1239 E Old Keystone Rd · Westport, OK 74020

$42,000

2 bd · 2.0 ba · 1,064 sqft · Manufactured public records · 38 Days on market

Built 1982 10,019 sqft lot

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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 +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

PRICE REDUCED!!! Mobile Home Near Keystone Lake – Perfect Location! Escape to the tranquility of country living while enjoying modern conveniences! This 2-bedroom, 2-bathroom single-wide mobile home is situated on a spacious lot just minutes from scenic Keystone Lake. With all-blacktop roads leading to the property, you’ll love the ease of access and the rural water and natural gas utilities. This property offers the best of both worlds: serene rural living with modern connectivity. Don’t miss this opportunity to own a home close to outdoor recreation and city amenities. Schedule your showing today!

Key facts

• Outdoor recreation
• Blacktop roads
• City amenities

Tags

• SPACIOUS LOT
• BLACKTOP ROADS
• NATURAL GAS UTILITIES
• OUTDOOR RECREATION
• CITY AMENITIES

Property features AI

Exterior

• Parking: Attached garage; 2-car garage; Carport
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Water available (rural); Septic tank
• Home design: Single-wide manufactured home; 1 story; Faces northwest; Tie-down foundation
• Construction: Aluminum siding; Metal roof; Manufactured construction
• Exterior features: Deck; Shed(s); Gravel driveway; Chain link fencing; Mature trees; Less than 1 mile to Keystone Lake

Interior

• Kitchen: Oven
• Flooring: Plywood
• Bathrooms: 2 full bathrooms
• Interior features: Ceiling fan(s); Laminate counters; Aluminum window frames
• Laundry & utility: Washer hookup; No hot water (appliance status noted)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $42k.

Deal economics

• At list price, monthly cash flow is $897 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $42k).
• Recommended offer: $41k (3.0% below list) — sets the bar for market timing.
• Cap rate 31.9% vs local median 4.6% in Westport — 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 62/100 on livability (#266 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: schools D, amenities F, commute F.
• Cleveland (town): math 21% / reading 19% proficiency, ranked #169 of 270 in OK (top 63%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 86 active listings in the ZIP; 3 units permitted in Pawnee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($290 loan paydown + $4k appreciation (10.0% local appreciation)).
• Pawnee County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($41k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago 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 $34k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $40,740 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 3.46% ✓
• Cap rate: 31.92%
• Cash-on-cash: 91.51%
• DSCR: 5.07
• GRM: 2.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.80×
• Total profit: $79,991
• Equity at exit: $37,837

10-year hold

• IRR: 95.8%
• Equity multiple: 17.21×
• Total profit: $190,637
• Equity at exit: $81,597

Cash invested: $11,760 (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 74020

• Home prices YoY: 6.9%
• Active inventory: 86
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,453 medium
• Mortgage (P&I): −$220
• Tax from tax record: −$13 /mo · $156/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $897

Break-even live

Break-even rent $317

Max offer price $42,000

Occupancy floor 33%

Sensitivity live

Price	-10% $921	-5% $909	+0% $897	+5% $885	+10% $873
Rent	-10% $782	-5% $839	+0% $897	+5% $954	+10% $1,012
Rate	-1.0pp $918	-0.5pp $907	base $897	+0.5pp $886	+1.0pp $875

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: $10,500
• Closing costs: $1,260
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $42,000 Active 38 DOM
2. 2026-06-17
   days on market $42,000 Active 37 DOM
3. 2026-06-16
   days on market $42,000 Active 36 DOM
4. 2026-06-15
   days on market $42,000 Active 35 DOM
5. 2026-06-13
   days on market $42,000 Active 33 DOM
6. 2026-06-10
   days on market $42,000 Active 30 DOM
7. 2026-06-09
   days on market $42,000 Active 29 DOM
8. 2026-06-08
   days on market $42,000 Active 28 DOM
9. 2026-06-07
   days on market $42,000 Active 27 DOM
10. 2026-06-03
    days on market $42,000 Active 23 DOM
11. 2026-06-02
    days on market $42,000 Active 22 DOM
12. 2026-06-01
    days on market $42,000 Active 21 DOM
13. 2026-05-31
    days on market $42,000 Active 20 DOM
14. 2026-05-11
    listed $42,000 Active
15. 2025-08-20
    soldstatus $33,500 Closed 624-char remark

    Show marketing remark (624 chars)

    PRICE REDUCED!!! Mobile Home Near Keystone Lake – Perfect Location! Escape to the tranquility of country living while enjoying modern conveniences! This 2-bedroom, 2-bathroom single-wide mobile home is situated on a spacious lot just minutes from scenic Keystone Lake. With all-blacktop roads leading to the property, you’ll love the ease of access and the rural water and natural gas utilities. This property offers the best of both worlds: serene rural living with modern connectivity. Don’t miss this opportunity to own a home close to outdoor recreation and city amenities. Schedule your showing today!

