409 W Francis St · Wetumka, OK 74883

$86,000

3 bd · 2.0 ba · 1,232 sqft · Manufactured public records · 31 Days on market

Built 2000 7,000 sqft lot ↓ 28% 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 +26.4/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Appreciation +5.0/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks

Welcome to this well-maintained 3-bedroom, 2-bath mobile home, perfectly situated on a spacious corner lot of approximately 0.3 acres. Inside, you’ll find an open-concept kitchen and living area that creates a warm, inviting space ideal for everyday living and entertaining. All appliances convey, making this home truly move-in ready. Enjoy outdoor living with a charming front porch for relaxing evenings and also a back porch—perfect for morning coffee or weekend grilling. Additional features include a covered carport, a detached storage shed, and an impressive 30’ x 40’ metal shop with concrete floors and electricity, ideal for a workshop, home business, or extra sto

Key facts

• Open-concept kitchen
• Covered carport
• Front porch

Tags

• CORNER LOT
• OPEN-CONCEPT KITCHEN
• FRONT PORCH
• BACK PORCH
• COVERED CARPORT
• DETACHED STORAGE SHED

Property features AI

Finance

• Other: Homestead exempt; Located in Wetumka OT legal addition
• Financial info: Loan qualification allowed; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Home design: Single family residence; Residential property; One-story; Existing property; Conventional foundation
• Construction: Mobile construction; Metal roof
• Exterior features: Outbuildings; Storage; Workshop; Corner lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: One living area; No fireplace; Model home

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $86k.

Deal economics

• At list price, monthly cash flow is $226 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $86k).
• Recommended offer: $83k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 52/100 on livability (#641 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Wetumka (rural): math 17% / reading 23% proficiency, ranked #422 of 513 in OK (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Wetumka Es (math 8% / reading 12%, grade F, #711 of 845 statewide, top 87%, 278 students, 0% FRL); Wetumka Hs (math 10% / reading 10%, grade F, #361 of 447 statewide, top 94%, 125 students, 0% FRL) — zoned schools average 0% FRL vs 72% district-wide (72 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 23 active listings in the ZIP; 7 units permitted in Hughes County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($595 loan paydown + $3k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($83k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $83,420 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 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?
4. Crime grade is F 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?
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: 1.21% ✓
• Cap rate: 9.44%
• Cash-on-cash: 11.25%
• DSCR: 1.50
• GRM: 6.9

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: 18.0%
• Equity multiple: 2.03×
• Total profit: $24,751
• Equity at exit: $38,669

10-year hold

• IRR: 19.4%
• Equity multiple: 3.82×
• Total profit: $67,999
• Equity at exit: $59,594

Cash invested: $24,080 (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 74883

• Active inventory: 23
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,038 medium
• Mortgage (P&I): −$451
• Tax est. 1.5%: −$108 /mo · $1,290/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $226

Break-even live

Break-even rent $752

Max offer price $86,000

Occupancy floor 73%

Sensitivity live

Price	-10% $285	-5% $255	+0% $226	+5% $196	+10% $166
Rent	-10% $144	-5% $185	+0% $226	+5% $267	+10% $308
Rate	-1.0pp $269	-0.5pp $248	base $226	+0.5pp $203	+1.0pp $181

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: $21,500
• Closing costs: $2,580
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-04-25
   listed $86,000 Active
2. 2026-04-21
   historical
3. 2026-02-27
   price $86,000
4. 2026-02-11
   price $91,500
5. 2026-01-21
   listed $99,000 Active
6. 2026-01-20
   historical
7. 2025-12-01
   price $99,000
8. 2025-10-31
   price $109,900
9. 2025-10-03
   listed $114,900 Active
10. 2025-10-02
    historical
11. 2025-09-09
    price $114,900
12. 2025-07-21
    listed $119,000 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 6/10 Major 7 d/yr ≥112°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,456
• − Mortgage interest: −$4,817
• − Property taxes: −$1,290
• − Insurance: −$430
• − Repairs & maintenance: −$996
• − Management: −$996
• − Depreciation: −$2,502
• Taxable income: $1,424
• Est. tax owed @ 24.0%: −$342
• After-tax cash flow: $2,367/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: Wetumka
• NCES district ID: 4032430
• Math proficiency: 17% ▼ -9.00%
• Reading proficiency: 23% ▼ -8.00%
• Median HH income: $33,039
• Composite: 19.53/100
• National rank: #13934
• State rank: #422 of 513 in OK

Livability — Wetumka

• Score: 52/100
• State rank: #641
• US rank: #24908

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wetumka, OK
• Population (ZIP): 2,339

Population outlook (Hughes County) Hauer SSP2

• Today (2025): 13,323 people
• By 2030: 13,172 · -1.1%
• By 2040: 13,060 · -2.0%
• By 2050: 13,130 · -1.4%
• By 2075: 13,932 · +4.6%
• By 2100: 14,649 · +10.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.78)
• Race & ethnicity: White 47% Native American 32% Two or more races 7% Hispanic / Latino 5% Black 1%
• Common ancestry: Italian 2% Lithuanian 1% Serbian 1%
• Foreign-born: 0% · Canada
• Languages at home: 89% English-only · Spanish 1%

Political lean MEDSL · Hughes

• 2024 margin: Solid R (+62.5) · D 17.8% · R 80.4% · Other 1.8%
• 2008→2024 swing: -33.1pp toward R · 2008: -29.4pp · 2024: -62.5pp
• All cycles: 2024: R+62.5 2020: R+60.9 2016: R+53.6 2012: R+34.9 2008: R+29.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-27.7% since first listed

12 events — show timeline

• 2026-04-25 Listed $86,000 MLSOK
• 2026-04-21 Listing Removed — MLSOK
• 2026-02-27 Price Changed $86,000 MLSOK
• 2026-02-11 Price Changed $91,500 MLSOK
• 2026-01-21 Listed $99,000 MLSOK
• 2026-01-20 Listing Removed — MLSOK
• 2025-12-01 Price Changed $99,000 MLSOK
• 2025-10-31 Price Changed $109,900 MLSOK
• 2025-10-03 Listed $114,900 MLSOK
• 2025-10-02 Listing Removed — MLSOK
• 2025-09-09 Price Changed $114,900 MLSOK
• 2025-07-21 Listed $119,000 MLSOK

Property tax history

-3.8%/yr

Latest (2025): $125 · +4.3% YoY. Source: county tax records.