400 5th St · Tupelo, OK 74572

$150,000

4 bd · 2.0 ba · 2,128 sqft · SingleFamily · 7 Days on market

Built 2006 Good condition 0.48 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 +16.4/30.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• DSCR +5.1/10.0
• 1% rule +4.5/10.0
• Condition / age +3.8/5.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Schools +2.0/10.0

Listing remarks

Spacious 4-bedroom, 2-bath manufactured home situated on a large corner property consisting of three city lots! This well-maintained home offers plenty of room for family and entertaining with two separate living areas, providing flexible space for a game room, home office, or second family room. Enjoy the beauty and shade of mature trees throughout the property, creating a peaceful outdoor setting with plenty of room to relax, garden, or expand. A storm cellar provides added peace of mind during Oklahoma weather. The oversized lot offers ample space for parking, outdoor activities, and future improvements. If you're looking for space, functionality, and a great location with room to grow,

Key facts

• Oversized lot
• Storm cellar
• Mature trees

Tags

• LARGE CORNER PROPERTY
• TWO SEPARATE LIVING AREAS
• MATURE TREES
• STORM CELLAR
• OVERSIZED LOT

Property features AI

Exterior

• Security: Storm shelter; Smoke detectors
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: Manufactured double-wide home; Single-story; Faces east; Crawlspace foundation
• Construction: Built (year per public records); Vinyl siding; Asphalt/fiberglass roof
• Exterior features: Corner lot; Mature trees; Porch; Above-ground pool with liner; Decorative fencing; Storm shelter; Smoke detector(s)

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Stove; Refrigerator; Plumbed for ice maker; Electric water heater
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: High-speed internet available; Cable TV available; Wired for data; Ceiling fan(s); Laminate counters; Vinyl windows; Electric oven/range connection
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $150k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $85 ($1k/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 $142k (5.3% below list).
• Recommended offer: $142k (5.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 54/100 on livability (#584 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A-; Watch: schools F, amenities F, commute F.
• Tupelo (rural): math 20% / reading 20% proficiency, ranked #413 of 513 in OK (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 9 active listings in the ZIP; 8 units permitted in Coal County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $4k appreciation (2.5% local appreciation)).
• Coal County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.5% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $142,021 (5.3% 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. 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.
4. 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.
5. 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: 0.95% ✗
• Cap rate: 6.98%
• Cash-on-cash: 2.44%
• DSCR: 1.11
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.52% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.4%
• Equity multiple: 1.47×
• Total profit: $19,719
• Equity at exit: $63,396

10-year hold

• IRR: 11.3%
• Equity multiple: 2.61×
• Total profit: $67,463
• Equity at exit: $94,661

Cash invested: $42,000 (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 74572

• Home prices YoY: 1.5%
• Active inventory: 9
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,420 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $85

Break-even live

Break-even rent $1,312

Max offer price $150,000

Occupancy floor 89%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   days on market $150,000 Active 7 DOM
2. 2026-06-17
   days on market $150,000 Active 6 DOM
3. 2026-06-16
   days on market $150,000 Active 5 DOM
4. 2026-06-15
   days on market $150,000 Active 4 DOM
5. 2026-06-13
   days on market $150,000 Active 2 DOM
6. 2026-06-12
   remarks 699-char remark
7. 2026-06-12
   listed $150,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $17,043
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,363
• − Management: −$1,363
• − Depreciation: −$4,364
• Taxable loss: −$1,450
• Est. tax savings @ 24.0%: +$348
• After-tax cash flow: $1,372/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.

Condition & rehab AI · 2 photos

Good 75/100 Cosmetic rehab

This well-maintained, spacious single-family home on a large corner lot offers ample room for family and entertaining. With good exterior and interior conditions, it's ready for a fresh coat of paint and some minor updates to maximize its value.

Value-add opportunities

• Both Paint exterior siding — Fresh paint can enhance curb appeal and the home's overall appearance.
• Both Clean and maintain gutters — Clean gutters improve drainage and prevent water damage, enhancing the home's value.
• Both Update landscaping — Fresh landscaping can improve curb appeal and add value to the property.
• Both Install smart home features — Smart home features can increase the home's appeal and marketability.
• Both Add a small patio or deck — A small outdoor space can enhance the home's appeal and add value for both resale and rental purposes.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Fresh paint can enhance curb appeal and the home's overall appearance. ↑
• Both Clean and maintain gutters — Clean gutters improve drainage and prevent water damage, enhancing the home's value. ↑
• Both Update landscaping — Fresh landscaping can improve curb appeal and add value to the property. ↑
• Both Install smart home features — Smart home features can increase the home's appeal and marketability. ↑
• Both Add a small patio or deck — A small outdoor space can enhance the home's appeal and add value for both resale and rental purposes. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Tupelo
• NCES district ID: 4030270
• Math proficiency: 20% ▬ 0.00%
• Reading proficiency: 20% ▼ -5.00%
• Median HH income: $39,174
• Composite: 20.12/100
• National rank: #13852
• State rank: #413 of 513 in OK

Livability — Tupelo

• Score: 54/100
• State rank: #584
• US rank: #23868

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tupelo, OK
• Population (ZIP): 806

Population outlook (Coal County) Hauer SSP2

• Today (2025): 5,190 people
• By 2030: 4,951 · -4.6%
• By 2040: 4,507 · -13.2%
• By 2050: 4,186 · -19.3%
• By 2075: 4,057 · -21.8%
• By 2100: 4,331 · -16.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 66% Two or more races 19% Native American 11% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: European 3% Lithuanian 2% Slovak 1%
• Foreign-born: 0% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Coal

• 2024 margin: Solid R (+71.3) · D 13.6% · R 84.9% · Other 1.5%
• 2008→2024 swing: -24.1pp toward R · 2008: -47.2pp · 2024: -71.3pp
• All cycles: 2024: R+71.3 2020: R+68.0 2016: R+61.9 2012: R+45.0 2008: R+47.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.52%
• Current HPI: 171.4138
• 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

1 event — show timeline

• 2026-06-11 Listed $150,000 MLS Technology, Inc.