36520 E 124 Rd · Seminole, OK 74884

$75,000

3 bd · 2.0 ba · 1,440 sqft · SingleFamily · 283 Days on market

Built 2013 0.52 ac lot Est $58k · 30% over ↓ 5% since listing

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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 +8.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• ARV discount +0.0/15.0

Listing remarks

Country living with a Lake View! This 2013 Clayton 18x80 mobile home offers 3 bedrooms, 2 baths, and an inviting open floor plan. Sitting on a half-acre, the property features a private water well, total electric utilities, and gorgeous views of Del Marr Lake. Imagine relaxing on your porch with peaceful water views, or spending the day fishing just steps away. A perfect blend of comfort and country charm!

Key facts

• Fishing steps away
• Lake view
• Private water well

Tags

• LAKE VIEW
• PRIVATE WATER WELL
• TOTAL ELECTRIC UTILITIES
• FISHING STEPS AWAY

Property features AI

Finance

• Other: Homestead: yes
• Financial info: Cash offers only; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Utilities: Electricity available; Private well available
• Home design: Single family residence; Mobile construction; One story; Entry condition: Move to site
• Construction: Composition roof; Conventional foundation; Built as a mobile home
• Exterior features: Lake access / waterfront; Water view; Rural setting; Wooded lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Window cooling units
• Interior features: Ceiling fan(s); No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $429 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.2% vs local median 4.8% in Seminole — 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 (#222 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: crime D+, amenities F, commute F.
• Butner (rural): math 10% / reading 20% proficiency, ranked #475 of 513 in OK (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Butner Es (math 12% / reading 17%, grade F, #604 of 845 statewide, top 76%, 141 students, 0% FRL); Butner Hs (math 10% / reading 10%, grade F, #361 of 447 statewide, top 94%, 60 students, 0% FRL) — zoned schools average 0% FRL vs 68% district-wide (68 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 29 active listings in the ZIP; 93 units permitted in Seminole County in 2024 (43 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($519 loan paydown + $5k appreciation (6.5% local appreciation)).
• At projected returns (6.5% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 283 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Risks & watch-outs

• Climate carrying-cost: severe 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 $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 283 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. Crime grade is D 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?
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: 1.60% ✓
• Cap rate: 13.15%
• Cash-on-cash: 24.50%
• DSCR: 2.09
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $57,600
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12404 Jane Dr	0.23mi	2/2.0 (-1)	1,312 (-9%)	23mo	$52,000	$40	50

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

Projected returns pro-forma

6.46% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 36.8%
• Equity multiple: 3.43×
• Total profit: $51,028
• Equity at exit: $49,323

10-year hold

• IRR: 33.9%
• Equity multiple: 7.11×
• Total profit: $128,263
• Equity at exit: $91,384

Cash invested: $21,000 (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 74884

• Home prices YoY: 2.7%
• Active inventory: 29
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,199 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $429

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 59%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $75,000 Active 283 DOM
2. 2026-06-17
   days on market $75,000 Active 282 DOM
3. 2026-06-16
   days on market $75,000 Active 281 DOM
4. 2026-06-15
   days on market $75,000 Active 280 DOM
5. 2026-06-13
   days on market $75,000 Active 278 DOM
6. 2026-06-12
   days on market $75,000 Active 277 DOM
7. 2026-06-09
   days on market $75,000 Active 274 DOM
8. 2026-06-08
   days on market $75,000 Active 273 DOM
9. 2026-06-08
   days on market $75,000 Active 272 DOM
10. 2026-06-05
    days on market $75,000 Active 270 DOM
11. 2026-06-04
    days on market $75,000 Active 268 DOM
12. 2026-06-02
    days on market $75,000 Active 267 DOM
13. 2026-06-01
    days on market $75,000 Active 266 DOM
14. 2026-05-31
    days on market $75,000 Active 265 DOM
15. 2025-09-08
    listed $75,000 Active
16. 2025-07-10
    historical
17. 2024-08-03
    status Active
18. 2024-08-02
    historical
19. 2024-07-10
    listed $79,000 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 8/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $14,387
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,151
• − Management: −$1,151
• − Depreciation: −$2,182
• Taxable income: $4,202
• Est. tax owed @ 24.0%: −$1,008
• After-tax cash flow: $4,137/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: Butner
• NCES district ID: 4006000
• Math proficiency: 10% ▲ 4.00%
• Reading proficiency: 20% ▲ 5.00%
• Median HH income: $37,261
• Composite: 15.98/100
• National rank: #14305
• State rank: #475 of 513 in OK

Livability — Seminole

• Score: 63/100
• State rank: #222
• US rank: #15706

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,558

Population outlook (Seminole County) Hauer SSP2

• Today (2025): 25,628 people
• By 2030: 25,617 · +-0.0%
• By 2040: 25,619 · +-0.0%
• By 2050: 25,726 · +0.4%
• By 2075: 26,261 · +2.5%
• By 2100: 25,844 · +0.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 55% Native American 20% Two or more races 13% Black 8% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Seminole

• 2024 margin: Solid R (+49.7) · D 24.2% · R 74.0% · Other 1.8%
• 2008→2024 swing: -19.1pp toward R · 2008: -30.6pp · 2024: -49.7pp
• All cycles: 2024: R+49.7 2020: R+46.3 2016: R+44.1 2012: R+30.3 2008: R+30.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.46%
• Current HPI: 245.5435
• 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

-5.1% since first listed

5 events — show timeline

• 2025-09-08 Listed $75,000 MLSOK
• 2025-07-10 Listing Removed — MLSOK
• 2024-08-03 Relisted — MLSOK
• 2024-08-02 Listing Removed — MLSOK
• 2024-07-10 Listed $79,000 MLSOK