501 N Cedar St · Seiling, OK 73663

$75,000

3 bd · 2.0 ba · 1,680 sqft · Manufactured public records · 73 Days on market

Built 1985 Est $74k · at est.

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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 +8.0/10.0
• ARV discount +6.8/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

Spacious 3 bedroom, 2 bathroom, 2 living area home offers 1680 square feet MOL of comfortable living space! This home has been permanently set and features a durable metal roof and brick skirting for added stability and curb appeal. Inside, you'll find a large open concept living area with plenty of natural light, updated flooring, and a cozy double sided fireplace that creates a warm, inviting atmosphere. The kitchen offers ample cabinet space and a functional layout perfect for everyday living or entertainment.

Key facts

• Metal roof
• Ample cabinet space
• Brick skirting

Tags

• METAL ROOF
• BRICK SKIRTING
• OPEN CONCEPT LIVING AREA
• DOUBLE SIDED FIREPLACE
• AMPLE CABINET SPACE

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential mobile home; Single-story
• Construction: Above-grade finished area: 1,680
• Exterior features: Metal roof; Lot in a residential subdivision (Woods Addn Seiling)

Interior

• Kitchen: Dishwasher; Double oven; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fans
• Interior features: Kitchen island; One fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $552 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#149 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, employment D, amenities F.
• Seiling (rural): math 16% / reading 24% proficiency, ranked #165 of 270 in OK (top 61%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 7 active listings in the ZIP.

Forward outlook

• In year one you build about $5k of equity ($519 loan paydown + $5k appreciation (6.0% local appreciation)).
• Dewey County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (6.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, 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 73 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $15k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $70,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.68% ✓
• Cap rate: 15.13%
• Cash-on-cash: 31.56%
• DSCR: 2.40
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $73,920
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 N Cedar St	0.20mi	3/2.0	1,488 (-11%)	1mo	$65,000	$44	70

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

Projected returns pro-forma

6.01% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 42.2%
• Equity multiple: 3.71×
• Total profit: $56,858
• Equity at exit: $47,199

10-year hold

• IRR: 39.3%
• Equity multiple: 7.65×
• Total profit: $139,630
• Equity at exit: $85,637

Cash invested: $21,000 (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 73663

• Home prices YoY: 4.4%
• Active inventory: 7
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,263 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$21 /mo · $250/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $552

Break-even live

Break-even rent $564

Max offer price $75,000

Occupancy floor 51%

Sensitivity live

Price	-10% $595	-5% $574	+0% $552	+5% $531	+10% $510
Rent	-10% $453	-5% $502	+0% $552	+5% $602	+10% $652
Rate	-1.0pp $590	-0.5pp $571	base $552	+0.5pp $533	+1.0pp $513

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $75,000 Active 73 DOM
2. 2026-06-21
   days on market $75,000 Active 72 DOM
3. 2026-06-18
   days on market $75,000 Active 70 DOM
4. 2026-06-17
   days on market $75,000 Active 69 DOM
5. 2026-06-16
   days on market $75,000 Active 68 DOM
6. 2026-06-15
   days on market $75,000 Active 67 DOM
7. 2026-06-13
   days on market $75,000 Active 65 DOM
8. 2026-06-12
   pricedays on market $75,000 Active 64 DOM
9. 2026-06-09
   days on market $85,000 Active 61 DOM
10. 2026-06-08
    days on market $85,000 Active 60 DOM
11. 2026-06-08
    days on market $85,000 Active 59 DOM
12. 2026-06-05
    days on market $85,000 Active 57 DOM
13. 2026-06-04
    days on market $85,000 Active 55 DOM
14. 2026-06-02
    days on market $85,000 Active 54 DOM
15. 2026-06-01
    days on market $85,000 Active 53 DOM
16. 2026-05-31
    days on market $85,000 Active 52 DOM
17. 2026-05-05
    price $85,000
18. 2026-04-09
    listed $89,900 Active
19. 2024-10-22
    status Pending
20. 2024-10-17
    historical
21. 2024-07-26
    listed $50,000 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: $250 · $21/mo
• Projected year-2 tax: $675 · $56/mo
• Expected delta: +$425/yr (+$35/mo · 170.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 19 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: $15,156
• − Mortgage interest: −$4,201
• − Property taxes: −$250
• − Insurance: −$375
• − Repairs & maintenance: −$1,212
• − Management: −$1,212
• − Depreciation: −$2,182
• Taxable income: $5,723
• Est. tax owed @ 24.0%: −$1,374
• After-tax cash flow: $5,255/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: Seiling
• NCES district ID: 4027240
• Math proficiency: 16% ▼ -19.00%
• Reading proficiency: 24% ▼ -15.00%
• Median HH income: $48,536
• Composite: 17.74/100
• National rank: #9019
• State rank: #165 of 270 in OK

Livability — Seiling

• Score: 65/100
• State rank: #149
• US rank: #13332

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Seiling, OK
• Population (ZIP): 1,162

Population outlook (Dewey County) Hauer SSP2

• Today (2025): 5,172 people
• By 2030: 5,364 · +3.7%
• By 2040: 5,938 · +14.8%
• By 2050: 6,615 · +27.9%
• By 2075: 9,114 · +76.2%
• By 2100: 11,232 · +117.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Two or more races 11% Native American 9% Hispanic / Latino 5%
• Common ancestry: Italian 8% Slovak 3% Serbian 1%
• Foreign-born: 0%

Political lean MEDSL · Dewey

• 2024 margin: Solid R (+80.1) · D 9.4% · R 89.6%
• 2008→2024 swing: -11.5pp toward R · 2008: -68.6pp · 2024: -80.1pp
• All cycles: 2024: R+80.1 2020: R+81.0 2016: R+77.6 2012: R+70.9 2008: R+68.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.01%
• Current HPI: 143.4865
• 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

+70.0% since first listed

5 events — show timeline

• 2026-05-05 Price Changed $85,000 NWOAR
• 2026-04-09 Listed $89,900 NWOAR
• 2024-10-22 Pending — MLSOK
• 2024-10-17 Listing Removed — MLSOK
• 2024-07-26 Listed $50,000 MLSOK

Property tax history

+9.5%/yr

Latest (2025): $250 · +48.8% YoY. Source: county tax records.