915 Asp · Sparks, OK 74869

$125,000

3 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 93 Days on market

Built 1985 0.50 ac lot

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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 +20.4/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +4.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Beautiful Country Home on small acreage with a massive slab ready for a large metal building or new home. The home is in great condition and has a nice enclosed porch area off the East side of home. Enter through the large enclosed porch into a large kitchen with tons of cabinets and counter space. To the West is a large living area and to the South is a large formal dining room. Move through the dining room West into a 2nd large living area/study then into a central hallway. There are 3 bedrooms and full bathroom off the hallway. The last bedroom at the North West corner is a master bedroom with master bathroom. The slab has 2 metal carports that are well built and removable if desired to add a nice metal shop or new home to the slab. This is a great home priced to sell quickly.

Key facts

• Insulated garage
• Lake views
• Concrete slab

Tags

• LAKE ACCESS
• LAKE VIEWS
• CONCRETE SLAB
• LARGE CARPORTS
• INSULATED GARAGE
• ENCLOSED PORCH

Property features AI

Finance

• Other: Located in Sparks addition; Occupied; Days on market: 36; Price reduced
• Financial info: Loan financing available; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: Concrete parking; 4-car garage
• Utilities: Cable available; Electricity available; Natural gas available; High speed internet available; Septic tank
• Home design: Single family residence; One-level; Residential property; Existing structure
• Construction: Mobile construction; Metal roof; Combination foundation; Homestead property
• Exterior features: Fire pit; Lake access / lakefront; Water view; Outbuildings; Storage; Workshop; Below-ground storm shelter

Interior

• Kitchen: Free-standing range (gas); Free-standing oven (gas)
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: Inside utility; Screened porch; Workshop; Fireplace: none
• Laundry & utility: Inside utility

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $161 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $118k (6.0% below list).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#355 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: housing C-, amenities F, commute F.
• Meeker (rural): math 19% / reading 28% proficiency, ranked #123 of 270 in OK (top 46%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Meeker Es (math 22% / reading 27%, grade F, #354 of 845 statewide, top 47%, 342 students, 0% FRL); Meeker Hs (math 22% / reading 27%, grade F, #150 of 447 statewide, top 48%, 209 students, 0% FRL) — zoned schools average 0% FRL vs 51% district-wide (51 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 10 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 ($864 loan paydown + $12k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $20k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $88k; 41% 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% 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: 0.94% ✗
• Cap rate: 7.84%
• Cash-on-cash: 5.53%
• DSCR: 1.25
• GRM: 8.9

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: 28.3%
• Equity multiple: 3.24×
• Total profit: $78,312
• Equity at exit: $112,610

10-year hold

• IRR: 24.6%
• Equity multiple: 7.36×
• Total profit: $222,453
• Equity at exit: $242,848

Cash invested: $35,000 (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 74869

• Home prices YoY: 3.2%
• Active inventory: 10
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,176 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$60 /mo · $717/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $161

Break-even live

Break-even rent $971

Max offer price $125,000

Occupancy floor 81%

Sensitivity live

Price	-10% $232	-5% $197	+0% $161	+5% $126	+10% $91
Rent	-10% $68	-5% $115	+0% $161	+5% $208	+10% $254
Rate	-1.0pp $224	-0.5pp $193	base $161	+0.5pp $129	+1.0pp $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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $125,000 Active 93 DOM
2. 2026-06-18
   days on market $125,000 Active 92 DOM
3. 2026-06-17
   days on market $125,000 Active 91 DOM
4. 2026-06-16
   days on market $125,000 Active 90 DOM
5. 2026-06-15
   days on market $125,000 Active 89 DOM
6. 2026-06-14
   days on market $125,000 Active 87 DOM
7. 2026-06-12
   days on market $125,000 Active 86 DOM
8. 2026-06-09
   days on market $125,000 Active 83 DOM
9. 2026-06-08
   days on market $125,000 Active 82 DOM
10. 2026-06-07
    pricedays on market $125,000 Active 81 DOM
11. 2026-06-05
    days on market $135,000 Active 78 DOM
12. 2026-06-03
    days on market $135,000 Active 77 DOM
13. 2026-06-02
    days on market $135,000 Active 76 DOM
14. 2026-06-01
    days on market $135,000 Active 75 DOM
15. 2026-05-31
    days on market $135,000 Active 74 DOM
16. 2026-05-30
    days on market $135,000 Active 73 DOM
17. 2026-04-23
    price $135,000
18. 2026-03-18
    listed $145,000 Active
19. 2021-08-17
    soldstatus $88,500
20. 2021-05-07
    soldstatus $88,400 Sold 790-char remark

    Show marketing remark (790 chars)

    Beautiful Country Home on small acreage with a massive slab ready for a large metal building or new home. The home is in great condition and has a nice enclosed porch area off the East side of home. Enter through the large enclosed porch into a large kitchen with tons of cabinets and counter space. To the West is a large living area and to the South is a large formal dining room. Move through the dining room West into a 2nd large living area/study then into a central hallway. There are 3 bedrooms and full bathroom off the hallway. The last bedroom at the North West corner is a master bedroom with master bathroom. The slab has 2 metal carports that are well built and removable if desired to add a nice metal shop or new home to the slab. This is a great home priced to sell quickly.

