310 Veeder · Mangum, OK 73554

$35,000

2 bd · 1.0 ba · 1,134 sqft · SingleFamily public records · 138 Days on market

Built 1940 Est $56k · 37% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

This home is in disrepair but not without potential, located in Mangum, Okla. which gives you the feel of country living, yet with modern convenieces.

Key facts

• Built 1940
• Listed 138 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $553 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($970 rent vs $35k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.
• Cap rate 25.2% vs local median 7.7% in Mangum — 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 65/100 on livability (#144 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools C-, amenities F, commute F.
• Mangum (town): math 27% / reading 28% proficiency, ranked #89 of 270 in OK (top 33%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 46 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-2.5%/yr); year-one equity from $242 of loan paydown is wiped out by about $859 of value loss. Plan a longer hold.
• Greer County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-2.5% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $8k; list at $35k implies a 338% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $30,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.77% ✓
• Cap rate: 25.24%
• Cash-on-cash: 67.68%
• DSCR: 4.01
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $55,566
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
413 W Taylor St	0.20mi	2/1.0	1,134 (0%)	10mo	$55,000	$49	82
412 N Kentucky Ave	0.25mi	2/1.0	1,224 (+8%)	6mo	$70,000	$57	70
315 W Filmore St	0.21mi	2/1.0	1,042 (-8%)	12mo	$75,000	$72	67
325 W Harrison St	0.31mi	2/1.0	1,064 (-6%)	16mo	$40,000	$38	62
235 W Polk St	0.32mi	2/2.0	1,249 (+10%)	5mo	$55,000	$44	60
403 S Oklahoma Ave	0.65mi	2/1.0	1,240 (+9%)	10mo	$14,000	$11	46
705 N Pennsylvania Ave	0.54mi	3/2.0 (+1)	1,280 (+13%)	2mo	$110,000	$86	43

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

Projected returns pro-forma

-2.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 67.5%
• Equity multiple: 4.10×
• Total profit: $30,331
• Equity at exit: $6,073

10-year hold

• IRR: 71.3%
• Equity multiple: 8.39×
• Total profit: $72,429
• Equity at exit: $4,514

Cash invested: $9,800 (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 73554

• Home prices YoY: -2.7%
• Active inventory: 46
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $970 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$15 /mo · $184/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $553

Break-even live

Break-even rent $270

Max offer price $35,000

Occupancy floor 38%

Sensitivity live

Price	-10% $573	-5% $563	+0% $553	+5% $543	+10% $533
Rent	-10% $476	-5% $514	+0% $553	+5% $591	+10% $629
Rate	-1.0pp $570	-0.5pp $562	base $553	+0.5pp $544	+1.0pp $534

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $35,000 Active 138 DOM
2. 2026-06-18
   days on market $35,000 Active 136 DOM
3. 2026-06-17
   days on market $35,000 Active 135 DOM
4. 2026-06-16
   days on market $35,000 Active 134 DOM
5. 2026-06-15
   days on market $35,000 Active 133 DOM
6. 2026-06-13
   days on market $35,000 Active 131 DOM
7. 2026-06-12
   days on market $35,000 Active 130 DOM
8. 2026-06-09
   days on market $35,000 Active 127 DOM
9. 2026-06-08
   days on market $35,000 Active 126 DOM
10. 2026-06-08
    days on market $35,000 Active 125 DOM
11. 2026-06-07
    days on market $35,000 Active 124 DOM
12. 2026-06-04
    days on market $35,000 Active 121 DOM
13. 2026-06-02
    days on market $35,000 Active 120 DOM
14. 2026-06-01
    days on market $35,000 Active 119 DOM
15. 2026-05-31
    days on market $35,000 Active 118 DOM
16. 2026-02-03
    price $35,000
17. 2026-02-02
    listed $30,000 Active
18. 1998-05-12
    soldstatus $8,000

ⓘ 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: $184 · $15/mo
• Projected year-2 tax: $315 · $26/mo
• Expected delta: +$131/yr (+$11/mo · 71.2%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $11,638
• − Mortgage interest: −$1,961
• − Property taxes: −$184
• − Insurance: −$175
• − Repairs & maintenance: −$931
• − Management: −$931
• − Depreciation: −$1,018
• Taxable income: $6,438
• Est. tax owed @ 24.0%: −$1,545
• After-tax cash flow: $5,087/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: Mangum
• NCES district ID: 4018780
• Math proficiency: 27% ▼ -18.00%
• Reading proficiency: 28% ▼ -15.00%
• Median HH income: $36,568
• Composite: 22.85/100
• National rank: #8012
• State rank: #89 of 270 in OK

Livability — Mangum

• Score: 65/100
• State rank: #144
• US rank: #13248

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mangum, OK
• Population (ZIP): 3,361

Population outlook (Greer County) Hauer SSP2

• Today (2025): 5,904 people
• By 2030: 5,869 · -0.6%
• By 2040: 5,790 · -1.9%
• By 2050: 5,712 · -3.3%
• By 2075: 5,196 · -12.0%
• By 2100: 4,326 · -26.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 15% Two or more races 8% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Iranian 2% Serbian 2% Slovak 1%
• Foreign-born: 1% · China, Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Greer

• 2024 margin: Solid R (+65.7) · D 16.6% · R 82.3% · Other 1.1%
• 2008→2024 swing: -19.3pp toward R · 2008: -46.5pp · 2024: -65.7pp
• All cycles: 2024: R+65.7 2020: R+64.7 2016: R+61.1 2012: R+46.7 2008: R+46.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.45%
• Current HPI: 88.9252
• 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

+337.5% since first listed

3 events — show timeline

• 2026-02-03 Price Changed $35,000 ForSaleByOwner.com
• 2026-02-02 Listed $30,000 ForSaleByOwner.com
• 1998-05-12 Sold (Public Records) $8,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $184 · +4.0% YoY. Source: county tax records.