28383 S 568 Rd · Caney Ridge, OK 74471

$25,000

2 bd · 2.0 ba · 1,056 sqft · Manufactured public records · 121 Days on market

Built 1960 0.46 ac lot ↓ 29% 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 +10.0/10.0
• ARV discount +7.5/15.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This Lake Tenkiller lot is a blank canvas with no restrictions, ready for your custom vision. The home on the property is ready to be rebuilt, offering a prime opportunity to create your dream lake retreat. Enjoy the freedom to design and build in this serene and scenic location.

Key facts

• Lake tenkiller lot
• Rebuild opportunity
• Dream lake retreat

Tags

• LAKE TENKILLER LOT
• REBUILD OPPORTUNITY
• DREAM LAKE RETREAT

Property features AI

Exterior

• Parking: Dirt driveway
• Security: No safety shelter
• Utilities: Electricity available; Water available (rural); Septic tank
• Home design: Single-wide mobile home; 1 story; Faces south; Crawlspace foundation
• Construction: Aluminum siding; Metal roof; Built per public records
• Exterior features: Dirt driveway; Shed(s); Corner lot; Mature trees; Beach access to Tenkiller Lake; Boat ramp/lift access to Tenkiller Lake

Interior

• Kitchen: Built-in range
• Bedrooms: Bedroom details not provided
• Flooring: Wood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Space heater; Window cooling unit(s)
• Interior features: Aluminum window frames; No additional interior features listed
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $25k.

Deal economics

• At list price, monthly cash flow is $575 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($946 rent vs $25k).
• Recommended offer: $22k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Tenkiller (rural): math 30% / reading 30% proficiency, ranked #268 of 513 in OK (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 10 active listings in the ZIP; 48 units permitted in Cherokee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($173 loan paydown + $2k appreciation (10.0% local appreciation)).
• Cherokee County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($22k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 22y 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: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $22,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 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 1960 — 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: 3.78% ✓
• Cap rate: 33.88%
• Cash-on-cash: 98.53%
• DSCR: 5.38
• GRM: 2.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.18×
• Total profit: $50,236
• Equity at exit: $22,522

10-year hold

• IRR: —
• Equity multiple: 18.03×
• Total profit: $119,178
• Equity at exit: $48,570

Cash invested: $7,000 (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 74471

• Home prices YoY: 4.1%
• Active inventory: 10
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $946 medium
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $375/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $575

Break-even live

Break-even rent $219

Max offer price $25,000

Occupancy floor 34%

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $25,000 Active 121 DOM
2. 2026-06-17
   days on market $25,000 Active 120 DOM
3. 2026-06-16
   days on market $25,000 Active 119 DOM
4. 2026-06-15
   days on market $25,000 Active 118 DOM
5. 2026-06-13
   days on market $25,000 Active 116 DOM
6. 2026-06-12
   days on market $25,000 Active 115 DOM
7. 2026-06-09
   days on market $25,000 Active 112 DOM
8. 2026-06-08
   days on market $25,000 Active 111 DOM
9. 2026-06-08
   days on market $25,000 Active 110 DOM
10. 2026-06-07
    days on market $25,000 Active 109 DOM
11. 2026-06-04
    days on market $25,000 Active 106 DOM
12. 2026-06-02
    days on market $25,000 Active 105 DOM
13. 2026-06-01
    days on market $25,000 Active 104 DOM
14. 2026-05-31
    days on market $25,000 Active 103 DOM
15. 2026-02-17
    listed $25,000 Active
16. 2026-02-17
    historical
17. 2025-08-23
    historical
18. 2025-08-22
    listed $35,000 Active
19. 2025-02-21
    listed $35,000 Active
20. 2025-02-21
    historical
21. 2024-10-29
    status Active
22. 2024-10-03
    status Pending
23. 2024-07-24
    listed $35,000 Active
24. 2004-07-21
    historical
25. 2004-01-21
    listed $35,000

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $11,355
• − Mortgage interest: −$1,400
• − Property taxes: −$375
• − Insurance: −$125
• − Repairs & maintenance: −$908
• − Management: −$908
• − Depreciation: −$727
• Taxable income: $6,910
• Est. tax owed @ 24.0%: −$1,658
• After-tax cash flow: $5,238/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: Tenkiller
• NCES district ID: 4029670
• Math proficiency: 30% ▲ 5.00%
• Reading proficiency: 30% ▲ 5.00%
• Median HH income: $36,042
• Composite: 27.71/100
• National rank: #12314
• State rank: #268 of 513 in OK

Livability — Caney Ridge

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Caney Ridge, OK
• Population (ZIP): 1,499

Population outlook (Cherokee County) Hauer SSP2

• Today (2025): 51,747 people
• By 2030: 53,481 · +3.4%
• By 2040: 56,503 · +9.2%
• By 2050: 59,370 · +14.7%
• By 2075: 67,178 · +29.8%
• By 2100: 70,900 · +37.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.74)
• Race & ethnicity: White 51% Native American 30% Two or more races 16% Hispanic / Latino 3% Asian 1% Black 1%
• Common ancestry: Slovak 1% Iranian 1% Serbian 1%
• Foreign-born: 1%
• Languages at home: 92% English-only · Spanish 3% Tagalog/Filipino 1% Other Asian/Pacific 1%

Political lean MEDSL · Cherokee

• 2024 margin: Solid R (+32.6) · D 32.7% · R 65.3% · Other 2.0%
• 2008→2024 swing: -20.4pp toward R · 2008: -12.2pp · 2024: -32.6pp
• All cycles: 2024: R+32.6 2020: R+29.3 2016: R+27.5 2012: R+14.1 2008: R+12.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 12.54%
• Current HPI: 318.6079
• 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

-28.6% since first listed

11 events — show timeline

• 2026-02-17 Listing Removed — MLS Technology, Inc.
• 2026-02-17 Listed $25,000 MLS Technology, Inc.
• 2025-08-23 Listing Removed — MLS Technology, Inc.
• 2025-08-22 Listed $35,000 MLS Technology, Inc.
• 2025-02-21 Listing Removed — MLS Technology, Inc.
• 2025-02-21 Listed $35,000 MLS Technology, Inc.
• 2024-10-29 Relisted — MLS Technology, Inc.
• 2024-10-03 Pending — MLS Technology, Inc.
• 2024-07-24 Listed $35,000 MLS Technology, Inc.
• 2004-07-21 Listing Removed — MLS Technology, Inc.
• 2004-01-21 Listed $35,000 MLS Technology, Inc.

Property tax history

+2.0%/yr

Latest (2025): $42 · -33.3% YoY. Source: county tax records.