14620 Stewart Rd · Beggs, OK 74047

$170,000

4 bd · 2.0 ba · 1,456 sqft · Manufactured public records · 26 Days on market

Built 2005 6.57 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 +13.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +3.9/10.0
• Schools +3.9/10.0
• Livability +3.0/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Private secluded quiet country living in the rural Oklahoma you have been looking for! 6.5 acres and a home in the woods under the stars. Escape to the hills with outbuildings for horses, goats, chickens and all the big boy toys. Country roads are pretty bumpy out here so bring your trucks and watch for all the wildlife in your own hunting paradise out back.

Key facts

• Outbuildings
• Wooded acres
• 6.57 acre lot

Tags

• WOODED ACRES
• OUTBUILDINGS
• PRIVATE HUNTING PARADISE

Property features AI

Exterior

• Parking: Dirt driveway
• Security: Owned security system; Storm shelter; Smoke detector(s)
• Utilities: Electricity available; Water available (rural); Septic tank
• Home design: Manufactured double wide; Single-story; Faces south; Permanent foundation
• Construction: Manufactured construction; Vinyl siding; Asphalt/fiberglass roof
• Exterior features: Deck; Porch; Dirt driveway; Satellite dish; Barn(s); Shed(s); Storage; Barbed wire fencing; Chain link fencing; Sloping topography; Rolling slope; Mature trees; Wooded; Ranch/farm setting; Horses allowed

Interior

• Kitchen: Oven; Range; Dishwasher
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air
• Interior features: High ceilings; Vaulted ceiling(s); Ceiling fan(s); Laminate counters; Storm door(s); Storm windows; Vinyl windows; Electric oven connection; Electric range connection
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $-9 ($-103/yr) — negative.
• To cash-flow at today's rent, offer at most $168k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (23.1% below list).
• Recommended offer: $131k (23.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#326 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Twin Hills (rural): math 45% / reading 40% proficiency, ranked #73 of 513 in OK (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 39 active listings in the ZIP; 12 units permitted in Okmulgee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• Okmulgee County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y 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 $140k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe 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 $130,773 (23.1% 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. 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. 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?
6. 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.
7. 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.
8. 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: 0.77% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.22%
• DSCR: 0.99
• GRM: 10.8

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: 24.1%
• Equity multiple: 2.93×
• Total profit: $91,979
• Equity at exit: $153,149

10-year hold

• IRR: 21.4%
• Equity multiple: 6.70×
• Total profit: $271,169
• Equity at exit: $330,273

Cash invested: $47,600 (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 74047

• Home prices YoY: 8.6%
• Active inventory: 39
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,308 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$79 /mo · $952/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $-9

Break-even live

Break-even rent $1,319

Max offer price $168,488

Occupancy floor 96%

Sensitivity live

Price	-10% $88	-5% $40	+0% $-9	+5% $-57	+10% $-105
Rent	-10% $-112	-5% $-60	+0% $-9	+5% $43	+10% $95
Rate	-1.0pp $77	-0.5pp $35	base $-9	+0.5pp $-53	+1.0pp $-97

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-18
   days on market $170,000 Active 26 DOM
2. 2026-06-17
   days on market $170,000 Active 25 DOM
3. 2026-06-16
   days on market $170,000 Active 24 DOM
4. 2026-06-15
   days on market $170,000 Active 23 DOM
5. 2026-06-13
   days on market $170,000 Active 21 DOM
6. 2026-06-10
   days on market $170,000 Active 18 DOM
7. 2026-06-09
   days on market $170,000 Active 17 DOM
8. 2026-06-08
   days on market $170,000 Active 16 DOM
9. 2026-06-07
   days on market $170,000 Active 15 DOM
10. 2026-06-03
    days on market $170,000 Active 11 DOM
11. 2026-06-02
    days on market $170,000 Active 10 DOM
12. 2026-06-01
    days on market $170,000 Active 9 DOM
13. 2026-05-31
    days on market $170,000 Active 8 DOM
14. 2026-05-21
    listed $170,000 Active
15. 2021-07-30
    soldstatus $140,000 Closed 362-char remark

    Show marketing remark (362 chars)

    Private secluded quiet country living in the rural Oklahoma you have been looking for! 6.5 acres and a home in the woods under the stars. Escape to the hills with outbuildings for horses, goats, chickens and all the big boy toys. Country roads are pretty bumpy out here so bring your trucks and watch for all the wildlife in your own hunting paradise out back.

