17201 Rolling Mdws · Oklahoma City, OK 74857

$134,900

3 bd · 2.0 ba · 924 sqft · Manufactured public records · 30 Days on market

Built 2001 1.25 ac lot $12/mo HOA · 1% of rent

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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
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Serene Country Living on 1.25 Acres with Massive Shop! Escape to the peace and quiet of country living with this charming, make it your own 3-bedroom, 2-bath fixer upper manufactured home (Or you can move the mobile home and build your own home) situated on a spacious, 1.25-acre lot. Enjoy mature trees with beautiful sun rises overlooking a pond while sipping your coffee in the morning. The property features a substantial detached 2-car garage/shop (24x24) with concrete floors and electric, perfect for a workshop, car restoration, or extra storage. Relax on the back porch with privacy enjoying the sunsets while having all your hobbies covered. Includes a storm cellar and well water. It is minutes away from Lake Thunderbird with low property tax not in city limits! Don't miss this opportunity for affordable, flexible acreage!

Key facts

• 1.25 acres
• Concrete floors
• Storm cellar

Tags

• 1.25 ACRES
• DETACHED 2-CAR GARAGE
• CONCRETE FLOORS
• MATURE TREES
• STORM CELLAR
• WELL WATER

Property features AI

Finance

• Other: Lot includes approximately 1.25 acres; Lot features: Other
• Financial info: Assumable loan status unknown; Loan qualification unknown
• HOA & community: Mandatory association dues; Association fee $145 per period; Association fee covers grounds maintenance

Exterior

• Parking: 4-car garage
• Home design: Single family residence; Mobile construction; One-level home; Metal roof; Combination foundation
• Construction: Mobile construction; Metal roof; Combination foundation
• Exterior features: Open deck; Outbuildings; Pond on the property; Workshop; Storm shelter

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heat; Window air conditioning units
• Interior features: One living area; No fireplace; Existing property

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $620 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.8% vs local median 3.7% in Oklahoma City — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 80/100 on livability (#3 in OK, #1,635 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime F.
• Little Axe (rural): math 10% / reading 14% proficiency, ranked #236 of 270 in OK (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Little Axe Es (math 10% / reading 14%, grade F, #667 of 845 statewide, top 82%, 587 students, 0% FRL); Little Axe Hs (math 8% / reading 22%, grade F, #332 of 447 statewide, top 78%, 331 students, 0% FRL) — zoned schools average 0% FRL vs 63% district-wide (63 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 97 active listings in the ZIP; 592 units permitted in Cleveland County in 2024 (12 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Cleveland County population projected at +40% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($133k) 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.
• Current owner paid $18k; list at $135k implies a 629% gain — meaningful room to come down on a strong offer.

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 $132,876 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.34% ✓
• Cap rate: 11.81%
• Cash-on-cash: 19.71%
• DSCR: 1.88
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 11.7%
• Equity multiple: 1.47×
• Total profit: $17,604
• Equity at exit: $20,114

10-year hold

• IRR: 20.7%
• Equity multiple: 2.75×
• Total profit: $66,009
• Equity at exit: $11,664

Cash invested: $37,772 (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 74857

• Home prices YoY: -10.6%
• Active inventory: 97
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,809 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$33 /mo · $397/yr
• Insurance: −$56
• HOA: −$12
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $620

Break-even live

Break-even rent $1,024

Max offer price $134,900

Occupancy floor 61%

Sensitivity live

Price	-10% $697	-5% $659	+0% $620	+5% $582	+10% $544
Rent	-10% $477	-5% $549	+0% $620	+5% $692	+10% $763
Rate	-1.0pp $688	-0.5pp $655	base $620	+0.5pp $585	+1.0pp $550

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $12 · $144/yr
• Likely covers: waterelectric

Listing history 18 events

1. 2026-06-21
   days on market $134,900 Active 30 DOM
2. 2026-06-18
   days on market $134,900 Active 27 DOM
3. 2026-06-17
   days on market $134,900 Active 26 DOM
4. 2026-06-16
   days on market $134,900 Active 25 DOM
5. 2026-06-15
   days on market $134,900 Active 24 DOM
6. 2026-06-13
   days on market $134,900 Active 22 DOM
7. 2026-06-13
   days on market $134,900 Active 21 DOM
8. 2026-06-09
   days on market $134,900 Active 18 DOM
9. 2026-06-08
   days on market $134,900 Active 17 DOM
10. 2026-06-07
    days on market $134,900 Active 16 DOM
11. 2026-06-03
    days on market $134,900 Active 12 DOM
12. 2026-06-02
    days on market $134,900 Active 11 DOM
13. 2026-06-01
    days on market $134,900 Active 10 DOM
14. 2026-05-31
    days on market $134,900 Active 9 DOM
15. 2026-05-22
    listed $134,900 Active
16. 2026-05-13
    price $135,500 840-char remark