16. 2025-05-21
    status Pending 624-char remark

    Show marketing remark (624 chars)

    PRICE REDUCED!!! Mobile Home Near Keystone Lake – Perfect Location! Escape to the tranquility of country living while enjoying modern conveniences! This 2-bedroom, 2-bathroom single-wide mobile home is situated on a spacious lot just minutes from scenic Keystone Lake. With all-blacktop roads leading to the property, you’ll love the ease of access and the rural water and natural gas utilities. This property offers the best of both worlds: serene rural living with modern connectivity. Don’t miss this opportunity to own a home close to outdoor recreation and city amenities. Schedule your showing today!

17. 2025-05-12
    price $35,000 624-char remark

    Show marketing remark (624 chars)

    PRICE REDUCED!!! Mobile Home Near Keystone Lake – Perfect Location! Escape to the tranquility of country living while enjoying modern conveniences! This 2-bedroom, 2-bathroom single-wide mobile home is situated on a spacious lot just minutes from scenic Keystone Lake. With all-blacktop roads leading to the property, you’ll love the ease of access and the rural water and natural gas utilities. This property offers the best of both worlds: serene rural living with modern connectivity. Don’t miss this opportunity to own a home close to outdoor recreation and city amenities. Schedule your showing today!

18. 2025-02-07
    price $40,000 624-char remark

    Show marketing remark (624 chars)

    PRICE REDUCED!!! Mobile Home Near Keystone Lake – Perfect Location! Escape to the tranquility of country living while enjoying modern conveniences! This 2-bedroom, 2-bathroom single-wide mobile home is situated on a spacious lot just minutes from scenic Keystone Lake. With all-blacktop roads leading to the property, you’ll love the ease of access and the rural water and natural gas utilities. This property offers the best of both worlds: serene rural living with modern connectivity. Don’t miss this opportunity to own a home close to outdoor recreation and city amenities. Schedule your showing today!

19. 2024-12-12
    listed $45,000 Active 624-char remark

    Show marketing remark (624 chars)

    PRICE REDUCED!!! Mobile Home Near Keystone Lake – Perfect Location! Escape to the tranquility of country living while enjoying modern conveniences! This 2-bedroom, 2-bathroom single-wide mobile home is situated on a spacious lot just minutes from scenic Keystone Lake. With all-blacktop roads leading to the property, you’ll love the ease of access and the rural water and natural gas utilities. This property offers the best of both worlds: serene rural living with modern connectivity. Don’t miss this opportunity to own a home close to outdoor recreation and city amenities. Schedule your showing today!

20. 1995-01-25
    soldstatus $11,500

ⓘ 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: $156 · $13/mo
• Projected year-2 tax: $378 · $31/mo
• Expected delta: +$222/yr (+$18/mo · 142.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,431
• − Mortgage interest: −$2,353
• − Property taxes: −$156
• − Insurance: −$210
• − Repairs & maintenance: −$1,395
• − Management: −$1,395
• − Depreciation: −$1,222
• Taxable income: $10,702
• Est. tax owed @ 24.0%: −$2,568
• After-tax cash flow: $8,193/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: Cleveland
• NCES district ID: 4008040
• Math proficiency: 21% ▼ -6.00%
• Reading proficiency: 19% ▼ -11.00%
• Median HH income: $45,642
• Composite: 17.52/100
• National rank: #9049
• State rank: #169 of 270 in OK

Livability — Westport

• Score: 62/100
• State rank: #266
• US rank: #17069

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,365

Population outlook (Pawnee County) Hauer SSP2

• Today (2025): 16,219 people
• By 2030: 16,028 · -1.2%
• By 2040: 15,724 · -3.1%
• By 2050: 15,563 · -4.0%
• By 2075: 15,905 · -1.9%
• By 2100: 16,058 · -1.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Two or more races 12% Native American 6% Hispanic / Latino 4% Black 1%
• Common ancestry: Slovak 2% Lithuanian 2% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Asian/Pacific 1%

Political lean MEDSL · Pawnee

• 2024 margin: Solid R (+58.9) · D 19.7% · R 78.6% · Other 1.7%
• 2008→2024 swing: -21.4pp toward R · 2008: -37.4pp · 2024: -58.9pp
• All cycles: 2024: R+58.9 2020: R+57.5 2016: R+53.2 2012: R+40.0 2008: R+37.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 14.01%
• Current HPI: 218.04
• 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

+265.2% since first listed

7 events — show timeline

• 2026-05-11 Listed $42,000 MLS Technology, Inc.
• 2025-08-20 Sold (MLS) $33,500 MLS Technology, Inc.
• 2025-05-21 Pending — MLS Technology, Inc.
• 2025-05-12 Price Changed $35,000 MLS Technology, Inc.
• 2025-02-07 Price Changed $40,000 MLS Technology, Inc.
• 2024-12-12 Listed $45,000 MLS Technology, Inc.
• 1995-01-25 Sold (Public Records) $11,500 Public Records

Property tax history

-0.7%/yr

Latest (2025): $156 · +7.6% YoY. Source: county tax records.