40014 E County Road 1280 · Stigler, OK 74462

$110,000

2 bd · 2.0 ba · 928 sqft · Manufactured public records · 9 Days on market

Built 1996 20 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 +14.5/30.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• DSCR +4.4/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Back on the market, at no fault of the sellers. Come check out this beautiful 20-acre property, with a small mobile home. Investment opportunity with a tenant that has lived here for many years and pays on time. Tenant pays $600.00 monthly & all utilities. Mobile home is not in the best condition, but the land is ideal. Mostly clear lot with a small pond perfect for haybales and cattle. The northern portion of the lot is an outdoorsman paradise mostly wooded and a small creek that runs through the property. According to the sellers there is deer, small game, and wild boar. Only minutes off Highway 82, only a 20-minute drive to get into Stigler.

Key facts

• 20 acre property
• Small mobile home
• Small pond

Tags

• 20 ACRE PROPERTY
• SMALL MOBILE HOME
• INVESTMENT OPPORTUNITY
• MOSTLY CLEAR LOT
• SMALL POND
• SMALL CREEK

Property features AI

Finance

• Other: Lot size approximately 20.132 acres
• Financial info: Tax details and other financial specifics excluded
• HOA & community: No HOA information provided

Exterior

• Parking: Dirt driveway
• Security: No safety shelter; Partial barbed wire fencing
• Utilities: Electricity available; Water available (well); Septic tank
• Home design: Manufactured home (single wide); Faces south; Tie-down foundation
• Construction: Manufactured construction with vinyl siding; Asphalt/fiberglass roof
• Exterior features: Dirt driveway; Mature trees on lot; Pond on lot; Wooded lot

Interior

• Kitchen: Oven; Range
• Bedrooms: Information not provided
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Aluminum window frames; Laminate counters; Electric oven connection; Electric range connection; No additional interior features listed
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $23 ($281/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 $87k (20.8% below list).
• Recommended offer: $87k (20.8% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.7% in Stigler — 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 (#159 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: health & safety C-, amenities F, commute F.
• Kinta (rural): math 30% / reading 35% proficiency, ranked #232 of 513 in OK (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 94% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Kinta Es (math 17% / reading 12%, grade F, #604 of 845 statewide, top 76%, 107 students, 0% FRL); Kinta Hs (52 students, 0% FRL) — zoned schools average 0% FRL vs 94% district-wide (94 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 14% at this address vs 32% district-wide (-18 pts) — the specific schools serving this property underperform the Kinta average; the district grade overstates school quality for this exact location.
• Market conditions: 138 active listings in the ZIP; 10 units permitted in Haskell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($761 loan paydown + $4k appreciation (3.8% local appreciation)).
• Haskell County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.8% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,091 (20.8% below list)

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. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.79% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.91%
• DSCR: 1.04
• GRM: 10.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.83% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.6%
• Equity multiple: 1.64×
• Total profit: $19,605
• Equity at exit: $54,682

10-year hold

• IRR: 12.4%
• Equity multiple: 3.01×
• Total profit: $61,797
• Equity at exit: $88,579

Cash invested: $30,800 (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 74462

• Home prices YoY: 1.9%
• Active inventory: 138
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $871 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$42 /mo · $503/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $23

Break-even live

Break-even rent $841

Max offer price $110,000

Occupancy floor 92%

Sensitivity live

Price	-10% $86	-5% $55	+0% $23	+5% $-8	+10% $-39
Rent	-10% $-45	-5% $-11	+0% $23	+5% $58	+10% $92
Rate	-1.0pp $79	-0.5pp $51	base $23	+0.5pp $-5	+1.0pp $-34

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $110,000 Active 9 DOM
2. 2026-06-21
   days on market $110,000 Active 8 DOM
3. 2026-06-18
   days on market $110,000 Active 6 DOM
4. 2026-06-17
   days on market $110,000 Active 5 DOM
5. 2026-06-16
   days on market $110,000 Active 4 DOM
6. 2026-06-15
   days on market $110,000 Active 3 DOM
7. 2026-06-12
   days on marketlisting id $110,000 Active 1 DOM
8. 2026-06-09
   days on market $110,000 Active 171 DOM
9. 2026-06-08
   days on market $110,000 Active 170 DOM
10. 2026-06-08
    days on market $110,000 Active 169 DOM
11. 2026-06-05
    days on market $110,000 Active 167 DOM
12. 2026-06-04
    days on market $110,000 Active 165 DOM
13. 2026-06-02
    days on market $110,000 Active 164 DOM
14. 2026-06-01
    days on market $110,000 Active 163 DOM
15. 2026-05-31
    days on market $110,000 Active 162 DOM
16. 2026-03-09
    price $110,000
17. 2026-03-09
    status Active
18. 2026-03-01
    status Pending
19. 2025-12-12
    listed $120,000 Active
20. 2025-08-29
    soldstatus $419,000
21. 2024-04-18
    soldstatus $110,000

ⓘ 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: $503 · $42/mo
• Projected year-2 tax: $990 · $82/mo
• Expected delta: +$487/yr (+$41/mo · 96.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (shaded) · 20% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥112°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,451
• − Mortgage interest: −$6,162
• − Property taxes: −$503
• − Insurance: −$550
• − Repairs & maintenance: −$836
• − Management: −$836
• − Depreciation: −$3,200
• Taxable loss: −$1,636
• Est. tax savings @ 24.0%: +$393
• After-tax cash flow: $674/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: Kinta
• NCES district ID: 4016620
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 35% ▲ 10.00%
• Median HH income: $34,919
• Composite: 29.56/100
• National rank: #11758
• State rank: #232 of 513 in OK

Livability — Stigler

• Score: 65/100
• State rank: #159
• US rank: #13589

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,096

Population outlook (Haskell County) Hauer SSP2

• Today (2025): 12,670 people
• By 2030: 12,462 · -1.6%
• By 2040: 11,962 · -5.6%
• By 2050: 11,354 · -10.4%
• By 2075: 9,621 · -24.1%
• By 2100: 7,478 · -41.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Native American 13% Two or more races 13% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Scotch-Irish 1% Slovak 1% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4% Russian/Polish/Slavic 1%

Political lean MEDSL · Haskell

• 2024 margin: Solid R (+69.7) · D 14.6% · R 84.2% · Other 1.3%
• 2008→2024 swing: -32.6pp toward R · 2008: -37.0pp · 2024: -69.7pp
• All cycles: 2024: R+69.7 2020: R+67.5 2016: R+59.5 2012: R+44.6 2008: R+37.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.83%
• Current HPI: 201.74
• 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

+0.0% since first listed

6 events — show timeline

• 2026-03-09 Price Changed $110,000 MLS Technology, Inc.
• 2026-03-09 Relisted — MLS Technology, Inc.
• 2026-03-01 Pending — MLS Technology, Inc.
• 2025-12-12 Listed $120,000 MLS Technology, Inc.
• 2025-08-29 Sold (Public Records) $419,000 Public Records
• 2024-04-18 Sold (Public Records) $110,000 Public Records

Property tax history

-0.8%/yr

Latest (2025): $503 · -3.8% YoY. Source: county tax records.