201 W B. St · Allen, OK 74825

$72,000

4 bd · 2.5 ba · 2,128 sqft · Manufactured · 13 Days on market

Built 2000 Fair condition 0.48 ac lot ↓ 31% 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
• ARV discount +7.5/15.0
• Appreciation +7.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.4/10.0

Listing remarks

SITTING IN THE SUNSHINE ON A SPACIOUS CORNER LOT WITH TALL MATURE TREES & PLENTY OF SPACE FOR PARKING COMES THIS EXPANSIVE LAYOUT WITH A GREAT ADDITIONAL BUILDING! LOTS OF POSSIBILITIES FOR A GROWING FAMILY WITH 4 BEDROOMS AND 2.5 BATHROOMS AND LOTS OF SPACE FOR THE KIDDOS, PETS, & WFM. YOU WILL FIND PAVED ROADS ALL THE WAY TO THE PROPERTY AND A LOWER TRAFFIC NEIGHBORHOOD. TAKE A TOUR TODAY & DISCOVER ALL THE GREAT OPPORTUNITIES THIS PROPERTY HAS TO OFFER. LET YOUR IMAGINATION SOAR AND MAKE IT YOURS!

Key facts

• Paved roads
• Expansive layout
• Spacious corner lot

Tags

• SPACIOUS CORNER LOT
• TALL MATURE TREES
• EXPANSIVE LAYOUT
• ADDITIONAL BUILDING
• PAVED ROADS
• LOWER TRAFFIC NEIGHBORHOOD

Property features AI

Exterior

• Parking: Detached garage; Carport
• Security: No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Manufactured double-wide home; Single-story; Faces north; Tie-down foundation
• Construction: Vinyl siding; Asphalt/fiberglass roof
• Exterior features: Front porch; Partial fencing; Corner lot

Interior

• Kitchen: Double oven; Oven; Range / Stove; Dishwasher
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Gas heating; Window unit cooling
• Interior features: Vaulted ceilings; Ceiling fan(s); Laminate counters; Aluminum window frames; Electric oven connection
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath manufactured listed at $72k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $559 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).

Location & tenants

• Location reads 60/100 on livability (#339 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: schools F, amenities F, commute F.
• Allen (rural): math 17% / reading 15% proficiency, ranked #208 of 270 in OK (top 77%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 25 active listings in the ZIP; 2 units permitted in Pontotoc County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($498 loan paydown + $3k appreciation (4.5% local appreciation)).
• Pontotoc County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (4.5% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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: 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 $72,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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.
5. 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.
6. 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: 1.86% ✓
• Cap rate: 15.61%
• Cash-on-cash: 33.26%
• DSCR: 2.48
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.55% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 41.5%
• Equity multiple: 3.50×
• Total profit: $50,386
• Equity at exit: $38,865

10-year hold

• IRR: 39.9%
• Equity multiple: 7.08×
• Total profit: $122,505
• Equity at exit: $65,527

Cash invested: $20,160 (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 74825

• Home prices YoY: 1.7%
• Active inventory: 25
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,337 medium
• Mortgage (P&I): −$378
• Tax est. 1.5%: −$90 /mo · $1,080/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $559

Break-even live

Break-even rent $630

Max offer price $72,000

Occupancy floor 53%

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-19
   days on market $72,000 Active 13 DOM
2. 2026-06-18
   days on market $72,000 Active 12 DOM
3. 2026-06-17
   days on market $72,000 Active 11 DOM
4. 2026-06-16
   days on market $72,000 Active 10 DOM
5. 2026-06-15
   days on market $72,000 Active 9 DOM
6. 2026-06-14
   days on market $72,000 Active 7 DOM
7. 2026-06-12
   days on market $72,000 Active 6 DOM
8. 2026-06-09
   days on market $72,000 Active 3 DOM
9. 2026-06-08
   days on market $72,000 Active 2 DOM
10. 2026-06-07
    remarks 510-char remark
11. 2026-06-07
    listed $72,000 Active 1 DOM

