101061 S 3376 Rd · Meeker, OK 74855

$150,000

3 bd · 2.0 ba · 1,120 sqft · Manufactured public records · 10 Days on market

Built 1983 5.00 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 +12.9/30.0
• Appreciation +9.0/10.0
• ARV discount +7.5/15.0
• DSCR +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Schools +1.7/10.0

Listing remarks

Come check out this one-of-a-kind property! This 5 acres has been loved on for many years. The trees, plants and flowers are coming up everywhere! So many hidden treasures, you just have to see for yourself. This mobile home is a 2 bedroom, 2 bath home with an additional Florida/Sun Room. Kitchen, Living Room and Dining Room are all open. Bedrooms are on opposite sides of home. Outside has a 24'X30' insulated Workshop with 220 electric, concrete floor and wood stove for heat.

Key facts

• 5 acre lot
• Built 1983
• Listed 10 days

Property features AI

Finance

• Other: Livestock allowed
• Financial info: Listing accepts Cash and Conventional financing; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Utilities: Electricity available; Propane; Public utilities available; Septic tank; Private well available
• Home design: Single family residence; One level; East facing
• Construction: Manufactured / mobile construction; Composition roof; Conventional foundation; Built as existing
• Exterior features: Covered porch; Outbuildings; Storage; Workshop; Rural setting; 5 acres

Interior

• Kitchen: Free‑standing range (gas); Free‑standing oven (gas); Dishwasher
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Interior features: Ceiling fan(s); In-law plan
• Laundry & utility: Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $-12 ($-138/yr) — negative.
• To cash-flow at today's rent, offer at most $148k (1.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (26.4% below list).
• Recommended offer: $110k (26.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#210 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, crime B+; Watch: amenities F, commute F, employment D-.
• White Rock (rural): math 11% / reading 20% proficiency, ranked #454 of 513 in OK (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: White Rock Public School (math 2% / reading 12%, grade F, #755 of 845 statewide, top 90%, 143 students, 0% FRL) — zoned schools average 0% FRL vs 69% district-wide (69 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 55 active listings in the ZIP; 19 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($1k loan paydown + $12k appreciation (8.0% local appreciation)).
• At projected returns (8.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $127k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,379 (26.4% 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: 0.74% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.33%
• DSCR: 0.99
• GRM: 11.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.6%
• Equity multiple: 2.45×
• Total profit: $60,694
• Equity at exit: $113,656

10-year hold

• IRR: 18.3%
• Equity multiple: 5.20×
• Total profit: $176,473
• Equity at exit: $225,317

Cash invested: $42,000 (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 74855

• Home prices YoY: 2.7%
• Active inventory: 55
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,104 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$34 /mo · $413/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $-12

Break-even live

Break-even rent $1,118

Max offer price $147,962

Occupancy floor 96%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-04-14
   status Pending
2. 2026-04-04
   listed $150,000 Active
3. 2013-05-08
   soldstatus $127,100
4. 1995-08-09
   soldstatus $7,500
5. 1980-01-15
   soldstatus $7,500

ⓘ 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: $413 · $34/mo
• Projected year-2 tax: $1,350 · $112/mo
• Expected delta: +$937/yr (+$78/mo · 226.9%)

ⓘ 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 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $13,245
• − Mortgage interest: −$8,402
• − Property taxes: −$413
• − Insurance: −$750
• − Repairs & maintenance: −$1,060
• − Management: −$1,060
• − Depreciation: −$4,364
• Taxable loss: −$2,803
• Est. tax savings @ 24.0%: +$673
• After-tax cash flow: $534/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: White Rock
• NCES district ID: 4032640
• Math proficiency: 11% ▬ 0.00%
• Reading proficiency: 20% ▼ -10.00%
• Median HH income: $46,072
• Composite: 17.22/100
• National rank: #14168
• State rank: #454 of 513 in OK

Livability — Meeker

• Score: 63/100
• State rank: #210
• US rank: #15435

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,292

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 36,104 people
• By 2030: 36,435 · +0.9%
• By 2040: 36,696 · +1.6%
• By 2050: 36,216 · +0.3%
• By 2075: 35,057 · -2.9%
• By 2100: 31,333 · -13.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Two or more races 13% Native American 6% Hispanic / Latino 5% Black 2% Asian 1%
• Common ancestry: Slovak 2% Italian 1% American 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+63.3) · D 17.5% · R 80.8% · Other 1.7%
• 2008→2024 swing: -13.4pp toward R · 2008: -49.8pp · 2024: -63.3pp
• All cycles: 2024: R+63.3 2020: R+63.2 2016: R+60.1 2012: R+49.0 2008: R+49.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.97%
• Current HPI: 303.8343
• 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

+1900.0% since first listed

5 events — show timeline

• 2026-04-14 Pending — MLSOK
• 2026-04-04 Listed $150,000 MLSOK
• 2013-05-08 Sold (Public Records) $127,100 Public Records
• 1995-08-09 Sold (Public Records) $7,500 Public Records
• 1980-01-15 Sold (Public Records) $7,500 Public Records

Property tax history

+8.2%/yr

Latest (2025): $413 · +7.3% YoY. Source: county tax records.