226 N Louisiana Ave · Mangum, OK 73554

$85,000

3 bd · 2.0 ba · 1,904 sqft · SingleFamily public records · 10 Days on market

Built 1986 Est $124k · 31% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Appreciation +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

This home stays cool in the summers and warm in the winters. This home features a 5 ton central air and heat unit. Along with a blue flame wall heater and sits on a corner lot and has a lot of privacy. The bedrooms are large in size with large room length closets. The hallway has a closet and cabinets for additional storage. Kitchen has a new floating range and double wall ovens. There is brand new oak flooring throughout. This is a perfect family home. I know this because I raised my family there.

Key facts

• New floating range
• New oak flooring
• Double wall ovens

Tags

• CENTRAL AIR AND HEAT UNIT
• BLUE FLAME WALL HEATER
• CORNER LOT
• NEW FLOATING RANGE
• DOUBLE WALL OVENS
• NEW OAK FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $462 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Cap rate 12.8% vs local median 7.6% in Mangum — 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 65/100 on livability (#144 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools C-, amenities F, commute F.
• Mangum (town): math 27% / reading 28% proficiency, ranked #89 of 270 in OK (top 33%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 46 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-2.5%/yr); year-one equity from $588 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Greer County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-2.5% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $25k; list at $85k implies a 240% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.45% ✓
• Cap rate: 12.82%
• Cash-on-cash: 23.31%
• DSCR: 2.04
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $123,760
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
903 N Louis Tittle	0.40mi	3/2.0	2,022 (+6%)	18mo	$32,000	$16	56
901 N N. Michigan Ave	0.63mi	4/2.5 (+1)	1,920 (+1%)	9mo	$70,000	$36	55
301 E Jefferson St	0.43mi	3/3.5	1,995 (+5%)	19mo	$70,000	$35	50
231 W Polk St	0.40mi	4/2.5 (+1)	2,087 (+10%)	10mo	$145,000	$69	50
501 N Maryland Ave	0.57mi	2/2.0 (-1)	1,700 (-11%)	1mo	$155,000	$91	50
321 S Robinson Ave	0.75mi	3/2.0	1,854 (-3%)	15mo	$239,000	$129	48
326 N Bryan Ave	0.47mi	2/2.0 (-1)	1,693 (-11%)	18mo	$110,000	$65	39

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

Projected returns pro-forma

-2.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.7%
• Equity multiple: 1.74×
• Total profit: $17,596
• Equity at exit: $14,749

10-year hold

• IRR: 25.3%
• Equity multiple: 3.30×
• Total profit: $54,829
• Equity at exit: $10,963

Cash invested: $23,800 (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 73554

• Home prices YoY: -2.7%
• Active inventory: 46
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,236 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$33 /mo · $393/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $462

Break-even live

Break-even rent $651

Max offer price $85,000

Occupancy floor 58%

Sensitivity live

Price	-10% $510	-5% $486	+0% $462	+5% $438	+10% $414
Rent	-10% $365	-5% $414	+0% $462	+5% $511	+10% $560
Rate	-1.0pp $505	-0.5pp $484	base $462	+0.5pp $440	+1.0pp $418

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-15
   days on market $85,000 Active 10 DOM
2. 2026-06-13
   days on market $85,000 Active 8 DOM
3. 2026-06-12
   days on market $85,000 Active 7 DOM
4. 2026-06-09
   days on market $85,000 Active 4 DOM
5. 2026-06-08
   days on market $85,000 Active 3 DOM
6. 2026-06-08
   days on market $85,000 Active 2 DOM
7. 2026-06-07
   remarks 503-char remark
8. 2026-06-07
   listed $85,000 Active 1 DOM

ⓘ 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: $393 · $33/mo
• Projected year-2 tax: $765 · $64/mo
• Expected delta: +$372/yr (+$31/mo · 94.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 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: $14,829
• − Mortgage interest: −$4,761
• − Property taxes: −$393
• − Insurance: −$425
• − Repairs & maintenance: −$1,186
• − Management: −$1,186
• − Depreciation: −$2,473
• Taxable income: $4,404
• Est. tax owed @ 24.0%: −$1,057
• After-tax cash flow: $4,491/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: Mangum
• NCES district ID: 4018780
• Math proficiency: 27% ▼ -18.00%
• Reading proficiency: 28% ▼ -15.00%
• Median HH income: $36,568
• Composite: 22.85/100
• National rank: #8012
• State rank: #89 of 270 in OK

Livability — Mangum

• Score: 65/100
• State rank: #144
• US rank: #13248

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mangum, OK
• Population (ZIP): 3,361

Population outlook (Greer County) Hauer SSP2

• Today (2025): 5,904 people
• By 2030: 5,869 · -0.6%
• By 2040: 5,790 · -1.9%
• By 2050: 5,712 · -3.3%
• By 2075: 5,196 · -12.0%
• By 2100: 4,326 · -26.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 15% Two or more races 8% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Iranian 2% Serbian 2% Slovak 1%
• Foreign-born: 1% · China, Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Greer

• 2024 margin: Solid R (+65.7) · D 16.6% · R 82.3% · Other 1.1%
• 2008→2024 swing: -19.3pp toward R · 2008: -46.5pp · 2024: -65.7pp
• All cycles: 2024: R+65.7 2020: R+64.7 2016: R+61.1 2012: R+46.7 2008: R+46.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.45%
• Current HPI: 88.9252
• 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

+240.0% since first listed

2 events — show timeline

• 2026-06-06 Listed $85,000 FSBO.com
• 1990-08-21 Sold (Public Records) $25,000 Public Records

Property tax history

+0.3%/yr

Latest (2025): $393 · +2.9% YoY. Source: county tax records.