5400 Wildwood Rd · Short, OK 72956

$120,000

3 bd · 1.0 ba · 2,180 sqft · Manufactured public records · 170 Days on market

Built 1988 3.33 ac lot Est $187k · 36% under ↓ 20% 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 +23.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +6.1/10.0
• Rent growth +3.7/5.0
• Livability +2.8/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Secluded on 3.33 peaceful acres surrounded by pine trees, this 2180 sqft, 3-bedroom, 2-bath mobile home offers a quiet country setting with room to make it your own. The spacious living room features vaulted ceilings and a cozy fireplace, creating a warm and inviting space to relax or gather with family and friends. A bonus room adds flexibility for a home office, playroom, or extra living space, while the large utility room just off the kitchen provides convenient access to the primary closet and additional storage. The layout offers comfortable everyday living with plenty of natural light and functional spaces throughout. The outdoor setting provides privacy and a serene backdrop, perfect for enjoying nature and outdoor activities. With a little attention to the exterior, this property offers a wonderful opportunity to create your own private retreat in a beautiful wooded setting. Acreage, privacy, and potential come together here—schedule your showing and envision the possibilities

Key facts

• 3.33 acre lot
• Built 1988
• Listed 170 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $226 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#553 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: employment D, schools F, crime F.
• Cedarville School District (rural): math 32% / reading 32% proficiency, ranked #138 of 238 in AR (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 90% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.8%/yr); 47 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Crawford County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 4.8% rent growth), your $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 170 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 170 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
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: 1.11% ✓
• Cap rate: 8.55%
• Cash-on-cash: 8.07%
• DSCR: 1.36
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $187,480
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4600 Backendem Woods Rd	0.52mi	4/2.0 (+1)	2,432 (+12%)	17mo	$209,000	$86	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 4.76% rent growth · sell at horizon

5-year hold

• IRR: -2.0%
• Equity multiple: 0.92×
• Total profit: $-2,634
• Equity at exit: $17,892

10-year hold

• IRR: 9.5%
• Equity multiple: 1.79×
• Total profit: $26,548
• Equity at exit: $10,375

Cash invested: $33,600 (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 72956

• Rents YoY: 4.8%
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,336 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $226

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 78%

Sensitivity live

Price	-10% $309	-5% $267	+0% $226	+5% $184	+10% $143
Rent	-10% $120	-5% $173	+0% $226	+5% $279	+10% $331
Rate	-1.0pp $286	-0.5pp $256	base $226	+0.5pp $195	+1.0pp $163

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-07
   statusdays on market $120,000 Pending 170 DOM
2. 2026-06-05
   days on market $120,000 Active 169 DOM
3. 2026-06-03
   days on market $120,000 Active 168 DOM
4. 2026-06-02
   days on market $120,000 Active 167 DOM
5. 2026-06-01
   days on market $120,000 Active 166 DOM
6. 2026-05-31
   days on market $120,000 Active 165 DOM
7. 2026-05-30
   days on market $120,000 Active 164 DOM
8. 2026-04-27
   price $140,000 1005-char remark

   Show marketing remark (1005 chars)

   Secluded on 3.33 peaceful acres surrounded by pine trees, this 2180 sqft, 3-bedroom, 2-bath mobile home offers a quiet country setting with room to make it your own. The spacious living room features vaulted ceilings and a cozy fireplace, creating a warm and inviting space to relax or gather with family and friends. A bonus room adds flexibility for a home office, playroom, or extra living space, while the large utility room just off the kitchen provides convenient access to the primary closet and additional storage. The layout offers comfortable everyday living with plenty of natural light and functional spaces throughout. The outdoor setting provides privacy and a serene backdrop, perfect for enjoying nature and outdoor activities. With a little attention to the exterior, this property offers a wonderful opportunity to create your own private retreat in a beautiful wooded setting. Acreage, privacy, and potential come together here—schedule your showing and envision the possibilities

9. 2026-03-15
   price $160,000 1005-char remark

   Show marketing remark (1005 chars)

   Secluded on 3.33 peaceful acres surrounded by pine trees, this 2180 sqft, 3-bedroom, 2-bath mobile home offers a quiet country setting with room to make it your own. The spacious living room features vaulted ceilings and a cozy fireplace, creating a warm and inviting space to relax or gather with family and friends. A bonus room adds flexibility for a home office, playroom, or extra living space, while the large utility room just off the kitchen provides convenient access to the primary closet and additional storage. The layout offers comfortable everyday living with plenty of natural light and functional spaces throughout. The outdoor setting provides privacy and a serene backdrop, perfect for enjoying nature and outdoor activities. With a little attention to the exterior, this property offers a wonderful opportunity to create your own private retreat in a beautiful wooded setting. Acreage, privacy, and potential come together here—schedule your showing and envision the possibilities

10. 2025-12-11
    listed $175,000 Active 1005-char remark

    Show marketing remark (1005 chars)

    Secluded on 3.33 peaceful acres surrounded by pine trees, this 2180 sqft, 3-bedroom, 2-bath mobile home offers a quiet country setting with room to make it your own. The spacious living room features vaulted ceilings and a cozy fireplace, creating a warm and inviting space to relax or gather with family and friends. A bonus room adds flexibility for a home office, playroom, or extra living space, while the large utility room just off the kitchen provides convenient access to the primary closet and additional storage. The layout offers comfortable everyday living with plenty of natural light and functional spaces throughout. The outdoor setting provides privacy and a serene backdrop, perfect for enjoying nature and outdoor activities. With a little attention to the exterior, this property offers a wonderful opportunity to create your own private retreat in a beautiful wooded setting. Acreage, privacy, and potential come together here—schedule your showing and envision the possibilities

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $16,028
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,282
• − Management: −$1,282
• − Depreciation: −$3,491
• Taxable income: $850
• Est. tax owed @ 24.0%: −$204
• After-tax cash flow: $2,506/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: Cedarville School District
• NCES district ID: 0504080
• Math proficiency: 32% ▼ -14.00%
• Reading proficiency: 32% ▼ -11.00%
• Median HH income: $42,106
• Composite: 27.11/100
• National rank: #7038
• State rank: #138 of 238 in AR

Livability — Short

• Score: 55/100
• State rank: #553
• US rank: #23381

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Crawford County
• Metro: Fort Smith, AR-OK
• Population (ZIP): 34,546
• Household income: $62,988
• Rent vs Own: 28.4% rent · 71.6% own
• Severe rent burden: 571.0

Population outlook (Crawford County) Hauer SSP2

• Today (2025): 62,108 people
• By 2030: 61,519 · -0.9%
• By 2040: 59,735 · -3.8%
• By 2050: 57,521 · -7.4%
• By 2075: 53,143 · -14.4%
• By 2100: 49,596 · -20.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 12% Two or more races 11% Asian 2% Native American 1% Black 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 1% Slovak 1% Romanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 89% English-only · Spanish 10%

Political lean MEDSL · Crawford

• 2024 margin: Solid R (+58.2) · D 19.9% · R 78.1% · Other 2.0%
• 2008→2024 swing: -12.1pp toward R · 2008: -46.0pp · 2024: -58.2pp
• All cycles: 2024: R+58.2 2020: R+56.7 2016: R+55.0 2012: R+49.9 2008: R+46.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -156.05%
• Current HPI: 221.3066
• Rent YoY: ▲ 4.76%
• Metro: Fort Smith, AR-OK
• 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

-20.0% since first listed

3 events — show timeline

• 2026-04-27 Price Changed $140,000 WRVBOR
• 2026-03-15 Price Changed $160,000 WRVBOR
• 2025-12-11 Listed $175,000 WRVBOR