21. 2021-03-24
    status Pending 790-char remark

    Show marketing remark (790 chars)

    Beautiful Country Home on small acreage with a massive slab ready for a large metal building or new home. The home is in great condition and has a nice enclosed porch area off the East side of home. Enter through the large enclosed porch into a large kitchen with tons of cabinets and counter space. To the West is a large living area and to the South is a large formal dining room. Move through the dining room West into a 2nd large living area/study then into a central hallway. There are 3 bedrooms and full bathroom off the hallway. The last bedroom at the North West corner is a master bedroom with master bathroom. The slab has 2 metal carports that are well built and removable if desired to add a nice metal shop or new home to the slab. This is a great home priced to sell quickly.

22. 2021-02-28
    status Active 790-char remark

    Show marketing remark (790 chars)

    Beautiful Country Home on small acreage with a massive slab ready for a large metal building or new home. The home is in great condition and has a nice enclosed porch area off the East side of home. Enter through the large enclosed porch into a large kitchen with tons of cabinets and counter space. To the West is a large living area and to the South is a large formal dining room. Move through the dining room West into a 2nd large living area/study then into a central hallway. There are 3 bedrooms and full bathroom off the hallway. The last bedroom at the North West corner is a master bedroom with master bathroom. The slab has 2 metal carports that are well built and removable if desired to add a nice metal shop or new home to the slab. This is a great home priced to sell quickly.

23. 2021-02-11
    status Pending 790-char remark

    Show marketing remark (790 chars)

    Beautiful Country Home on small acreage with a massive slab ready for a large metal building or new home. The home is in great condition and has a nice enclosed porch area off the East side of home. Enter through the large enclosed porch into a large kitchen with tons of cabinets and counter space. To the West is a large living area and to the South is a large formal dining room. Move through the dining room West into a 2nd large living area/study then into a central hallway. There are 3 bedrooms and full bathroom off the hallway. The last bedroom at the North West corner is a master bedroom with master bathroom. The slab has 2 metal carports that are well built and removable if desired to add a nice metal shop or new home to the slab. This is a great home priced to sell quickly.

24. 2021-01-05
    price $88,400 790-char remark

    Show marketing remark (790 chars)

    Beautiful Country Home on small acreage with a massive slab ready for a large metal building or new home. The home is in great condition and has a nice enclosed porch area off the East side of home. Enter through the large enclosed porch into a large kitchen with tons of cabinets and counter space. To the West is a large living area and to the South is a large formal dining room. Move through the dining room West into a 2nd large living area/study then into a central hallway. There are 3 bedrooms and full bathroom off the hallway. The last bedroom at the North West corner is a master bedroom with master bathroom. The slab has 2 metal carports that are well built and removable if desired to add a nice metal shop or new home to the slab. This is a great home priced to sell quickly.

25. 2020-12-11
    listed $89,900 Active 790-char remark

    Show marketing remark (790 chars)

    Beautiful Country Home on small acreage with a massive slab ready for a large metal building or new home. The home is in great condition and has a nice enclosed porch area off the East side of home. Enter through the large enclosed porch into a large kitchen with tons of cabinets and counter space. To the West is a large living area and to the South is a large formal dining room. Move through the dining room West into a 2nd large living area/study then into a central hallway. There are 3 bedrooms and full bathroom off the hallway. The last bedroom at the North West corner is a master bedroom with master bathroom. The slab has 2 metal carports that are well built and removable if desired to add a nice metal shop or new home to the slab. This is a great home priced to sell quickly.

ⓘ 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: $717 · $60/mo
• Projected year-2 tax: $1,125 · $94/mo
• Expected delta: +$408/yr (+$34/mo · 56.9%)

ⓘ 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 6/10 Major
• 🌡 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,106
• − Mortgage interest: −$7,002
• − Property taxes: −$717
• − Insurance: −$625
• − Repairs & maintenance: −$1,129
• − Management: −$1,129
• − Depreciation: −$3,636
• Taxable loss: −$131
• Est. tax savings @ 24.0%: +$31
• After-tax cash flow: $1,967/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: Meeker
• NCES district ID: 4019680
• Math proficiency: 19% ▼ -24.00%
• Reading proficiency: 28% ▼ -10.00%
• Median HH income: $48,708
• Composite: 20.66/100
• National rank: #8537
• State rank: #123 of 270 in OK

Livability — Sparks

• Score: 60/100
• State rank: #355
• US rank: #19065

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sparks, OK
• Population (ZIP): 538

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 (80%)
• Race & ethnicity: White 80% Two or more races 12% Hispanic / Latino 9% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Iranian 5% Romanian 3% Lithuanian 2%
• Foreign-born: 5% · Canada
• Languages at home: 98% 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: ▲ 19.12%
• Current HPI: 614.8768
• 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

+50.2% since first listed

9 events — show timeline

• 2026-04-23 Price Changed $135,000 MLSOK
• 2026-03-18 Listed $145,000 MLSOK
• 2021-08-17 Sold (Public Records) $88,500 Public Records
• 2021-05-07 Sold (MLS) $88,400 MLSOK
• 2021-03-24 Pending — MLSOK
• 2021-02-28 Relisted — MLSOK
• 2021-02-11 Pending — MLSOK
• 2021-01-05 Price Changed $88,400 MLSOK
• 2020-12-11 Listed $89,900 MLSOK

Property tax history

+17.7%/yr

Latest (2025): $717 · +3.6% YoY. Source: county tax records.