513 N Okla Ave · Mangum, OK 73554

$105,000

2 bd · 1.0 ba · 1,292 sqft · SingleFamily public records · 54 Days on market

Built 1940 8,298 sqft lot Est $85k · 23% over

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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 +24.1/30.0
• DSCR +7.8/10.0
• 1% rule +4.9/10.0
• Appreciation +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• ARV discount +0.0/15.0

Listing remarks

Location, location, location! This adorable modern farmhouse-inspired home is full of charm, character, and curb appeal that will have you wanting to call it your own the moment you arrive. From the inviting exterior to the thoughtfully updated interior, this home blends style and function effortlessly. Step inside to a light and airy neutral palette complemented by updated lighting and newer windows that bring in beautiful natural light. Enjoy year-round comfort with central heat and air installed just four years ago, along with the added peace of mind of updated PEX plumbing and a high-impact roof installed in 2025. The kitchen is truly a chef’s kiss—featuring stainless steel

Key facts

• Updated pex plumbing
• Central heat and air
• Updated interior

Tags

• UPDATED INTERIOR
• NEWER WINDOWS
• CENTRAL HEAT AND AIR
• UPDATED PEX PLUMBING
• HIGH-IMPACT ROOF
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Homestead exempt; Located in Powers 1st addition
• Financial info: Loan qualification available; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Utilities: Cable available; Electricity available; Natural gas available; Public utilities
• Home design: Single family residence; One level; Faces east; Residential property; Existing property
• Construction: Frame construction with vinyl siding; Heavy composition roof; Conventional foundation; Roof replaced/updated in 2025
• Exterior features: Covered patio; Covered porch; Outbuildings; Corner lot

Interior

• Kitchen: Free‑standing gas range; Free‑standing gas oven; Microwave; Refrigerator; Warming drawer; Water heater
• Bedrooms: 2 bedrooms
• Flooring: Combination of carpet and laminate
• Bathrooms: 1 full bathroom
• Interior features: Ceiling fans; Window treatments
• Laundry & utility: Washer/dryer hookups (utility items listed)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $208 ($2k/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 $104k (0.9% below list).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.

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 $726 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 54 days — a 3% lower offer ($102k) 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 1940 — 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 $101,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.99% ✗
• Cap rate: 8.67%
• Cash-on-cash: 8.50%
• DSCR: 1.38
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $85,272
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
705 N Pennsylvania Ave	0.12mi	3/2.0 (+1)	1,280 (-1%)	2mo	$110,000	$86	82
235 W Polk St	0.12mi	2/2.0	1,249 (-3%)	5mo	$55,000	$44	80
412 N Kentucky Ave	0.21mi	2/1.0	1,224 (-5%)	6mo	$70,000	$57	77
200 N Maryland Ave	0.35mi	3/2.0 (+1)	1,329 (+3%)	6mo	$49,500	$37	65
214 E Van Buren St	0.16mi	2/2.0	1,428 (+10%)	7mo	$108,000	$76	65
314 N Maryland Ave	0.28mi	3/1.0 (+1)	1,400 (+8%)	9mo	$28,500	$20	60
413 W Taylor St	0.25mi	2/1.0	1,134 (-12%)	10mo	$55,000	$49	59
315 N Pennsylvania Ave	0.17mi	2/2.0	1,449 (+12%)	12mo	$114,000	$79	58
1906 N Pennsylvania Ave	0.73mi	2/1.0	1,320 (+2%)	7mo	$87,000	$66	57
403 S Oklahoma Ave	0.69mi	2/1.0	1,240 (-4%)	10mo	$14,000	$11	53
1801 N Louis Tittle Ave	0.70mi	3/1.0 (+1)	1,380 (+7%)	2mo	$116,000	$84	49
305 Gary St	0.74mi	3/2.0 (+1)	1,212 (-6%)	4mo	$99,000	$82	43

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: -1.2%
• Equity multiple: 0.95×
• Total profit: $-1,395
• Equity at exit: $18,219

10-year hold

• IRR: 7.5%
• Equity multiple: 1.60×
• Total profit: $17,746
• Equity at exit: $13,543

Cash invested: $29,400 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,040 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$19 /mo · $229/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $208

Break-even live

Break-even rent $777

Max offer price $105,000

Occupancy floor 75%

Sensitivity live

Price	-10% $268	-5% $238	+0% $208	+5% $179	+10% $24
Rent	-10% $126	-5% $167	+0% $208	+5% $249	+10% $290
Rate	-1.0pp $261	-0.5pp $235	base $208	+0.5pp $181	+1.0pp $153

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $105,000 Active 54 DOM
2. 2026-06-18
   days on market $105,000 Active 52 DOM
3. 2026-06-17
   days on market $105,000 Active 51 DOM
4. 2026-06-16
   days on market $105,000 Active 50 DOM
5. 2026-06-15
   days on market $105,000 Active 49 DOM
6. 2026-06-13
   days on market $105,000 Active 47 DOM
7. 2026-06-12
   days on market $105,000 Active 46 DOM
8. 2026-06-09
   days on market $105,000 Active 43 DOM
9. 2026-06-08
   days on market $105,000 Active 42 DOM
10. 2026-06-08
    days on market $105,000 Active 41 DOM
11. 2026-06-07
    days on market $105,000 Active 40 DOM
12. 2026-06-04
    days on market $105,000 Active 37 DOM
13. 2026-06-02
    days on market $105,000 Active 36 DOM
14. 2026-06-01
    days on market $105,000 Active 35 DOM
15. 2026-05-31
    days on market $105,000 Active 34 DOM
16. 2026-05-31
    price $105,000 Active 33 DOM
17. 2026-04-29
    status Active
18. 2026-04-28
    status Pending
19. 2026-04-26
    listed $110,000 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: $229 · $19/mo
• Projected year-2 tax: $945 · $79/mo
• Expected delta: +$716/yr (+$60/mo · 312.7%)

ⓘ 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: $12,482
• − Mortgage interest: −$5,882
• − Property taxes: −$229
• − Insurance: −$525
• − Repairs & maintenance: −$999
• − Management: −$999
• − Depreciation: −$3,055
• Taxable income: $794
• Est. tax owed @ 24.0%: −$191
• After-tax cash flow: $2,308/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

• 2026-04-29 Relisted — MLSOK
• 2026-04-28 Pending — MLSOK
• 2026-04-26 Listed $110,000 MLSOK

Property tax history

+9.2%/yr

Latest (2025): $229 · +4.1% YoY. Source: county tax records.