $147	+0% $193	+5% $239	+10% $284
Rate	-1.0pp $245	-0.5pp $219	base $193	+0.5pp $165	+1.0pp $138

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $105,000 Active 58 DOM
2. 2026-06-18
   days on market $105,000 Active 57 DOM
3. 2026-06-17
   days on market $105,000 Active 56 DOM
4. 2026-06-16
   days on market $105,000 Active 55 DOM
5. 2026-06-15
   days on market $105,000 Active 54 DOM
6. 2026-06-14
   days on market $105,000 Active 52 DOM
7. 2026-06-13
   days on market $105,000 Active 51 DOM
8. 2026-06-10
   days on market $105,000 Active 49 DOM
9. 2026-06-09
   days on market $105,000 Active 48 DOM
10. 2026-06-08
    days on market $105,000 Active 47 DOM
11. 2026-06-07
    days on market $105,000 Active 46 DOM
12. 2026-06-03
    days on market $105,000 Active 42 DOM
13. 2026-06-02
    days on market $105,000 Active 41 DOM
14. 2026-06-01
    days on market $105,000 Active 40 DOM
15. 2026-05-31
    days on market $105,000 Active 39 DOM
16. 2026-05-30
    days on market $105,000 Active 38 DOM
17. 2026-04-21
    listed $125,000 Active
18. 2025-06-17
    soldstatus $150,000

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,948
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$1,116
• − Management: −$1,116
• − Depreciation: −$3,055
• Taxable income: $680
• Est. tax owed @ 24.0%: −$163
• After-tax cash flow: $2,148/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: Colbert
• NCES district ID: 4008220
• Math proficiency: 25% ▼ -9.00%
• Reading proficiency: 22% ▼ -16.00%
• Median HH income: $36,359
• Composite: 19.53/100
• National rank: #8766
• State rank: #142 of 270 in OK

Livability — Colbert

• Score: 55/100
• State rank: #555
• US rank: #23465

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Colbert, OK
• Population (ZIP): 3,212

Population outlook (Bryan County) Hauer SSP2

• Today (2025): 50,265 people
• By 2030: 52,866 · +5.2%
• By 2040: 58,018 · +15.4%
• By 2050: 63,073 · +25.5%
• By 2075: 74,439 · +48.1%
• By 2100: 81,743 · +62.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Native American 9% Hispanic / Latino 7% Two or more races 6% Black 6%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 1% Iranian 1% Serbian 1%
• Foreign-born: 7% · Canada
• Languages at home: 94% English-only · Spanish 6%

Political lean MEDSL · Bryan

• 2024 margin: Solid R (+58.5) · D 20.0% · R 78.6% · Other 1.4%
• 2008→2024 swing: -23.0pp toward R · 2008: -35.5pp · 2024: -58.5pp
• All cycles: 2024: R+58.5 2020: R+56.5 2016: R+55.6 2012: R+44.5 2008: R+35.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.85%
• Current HPI: 394.2086
• 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

-16.7% since first listed

2 events — show timeline

• 2026-04-21 Listed $125,000 MLS Technology, Inc.
• 2025-06-17 Sold (Public Records) $150,000 Public Records

Property tax history

-6.3%/yr

Latest (2025): $67 · +4.7% YoY. Source: county tax records.