16. 2021-06-23
    status Pending 362-char remark

    Show marketing remark (362 chars)

    Private secluded quiet country living in the rural Oklahoma you have been looking for! 6.5 acres and a home in the woods under the stars. Escape to the hills with outbuildings for horses, goats, chickens and all the big boy toys. Country roads are pretty bumpy out here so bring your trucks and watch for all the wildlife in your own hunting paradise out back.

17. 2021-06-08
    price $129,900 362-char remark

    Show marketing remark (362 chars)

    Private secluded quiet country living in the rural Oklahoma you have been looking for! 6.5 acres and a home in the woods under the stars. Escape to the hills with outbuildings for horses, goats, chickens and all the big boy toys. Country roads are pretty bumpy out here so bring your trucks and watch for all the wildlife in your own hunting paradise out back.

18. 2021-06-01
    price $134,900 362-char remark

    Show marketing remark (362 chars)

    Private secluded quiet country living in the rural Oklahoma you have been looking for! 6.5 acres and a home in the woods under the stars. Escape to the hills with outbuildings for horses, goats, chickens and all the big boy toys. Country roads are pretty bumpy out here so bring your trucks and watch for all the wildlife in your own hunting paradise out back.

19. 2021-05-28
    status Active 362-char remark

    Show marketing remark (362 chars)

    Private secluded quiet country living in the rural Oklahoma you have been looking for! 6.5 acres and a home in the woods under the stars. Escape to the hills with outbuildings for horses, goats, chickens and all the big boy toys. Country roads are pretty bumpy out here so bring your trucks and watch for all the wildlife in your own hunting paradise out back.

20. 2021-04-19
    status Pending 362-char remark

    Show marketing remark (362 chars)

    Private secluded quiet country living in the rural Oklahoma you have been looking for! 6.5 acres and a home in the woods under the stars. Escape to the hills with outbuildings for horses, goats, chickens and all the big boy toys. Country roads are pretty bumpy out here so bring your trucks and watch for all the wildlife in your own hunting paradise out back.

21. 2021-04-17
    price $139,900 362-char remark

    Show marketing remark (362 chars)

    Private secluded quiet country living in the rural Oklahoma you have been looking for! 6.5 acres and a home in the woods under the stars. Escape to the hills with outbuildings for horses, goats, chickens and all the big boy toys. Country roads are pretty bumpy out here so bring your trucks and watch for all the wildlife in your own hunting paradise out back.

22. 2021-04-12
    price $148,900 362-char remark

    Show marketing remark (362 chars)

    Private secluded quiet country living in the rural Oklahoma you have been looking for! 6.5 acres and a home in the woods under the stars. Escape to the hills with outbuildings for horses, goats, chickens and all the big boy toys. Country roads are pretty bumpy out here so bring your trucks and watch for all the wildlife in your own hunting paradise out back.

23. 2021-04-09
    status Active 362-char remark

    Show marketing remark (362 chars)

    Private secluded quiet country living in the rural Oklahoma you have been looking for! 6.5 acres and a home in the woods under the stars. Escape to the hills with outbuildings for horses, goats, chickens and all the big boy toys. Country roads are pretty bumpy out here so bring your trucks and watch for all the wildlife in your own hunting paradise out back.