    Show marketing remark (840 chars)

    Serene Country Living on 1.25 Acres with Massive Shop! Escape to the peace and quiet of country living with this charming, make it your own 3-bedroom, 2-bath fixer upper manufactured home (Or you can move the mobile home and build your own home) situated on a spacious, 1.25-acre lot. Enjoy mature trees with beautiful sun rises overlooking a pond while sipping your coffee in the morning. The property features a substantial detached 2-car garage/shop (24x24) with concrete floors and electric, perfect for a workshop, car restoration, or extra storage. Relax on the back porch with privacy enjoying the sunsets while having all your hobbies covered. Includes a storm cellar and well water. It is minutes away from Lake Thunderbird with low property tax not in city limits! Don't miss this opportunity for affordable, flexible acreage!

17. 2026-05-12
    listed $142,500 Active 840-char remark

    Show marketing remark (840 chars)

    Serene Country Living on 1.25 Acres with Massive Shop! Escape to the peace and quiet of country living with this charming, make it your own 3-bedroom, 2-bath fixer upper manufactured home (Or you can move the mobile home and build your own home) situated on a spacious, 1.25-acre lot. Enjoy mature trees with beautiful sun rises overlooking a pond while sipping your coffee in the morning. The property features a substantial detached 2-car garage/shop (24x24) with concrete floors and electric, perfect for a workshop, car restoration, or extra storage. Relax on the back porch with privacy enjoying the sunsets while having all your hobbies covered. Includes a storm cellar and well water. It is minutes away from Lake Thunderbird with low property tax not in city limits! Don't miss this opportunity for affordable, flexible acreage!

18. 2000-02-01
    soldstatus $18,500

ⓘ 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: $397 · $33/mo
• Projected year-2 tax: $1,214 · $101/mo
• Expected delta: +$817/yr (+$68/mo · 205.8%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,708
• − Mortgage interest: −$7,556
• − Property taxes: −$397
• − Insurance: −$674
• − Repairs & maintenance: −$1,737
• − Management: −$1,737
• − HOA: −$144
• − Depreciation: −$3,924
• Taxable income: $5,538
• Est. tax owed @ 24.0%: −$1,329
• After-tax cash flow: $6,115/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: Little Axe
• NCES district ID: 4017880
• Math proficiency: 10% ▼ -17.00%
• Reading proficiency: 14% ▼ -13.00%
• Median HH income: $51,174
• Composite: 11.38/100
• National rank: #9708
• State rank: #236 of 270 in OK

Livability — Oklahoma City

• Score: 80/100
• State rank: #3
• US rank: #1635

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 498,656
• Population (ZIP): 9,902

Population outlook (Cleveland County) Hauer SSP2

• Today (2025): 323,621 people
• By 2030: 349,070 · +7.9%
• By 2040: 400,168 · +23.7%
• By 2050: 454,101 · +40.3%
• By 2075: 602,926 · +86.3%
• By 2100: 734,485 · +127.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Two or more races 9% Native American 8% Hispanic / Latino 4% Black 2%
• Common ancestry: Slovak 2% Iranian 2% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Cleveland

• 2024 margin: R (+14.9) · D 41.4% · R 56.4% · Other 2.2%
• 2008→2024 swing: +9.1pp toward D · 2008: -24.0pp · 2024: -14.9pp
• All cycles: 2024: R+14.9 2020: R+14.1 2016: R+21.7 2012: R+25.9 2008: R+24.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -33.83%
• Current HPI: 284.6727
• 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

+629.2% since first listed

4 events — show timeline

• 2026-05-22 Listed $134,900 MLSOK
• 2026-05-13 Price Changed $135,500 FSBO.com
• 2026-05-12 Listed $142,500 FSBO.com
• 2000-02-01 Sold (Public Records) $18,500 Public Records

Property tax history

+12.8%/yr

Latest (2024): $397 · -2.9% YoY. Source: county tax records.