703 State Hwy 17 · Rush Springs, OK 73082

$64,950

4 bd · 2.0 ba · 2,000 sqft · Manufactured public records · 14 Days on market

Built 2013 4.30 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.8/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks

Roll up your sleeves and unlock the potential of this 4-bedroom, 2-bathroom home situated on 4.3 sprawling acres at 703 State Highway 17. Offering 1,960 square feet of space, this property is an incredible canvas for a savvy investor or handy buyer. Sold "as-is, where-is, " it’s priced to reflect the opportunity to renovate and customize. Perfect for those looking to build equity or create a peaceful rural homestead.

Key facts

• 4.3 acre lot
• Built 2013
• Listed 14 days

Property features AI

Exterior

• Parking: No garage; RV access/parking
• Security: Smoke detector(s)
• Utilities: Private well water; Septic tank
• Home design: Manufactured home; One level
• Construction: Frame construction
• Exterior features: Wire fencing; Composition roof; Dirt road access; Private maintained road; County and private road frontage; unimproved

Interior

• Kitchen: Cooktop; Dishwasher; Electric water heater
• Flooring: Other
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Breakfast bar; Walk-in closet(s); Double pane windows; No fireplace
• Laundry & utility: Washer hookup; Crawl space

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $629 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).

Location & tenants

• Location reads 63/100 on livability (#224 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Rush Springs (rural): math 14% / reading 25% proficiency, ranked #181 of 270 in OK (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 34 active listings in the ZIP; 224 units permitted in Grady County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($450 loan paydown + $6k appreciation (9.6% local appreciation)).
• Grady County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (9.6% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $64,950

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. 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.
4. 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.
5. 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: 2.10% ✓
• Cap rate: 17.91%
• Cash-on-cash: 41.51%
• DSCR: 2.85
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.59% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 55.9%
• Equity multiple: 5.05×
• Total profit: $73,617
• Equity at exit: $56,555

10-year hold

• IRR: 49.8%
• Equity multiple: 11.17×
• Total profit: $184,873
• Equity at exit: $119,938

Cash invested: $18,186 (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 73082

• Home prices YoY: 3.0%
• Active inventory: 34
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,364 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $974/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $629

Break-even live

Break-even rent $568

Max offer price $64,950

Occupancy floor 49%

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: $16,238
• Closing costs: $1,948
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-09
   statusdays on market $64,950 Pending 14 DOM
2. 2026-06-08
   days on market $64,950 Active 13 DOM
3. 2026-06-08
   days on market $64,950 Active 12 DOM
4. 2026-06-05
   days on market $64,950 Active 10 DOM
5. 2026-06-04
   days on market $64,950 Active 8 DOM
6. 2026-06-02
   days on market $64,950 Active 7 DOM
7. 2026-06-01
   days on market $64,950 Active 6 DOM
8. 2026-05-31
   days on market $64,950 Active 5 DOM
9. 2026-05-26
   listed $64,950 Active

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% 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: $16,373
• − Mortgage interest: −$3,638
• − Property taxes: −$974
• − Insurance: −$325
• − Repairs & maintenance: −$1,310
• − Management: −$1,310
• − Depreciation: −$1,889
• Taxable income: $6,926
• Est. tax owed @ 24.0%: −$1,662
• After-tax cash flow: $5,886/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: Rush Springs
• NCES district ID: 4026550
• Math proficiency: 14% ▼ -16.00%
• Reading proficiency: 25% ▼ -10.00%
• Median HH income: $37,999
• Composite: 16.31/100
• National rank: #9211
• State rank: #181 of 270 in OK

Livability — Rush Springs

• Score: 63/100
• State rank: #224
• US rank: #15766

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,836

Population outlook (Grady County) Hauer SSP2

• Today (2025): 59,962 people
• By 2030: 62,513 · +4.3%
• By 2040: 67,338 · +12.3%
• By 2050: 71,719 · +19.6%
• By 2075: 82,684 · +37.9%
• By 2100: 89,387 · +49.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 7% Hispanic / Latino 4% Native American 2% Black 1%
• Common ancestry: Lithuanian 3% Slovak 2% Scottish 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Grady

• 2024 margin: Solid R (+62.7) · D 17.9% · R 80.6% · Other 1.5%
• 2008→2024 swing: -16.0pp toward R · 2008: -46.7pp · 2024: -62.7pp
• All cycles: 2024: R+62.7 2020: R+62.3 2016: R+60.3 2012: R+51.2 2008: R+46.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.59%
• Current HPI: 331.627
• 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

1 event — show timeline

• 2026-05-26 Listed $64,950 LBRMLS