24. 2021-04-06
    status Pending 362-char remark

    Show marketing remark (362 chars)

    Private secluded quiet country living in the rural Oklahoma you have been looking for! 6.5 acres and a home in the woods under the stars. Escape to the hills with outbuildings for horses, goats, chickens and all the big boy toys. Country roads are pretty bumpy out here so bring your trucks and watch for all the wildlife in your own hunting paradise out back.

25. 2021-03-31
    listed $149,900 Active 362-char remark

    Show marketing remark (362 chars)

    Private secluded quiet country living in the rural Oklahoma you have been looking for! 6.5 acres and a home in the woods under the stars. Escape to the hills with outbuildings for horses, goats, chickens and all the big boy toys. Country roads are pretty bumpy out here so bring your trucks and watch for all the wildlife in your own hunting paradise out back.

26. 2018-05-21
    historical
27. 2018-02-20
    listed $90,000 Active
28. 2003-09-22
    soldstatus $23,500

ⓘ 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: $952 · $79/mo
• Projected year-2 tax: $1,530 · $127/mo
• Expected delta: +$578/yr (+$48/mo · 60.7%)

ⓘ 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 9/10 Extreme
• 🌡 Heat 5/10 Major 7 d/yr ≥111°F today · 18 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,693
• − Mortgage interest: −$9,523
• − Property taxes: −$952
• − Insurance: −$850
• − Repairs & maintenance: −$1,255
• − Management: −$1,255
• − Depreciation: −$4,945
• Taxable loss: −$3,088
• Est. tax savings @ 24.0%: +$741
• After-tax cash flow: $638/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: Twin Hills
• NCES district ID: 4030450
• Math proficiency: 45% ▲ 5.00%
• Reading proficiency: 40% ▲ 5.00%
• Median HH income: $50,092
• Composite: 38.91/100
• National rank: #8318
• State rank: #73 of 513 in OK

Livability — Beggs

• Score: 60/100
• State rank: #326
• US rank: #18483

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,451

Population outlook (Okmulgee County) Hauer SSP2

• Today (2025): 37,543 people
• By 2030: 36,528 · -2.7%
• By 2040: 34,430 · -8.3%
• By 2050: 32,498 · -13.4%
• By 2075: 28,814 · -23.3%
• By 2100: 25,193 · -32.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Two or more races 11% Hispanic / Latino 10% Native American 9% Black 2%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 3% Italian 3% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 6%

Political lean MEDSL · Okmulgee

• 2024 margin: Solid R (+42.7) · D 27.7% · R 70.4% · Other 1.9%
• 2008→2024 swing: -25.7pp toward R · 2008: -17.0pp · 2024: -42.7pp
• All cycles: 2024: R+42.7 2020: R+37.1 2016: R+32.7 2012: R+17.5 2008: R+17.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 21.95%
• Current HPI: 277.4537
• 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

+623.4% since first listed

15 events — show timeline

• 2026-05-21 Listed $170,000 MLS Technology, Inc.
• 2021-07-30 Sold (MLS) $140,000 MLS Technology, Inc.
• 2021-06-23 Pending — MLS Technology, Inc.
• 2021-06-08 Price Changed $129,900 MLS Technology, Inc.
• 2021-06-01 Price Changed $134,900 MLS Technology, Inc.
• 2021-05-28 Relisted — MLS Technology, Inc.
• 2021-04-19 Pending — MLS Technology, Inc.
• 2021-04-17 Price Changed $139,900 MLS Technology, Inc.
• 2021-04-12 Price Changed $148,900 MLS Technology, Inc.
• 2021-04-09 Relisted — MLS Technology, Inc.
• 2021-04-06 Pending — MLS Technology, Inc.
• 2021-03-31 Listed $149,900 MLS Technology, Inc.
• 2018-05-21 Listing Removed — MLS Technology, Inc.
• 2018-02-20 Listed $90,000 MLS Technology, Inc.
• 2003-09-22 Sold (Public Records) $23,500 Public Records

Property tax history

+0.9%/yr

Latest (2025): $952 · +7.8% YoY. Source: county tax records.