1036 Cr 1530 · Rush Springs, OK 73082

$129,000

2 bd · 2.0 ba · 1,224 sqft · Manufactured · 25 Days on market

0.60 ac 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 +10.1/30.0
• Appreciation +9.8/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks MLS

Reduced price and ready to sell! The 18 x 68 single wide mobile home built in 2011 has been well kept with one family as owners. Check with lender on a VA or any other loans. Country living and fresh air is just what the property offers. The open concept kitchen living area has the feel of so much space. Utility space in the hall across from the guest full bathroom. Primary bedroom is spacious, and the bathroom has a shower and two sinks. The carport holds two vehicles and is near connected to the storage building. A pole shed is also located in the back yard for coverage of outside equipment. A well house is located out the north side of the property. Enjoy the front deck with table or outside furniture and look out over the big front yard. Don't hesitate to give Renee a call to view the property.

Key facts

• Water well
• Invisible fence
• Storage building

Tags

• WATER WELL
• SEPTIC SYSTEM
• INVISIBLE FENCE
• FRONT PORCH PERGOLA
• STORAGE BUILDING

Property features AI

Exterior

• Parking: 2 parking spaces
• Utilities: Private well water; Septic tank
• Home design: Single-story mobile home; Residential property
• Construction: Vinyl siding
• Exterior features: Shed(s); Composition roof

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Central electric heating
• Interior features: Dishwasher; Electric range; Electric oven

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $129k.

Deal economics

• At list price, monthly cash flow is $-75 ($-904/yr) — negative.
• To cash-flow at today's rent, offer at most $118k (8.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $103k (19.9% below list).
• Recommended offer: $103k (19.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#224 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Rush Springs (rural): math 14% / reading 25% proficiency, ranked #181 of 270 in OK (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Rush Springs Es (math 17% / reading 27%, grade F, #413 of 845 statewide, top 54%, 244 students, 0% FRL); Rush Springs Ms (math 12% / reading 22%, grade F, #193 of 345 statewide, top 60%, 108 students, 0% FRL); Rush Springs Hs (math 10% / reading 30%, grade F, #236 of 447 statewide, top 61%, 130 students, 0% FRL) — zoned schools average 0% FRL vs 53% district-wide (53 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 34 active listings in the ZIP; 224 units permitted in Grady County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($892 loan paydown + $12k appreciation (9.6% local appreciation)).
• Grady County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (9.6% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $81k; list at $129k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $103,308 (19.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. 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?
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: 0.80% ✗
• Cap rate: 5.59%
• Cash-on-cash: -2.50%
• DSCR: 0.89
• GRM: 10.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.59% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.6%
• Equity multiple: 2.71×
• Total profit: $61,818
• Equity at exit: $112,326

10-year hold

• IRR: 19.5%
• Equity multiple: 6.12×
• Total profit: $184,951
• Equity at exit: $238,213

Cash invested: $36,120 (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 73082

• Home prices YoY: 3.0%
• Active inventory: 34
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,033 medium
• Mortgage (P&I): −$676
• Tax est. 1.5%: −$161 /mo · $1,935/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $-75

Break-even live

Break-even rent $1,128

Max offer price $118,096

Occupancy floor —

Sensitivity live

Price	-10% $14	-5% $-31	+0% $-75	+5% $-120	+10% $-165
Rent	-10% $-157	-5% $-116	+0% $-75	+5% $-35	+10% $6
Rate	-1.0pp $-10	-0.5pp $-43	base $-75	+0.5pp $-109	+1.0pp $-143

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $129,000 Active 25 DOM
2. 2026-06-21
   days on market $129,000 Active 24 DOM
3. 2026-06-18
   days on market $129,000 Active 22 DOM
4. 2026-06-17
   days on market $129,000 Active 21 DOM
5. 2026-06-16
   days on market $129,000 Active 20 DOM
6. 2026-06-15
   days on market $129,000 Active 19 DOM
7. 2026-06-13
   days on market $129,000 Active 17 DOM
8. 2026-06-12
   days on market $129,000 Active 16 DOM
9. 2026-06-09
   days on market $129,000 Active 13 DOM
10. 2026-06-08
    days on market $129,000 Active 12 DOM
11. 2026-06-08
    days on market $129,000 Active 11 DOM
12. 2026-06-05
    days on market $129,000 Active 9 DOM
13. 2026-06-04
    pricedays on market $129,000 Active 7 DOM
14. 2026-06-02
    days on market $139,000 Active 6 DOM
15. 2026-06-01
    days on market $139,000 Active 5 DOM
16. 2026-05-31
    days on market $139,000 Active 4 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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥108°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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,397
• − Mortgage interest: −$7,226
• − Property taxes: −$1,935
• − Insurance: −$645
• − Repairs & maintenance: −$992
• − Management: −$992
• − Depreciation: −$3,753
• Taxable loss: −$3,145
• Est. tax savings @ 24.0%: +$755
• After-tax cash flow: $-149/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: Rush Springs
• NCES district ID: 4026550
• Math proficiency: 14% ▼ -16.00%
• Reading proficiency: 25% ▼ -10.00%
• Median HH income: $37,999
• Composite: 16.31/100
• National rank: #9211
• State rank: #181 of 270 in OK

Livability — Rush Springs

• Score: 63/100
• State rank: #224
• US rank: #15766

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,836

Population outlook (Grady County) Hauer SSP2

• Today (2025): 59,962 people
• By 2030: 62,513 · +4.3%
• By 2040: 67,338 · +12.3%
• By 2050: 71,719 · +19.6%
• By 2075: 82,684 · +37.9%
• By 2100: 89,387 · +49.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 7% Hispanic / Latino 4% Native American 2% Black 1%
• Common ancestry: Lithuanian 3% Slovak 2% Scottish 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Grady

• 2024 margin: Solid R (+62.7) · D 17.9% · R 80.6% · Other 1.5%
• 2008→2024 swing: -16.0pp toward R · 2008: -46.7pp · 2024: -62.7pp
• All cycles: 2024: R+62.7 2020: R+62.3 2016: R+60.3 2012: R+51.2 2008: R+46.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.59%
• Current HPI: 331.627
• 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

+40.4% since first listed

6 events — show timeline

• 2026-05-28 Listed $139,000 DAOR
• 2025-01-16 Sold (MLS) $81,000 DAOR
• 2025-01-07 Contingent — DAOR
• 2024-12-06 Price Changed $82,000 DAOR
• 2024-10-15 Price Changed $89,000 DAOR
• 2024-09-15 Listed $99,000 DAOR