408 W Taylor St · Mangum, OK 73554

$120,000

2 bd · 2.0 ba · 1,126 sqft · SingleFamily public records · 84 Days on market

Built 1950 5,759 sqft lot

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Why this score? — see what drove the D+ 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 +16.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• Appreciation +3.8/10.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

COMPLETELY RENOVATED & MOVE IN READY! This beautifully updated brick home offers 3 bedrooms and 2 full bathrooms with a fresh, modern feel throughout. The County Assessor shows 1,126 sq ft, but the home is believed to be closer to 1,200 sq ft. Every major component has been addressed, including all new electrical and plumbing, giving you peace of mind for years to come. Step inside to find new carpet, updated lighting with canned lights, and stylish finishes throughout. The kitchen has been fully renovated and features new cabinets, countertops, and appliances, including a refrigerator, gas stove, microwave, and dishwasher. A door off the kitchen leads directly to the back porch deck&

Key facts

• Fully renovated
• New cabinets
• New appliances

Tags

• FULLY RENOVATED
• UPDATED LIGHTING
• NEW CABINETS
• NEW COUNTERTOPS
• NEW APPLIANCES
• BACK PORCH DECK

Property features AI

Finance

• Other: No storm shelter; Located in Dodson addition
• Financial info: Loan qualification available; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Utilities: Manual geocode source
• Home design: Single family residence; One story; Residential property; Existing structure
• Construction: Brick construction; Composition roof (re-roofed 2021); Combination foundation
• Exterior features: Covered deck; Porch; Interior lot

Interior

• Kitchen: Free-stand gas range; Dishwasher; Disposal; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Zoned heating; Zoned cooling
• Interior features: Ceiling fans; Window treatments
• Laundry & utility: Washer and dryer included; Inside utility

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $63 ($757/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $97k (19.2% below list).
• Recommended offer: $97k (19.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#144 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, employment F.
• Mangum (town): math 27% / reading 28% proficiency, ranked #89 of 270 in OK (top 33%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Edison Es (math 47% / reading 32%, grade F, #107 of 845 statewide, top 14%, 239 students, 0% FRL); Mangum Hs (math 15% / reading 24%, grade F, #274 of 447 statewide, top 66%, 175 students, 0% FRL) — zoned schools average 0% FRL vs 56% district-wide (56 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 46 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-2.5%/yr); year-one equity from $830 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Greer County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 2 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

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,984 (19.2% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.81% ✗
• Cap rate: 6.92%
• Cash-on-cash: 2.25%
• DSCR: 1.10
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $55,174
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
413 W Taylor St	0.03mi	2/1.0	1,134 (+1%)	10mo	$55,000	$49	85
412 N Kentucky Ave	0.05mi	2/1.0	1,224 (+9%)	6mo	$70,000	$57	74
315 W Filmore St	0.04mi	2/1.0	1,042 (-8%)	12mo	$75,000	$72	72
235 W Polk St	0.14mi	2/2.0	1,249 (+11%)	5mo	$55,000	$44	71
325 W Harrison St	0.21mi	2/1.0	1,064 (-6%)	16mo	$40,000	$38	63
705 N Pennsylvania Ave	0.38mi	3/2.0 (+1)	1,280 (+14%)	2mo	$110,000	$86	53
507 E Cleveland St	0.73mi	3/2.0 (+1)	1,116 (-1%)	12mo	$149,250	$134	49
313 N Colorado Ave	0.67mi	2/1.0	1,054 (-6%)	8mo	$16,000	$15	48
403 S Oklahoma Ave	0.54mi	2/1.0	1,240 (+10%)	10mo	$14,000	$11	46

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

Projected returns pro-forma

-2.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.9%
• Equity multiple: 0.62×
• Total profit: $-12,739
• Equity at exit: $20,822

10-year hold

• IRR: -1.5%
• Equity multiple: 0.89×
• Total profit: $-3,779
• Equity at exit: $15,478

Cash invested: $33,600 (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 73554

• Home prices YoY: -2.7%
• Active inventory: 46
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $970 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$24 /mo · $286/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $63

Break-even live

Break-even rent $890

Max offer price $120,000

Occupancy floor 88%

Sensitivity live

Price	-10% $131	-5% $97	+0% $63	+5% $29	+10% $-5
Rent	-10% $-14	-5% $25	+0% $63	+5% $101	+10% $140
Rate	-1.0pp $123	-0.5pp $94	base $63	+0.5pp $32	+1.0pp $0

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $120,000 Active 84 DOM
2. 2026-06-18
   days on market $120,000 Active 82 DOM
3. 2026-06-17
   days on market $120,000 Active 81 DOM
4. 2026-06-16
   days on market $120,000 Active 80 DOM
5. 2026-06-15
   days on market $120,000 Active 79 DOM
6. 2026-06-13
   days on market $120,000 Active 77 DOM
7. 2026-06-12
   days on market $120,000 Active 76 DOM
8. 2026-06-09
   days on market $120,000 Active 73 DOM
9. 2026-06-08
   days on market $120,000 Active 72 DOM
10. 2026-06-08
    days on market $120,000 Active 71 DOM
11. 2026-06-07
    days on market $120,000 Active 70 DOM
12. 2026-06-04
    days on market $120,000 Active 67 DOM
13. 2026-06-02
    days on market $120,000 Active 66 DOM
14. 2026-06-01
    days on market $120,000 Active 65 DOM
15. 2026-05-31
    days on market $120,000 Active 64 DOM
16. 2026-03-31
    status Active
17. 2026-03-25
    status Pending
18. 2026-03-21
    listed $120,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast OK · Resets to sale price

• Current annual tax: $286 · $24/mo
• Projected year-2 tax: $1,080 · $90/mo
• Expected delta: +$794/yr (+$66/mo · 277.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,638
• − Mortgage interest: −$6,722
• − Property taxes: −$286
• − Insurance: −$600
• − Repairs & maintenance: −$931
• − Management: −$931
• − Depreciation: −$3,491
• Taxable loss: −$1,323
• Est. tax savings @ 24.0%: +$317
• After-tax cash flow: $1,074/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: Mangum
• NCES district ID: 4018780
• Math proficiency: 27% ▼ -18.00%
• Reading proficiency: 28% ▼ -15.00%
• Median HH income: $36,568
• Composite: 22.85/100
• National rank: #8012
• State rank: #89 of 270 in OK

Livability — Mangum

• Score: 65/100
• State rank: #144
• US rank: #13248

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mangum, OK
• Population (ZIP): 3,361

Population outlook (Greer County) Hauer SSP2

• Today (2025): 5,904 people
• By 2030: 5,869 · -0.6%
• By 2040: 5,790 · -1.9%
• By 2050: 5,712 · -3.3%
• By 2075: 5,196 · -12.0%
• By 2100: 4,326 · -26.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 15% Two or more races 8% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Iranian 2% Serbian 2% Slovak 1%
• Foreign-born: 1% · China, Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Greer

• 2024 margin: Solid R (+65.7) · D 16.6% · R 82.3% · Other 1.1%
• 2008→2024 swing: -19.3pp toward R · 2008: -46.5pp · 2024: -65.7pp
• All cycles: 2024: R+65.7 2020: R+64.7 2016: R+61.1 2012: R+46.7 2008: R+46.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.45%
• Current HPI: 88.9252
• 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

3 events — show timeline

• 2026-03-31 Relisted — MLSOK
• 2026-03-25 Pending — MLSOK
• 2026-03-21 Listed $120,000 MLSOK

Property tax history

+1.7%/yr

Latest (2025): $286 · -7.4% YoY. Source: county tax records.