19924 Tealwood Rd · Bethel Acres, OK 74857

$189,900

3 bd · 2.0 ba · 1,782 sqft · Manufactured public records · 78 Days on market

Built 1998 1.61 ac lot ↓ 5% since listing

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Why this score? — see what drove the C- 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 +24.6/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Escape to your own private oasis with this stunning, recently updated ranch-style home situated on a sprawling, fenced-in acreage in Newalla. From the moment you pull up the gated drive, you’ll be captivated by the serene landscape and the striking sunset views from your front porch. This home perfectly blends modern interior finishes with the peaceful, open-space lifestyle you’ve been searching for. Interior Highlights: Modern Open Concept: The spacious living area flows seamlessly into a bright, updated kitchen, featuring crisp white cabinetry, sleek stainless steel appliances, and elegant recessed lighting. Fresh & Airy: Enjoy a clean, contemporary aesthetic with neutra

Key facts

• Open concept
• Gated drive
• Updated kitchen

Tags

• FENCED-IN ACREAGE
• GATED DRIVE
• MODERN INTERIOR FINISHES
• OPEN CONCEPT
• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Property is existing (not new construction); Located in Hollow Oak Estates; Neighborhood accessed off S Harrah Rd
• Financial info: Loan financing allowed; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Home design: Single-family residence; One level; Mobile construction
• Construction: Composition roof; Mobile construction
• Exterior features: Corner lot; Below-ground storm shelter; No additional exterior features listed

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: One living area; Wood-burning fireplace; Conventional foundation

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $190k.

Deal economics

• At list price, monthly cash flow is $393 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $179k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#371 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety D-.
• 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: 96 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($179k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $178,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 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 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?
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: 1.00% ✓
• Cap rate: 8.78%
• Cash-on-cash: 8.86%
• DSCR: 1.39
• GRM: 8.3

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: -2.9%
• Equity multiple: 0.89×
• Total profit: $-5,848
• Equity at exit: $28,315

10-year hold

• IRR: 6.7%
• Equity multiple: 1.50×
• Total profit: $26,741
• Equity at exit: $16,419

Cash invested: $53,172 (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: 96
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,906 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$38 /mo · $459/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $393

Break-even live

Break-even rent $1,409

Max offer price $189,900

Occupancy floor 74%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $189,900 Active 78 DOM
2. 2026-06-17
   days on market $189,900 Active 77 DOM
3. 2026-06-16
   statusdays on market $189,900 Active 76 DOM
4. 2026-06-08
   status $189,900 Pending 75 DOM
5. 2026-06-07
   days on market $189,900 Active 75 DOM
6. 2026-06-03
   days on market $189,900 Active 71 DOM
7. 2026-06-02
   days on market $189,900 Active 70 DOM
8. 2026-06-01
   days on market $189,900 Active 69 DOM
9. 2026-05-31
   days on market $189,900 Active 68 DOM
10. 2026-05-18
    price $189,900
11. 2026-04-30
    price $194,900
12. 2026-03-24
    listed $198,900 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: $459 · $38/mo
• Projected year-2 tax: $1,709 · $142/mo
• Expected delta: +$1,250/yr (+$104/mo · 272.4%)

ⓘ 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 5/10 Major 7 d/yr ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 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: $22,876
• − Mortgage interest: −$10,637
• − Property taxes: −$459
• − Insurance: −$950
• − Repairs & maintenance: −$1,830
• − Management: −$1,830
• − Depreciation: −$5,524
• Taxable income: $1,646
• Est. tax owed @ 24.0%: −$395
• After-tax cash flow: $4,319/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 — Bethel Acres

• Score: 59/100
• State rank: #371
• US rank: #19729

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 21,804
• 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

-4.5% since first listed

3 events — show timeline

• 2026-05-18 Price Changed $189,900 MLSOK
• 2026-04-30 Price Changed $194,900 MLSOK
• 2026-03-24 Listed $198,900 MLSOK

Property tax history

+6.7%/yr

Latest (2024): $459 · -4.2% YoY. Source: county tax records.