ⓘ 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 ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $16,046
• − Mortgage interest: −$4,033
• − Property taxes: −$1,080
• − Insurance: −$360
• − Repairs & maintenance: −$1,284
• − Management: −$1,284
• − Depreciation: −$2,095
• Taxable income: $5,911
• Est. tax owed @ 24.0%: −$1,419
• After-tax cash flow: $5,287/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This mobile home requires moderate repairs and updates to its kitchen and bathrooms, as well as some maintenance on the exterior and interior. Upgrading these areas will significantly increase its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — outdated and in need of replacement
• Moderate kitchen countertops — dated and in need of replacement
• Moderate kitchen appliances — outdated and in need of replacement
• Moderate bathroom fixtures — dated and in need of replacement
• Moderate bathroom cabinetry — dated and in need of replacement

Value-add opportunities

• Resale update kitchen cabinets, countertops, and appliances — modernizing the kitchen will attract more buyers
• Resale update bathroom fixtures and cabinetry — modernizing the bathrooms will attract more buyers
• Both paint interior walls — improving the interior walls will enhance the home's curb appeal
• Both replace carpeted flooring — replacing the carpeted flooring with hardwood or tile will improve the home's curb appeal and increase its rental value
• Both repair siding — repairing the siding will improve the home's curb appeal and increase its rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · outdated and in need of replacement	Moderate	$3,000–15,000
kitchen countertops · dated and in need of replacement	Moderate	$3,000–15,000
kitchen appliances · outdated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · dated and in need of replacement	Moderate	$3,000–15,000
bathroom cabinetry · dated and in need of replacement	Moderate	$3,000–15,000
Total estimated repair cost · 5 items		$15,000–75,000

Value-add ROI direction

• Resale update kitchen cabinets, countertops, and appliances — modernizing the kitchen will attract more buyers ↑
• Resale update bathroom fixtures and cabinetry — modernizing the bathrooms will attract more buyers ↑
• Both paint interior walls — improving the interior walls will enhance the home's curb appeal ↑
• Both replace carpeted flooring — replacing the carpeted flooring with hardwood or tile will improve the home's curb appeal and increase its rental value ↑
• Both repair siding — repairing the siding will improve the home's curb appeal and increase its rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Allen
• NCES district ID: 4002760
• Math proficiency: 17% ▲ 1.00%
• Reading proficiency: 15% ▼ -7.00%
• Median HH income: $44,024
• Composite: 14.04/100
• National rank: #9471
• State rank: #208 of 270 in OK

Livability — Allen

• Score: 60/100
• State rank: #339
• US rank: #18704

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Allen, OK
• Population (ZIP): 1,763

Population outlook (Pontotoc County) Hauer SSP2

• Today (2025): 39,521 people
• By 2030: 40,140 · +1.6%
• By 2040: 41,242 · +4.4%
• By 2050: 42,293 · +7.0%
• By 2075: 44,678 · +13.0%
• By 2100: 46,015 · +16.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Native American 16% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Slovak 2% Lithuanian 2% Scottish 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 2%

Political lean MEDSL · Pontotoc

• 2024 margin: Solid R (+46.6) · D 25.7% · R 72.3% · Other 2.1%
• 2008→2024 swing: -9.9pp toward R · 2008: -36.7pp · 2024: -46.6pp
• All cycles: 2024: R+46.6 2020: R+43.7 2016: R+45.8 2012: R+38.8 2008: R+36.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.55%
• Current HPI: 270.3801
• 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

-31.4% since first listed

9 events — show timeline

• 2026-06-06 Listed $72,000 MLS Technology, Inc.
• 2025-12-31 Listing Removed — MLS Technology, Inc.
• 2025-12-01 Price Changed $76,000 MLS Technology, Inc.
• 2025-06-25 Listed $78,900 MLS Technology, Inc.
• 2025-06-14 Listing Removed — MLS Technology, Inc.
• 2025-04-21 Price Changed $79,900 MLS Technology, Inc.
• 2025-04-12 Relisted — MLS Technology, Inc.
• 2025-03-27 Pending — MLS Technology, Inc.
• 2024-12-14 Listed $104,900 MLS Technology, Inc.