114278 S 4203 Rd · Texanna, OK 74426

$129,000

2 bd · 2.0 ba · 896 sqft · Manufactured public records · 81 Days on market

Manufactured home Built 2017 0.52 ac lot Est $116k · 12% over $4/mo HOA · 1% of rent

---

Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• Cash flow +5.7/30.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +2.3/15.0
• DSCR +0.1/10.0
• 1% rule +0.0/10.0

Listing remarks MLS

Come home to this turn key place today! With Belle Starr Marina and boat ramp right around the corner, you have it all here! Plenty of room to let the kids play and have your space but close enough to town for all amenities. This home features 2 beds and 2 full baths with a large shop building to hold all your tools with plenty of yard to park your boat! Come see today!

Key facts

• Covered deck
• 220-amp power
• Fenced front yard

Tags

• COVERED DECK
• FENCED FRONT YARD
• NEW CHAIN-LINK FENCING
• HIGH-SPEED ECOLINK INTERNET
• 220-AMP POWER
• SPACIOUS COVERED PARKING AREA

Property features AI

Finance

• Other: Lot includes mature trees; Approximately 0.516 acre lot; Less than 1 mile to water
• HOA & community: Homeowners association with a $50 annual fee; Community marina; Clubhouse amenity

Exterior

• Parking: 2-car garage; Carport; RV access/parking; Boat parking; Workshop in garage; Additional storage
• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Water available (rural); Aerobic septic system; Cable available; High-speed internet available
• Home design: Single-wide manufactured home; One story; Faces east; Crawlspace foundation with tie-downs
• Construction: Built (year per public records); HardiPlank-type siding; Manufactured construction; Asphalt/fiberglass roof
• Exterior features: Covered porch, deck; Dog run; Storage and workshop structures; Chain link partial fencing; Access to Eufaula Lake with boat ramp/lift access, lake and river access, water access

Interior

• Kitchen: Eat-in kitchen with island; Oven, Range, Stove; Dishwasher; Refrigerator
• Bedrooms: Two first-floor bedrooms (each without a private bath)
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms (hall baths with bathtub)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: High ceilings and vaulted ceiling(s); Laminate counters; Cable TV and high-speed internet available; Wired for data; Insulated windows (vinyl) and insulated doors; Smoke detector(s); Electric oven connection
• Laundry & utility: Washer hookup; Electric dryer hookup; Inside utility room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $129k.

Deal economics

• At list price, monthly cash flow is $-264 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $82k (36.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $65k (49.6% below list).
• Recommended offer: $65k (49.6% below list) — sets the bar for 1% rule.
• Cap rate 3.8% vs local median 2.6% in Texanna — 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 (#140 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, health & safety C-, amenities F.
• Checotah (town): math 32% / reading 28% proficiency, ranked #72 of 270 in OK (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Marshall Es (422 students, 0% FRL); Checotah Ms (math 15% / reading 20%, grade F, #186 of 345 statewide, top 55%, 330 students, 0% FRL); Checotah Hs (math 12% / reading 17%, grade F, #348 of 447 statewide, top 79%, 394 students, 0% FRL) — zoned schools average 0% FRL vs 72% district-wide (72 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 16% at this address vs 30% district-wide (-14 pts) — the specific schools serving this property underperform the Checotah average; the district grade overstates school quality for this exact location.
• Market conditions: 151 active listings in the ZIP; 20 units permitted in McIntosh County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($892 loan paydown + $13k appreciation (10.0% local appreciation)).
• McIntosh County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $82k; list at $129k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major 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 $65,011 (49.6% 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. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 50% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.50% ✗
• Cap rate: 3.84%
• Cash-on-cash: -8.76%
• DSCR: 0.61
• GRM: 16.5

CMA / ARV

• ARV (on-the-fly): $115,584
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114468 S 4207 Rd	0.45mi	2/1.0	896 (0%)	4mo	$88,000	$98	71
114455 S 4203 Rd	0.24mi	3/2.0 (+1)	920 (+3%)	23mo	$118,500	$129	60
114155 S 4205 Rd	0.28mi	2/1.0	784 (-12%)	6mo	$150,000	$191	57

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.1%
• Equity multiple: 2.48×
• Total profit: $53,409
• Equity at exit: $116,213

10-year hold

• IRR: 16.9%
• Equity multiple: 5.72×
• Total profit: $170,363
• Equity at exit: $250,619

Cash invested: $36,120 (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 74426

• Home prices YoY: 5.3%
• Active inventory: 151
• Price-to-rent: 16.5×

Monthly cashflow live

• Estimated rent: $650 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$43 /mo · $515/yr
• Insurance: −$54
• HOA: −$4
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$137
• Net cashflow: $-264

Break-even live

Break-even rent $984

Max offer price $82,439

Occupancy floor —

Sensitivity live

Price	-10% $-191	-5% $-227	+0% $-264	+5% $-300	+10% $-337
Rent	-10% $-315	-5% $-289	+0% $-264	+5% $-238	+10% $-212
Rate	-1.0pp $-199	-0.5pp $-231	base $-264	+0.5pp $-297	+1.0pp $-331

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $4 · $48/yr

Listing history 25 events

1. 2026-06-22
   days on market $129,000 Active 81 DOM
2. 2026-06-21
   days on market $129,000 Active 80 DOM
3. 2026-06-21
   days on market $129,000 Active 79 DOM
4. 2026-06-18
   days on market $129,000 Active 77 DOM
5. 2026-06-17
   days on market $129,000 Active 76 DOM
6. 2026-06-16
   days on market $129,000 Active 75 DOM
7. 2026-06-15
   days on market $129,000 Active 74 DOM
8. 2026-06-13
   days on market $129,000 Active 72 DOM
9. 2026-06-12
   days on market $129,000 Active 71 DOM
10. 2026-06-09
    days on market $129,000 Active 68 DOM
11. 2026-06-08
    days on market $129,000 Active 67 DOM
12. 2026-06-08
    days on market $129,000 Active 66 DOM
13. 2026-06-07
    days on market $129,000 Active 65 DOM
14. 2026-06-04
    days on market $129,000 Active 62 DOM
15. 2026-06-02
    days on market $129,000 Active 61 DOM
16. 2026-06-01
    days on market $129,000 Active 60 DOM
17. 2026-05-31
    days on market $129,000 Active 59 DOM
18. 2026-04-03
    historical
19. 2026-04-02
    listed $129,000 Active
20. 2025-07-25
    price $129,000
21. 2025-04-03
    listed $139,500 Active
22. 2021-10-14
    soldstatus $82,500
23. 2021-10-08
    soldstatus $82,500 Closed 372-char remark

    Show marketing remark (372 chars)

    Come home to this turn key place today! With Belle Starr Marina and boat ramp right around the corner, you have it all here! Plenty of room to let the kids play and have your space but close enough to town for all amenities. This home features 2 beds and 2 full baths with a large shop building to hold all your tools with plenty of yard to park your boat! Come see today!

24. 2021-08-26
    status Pending 372-char remark

    Show marketing remark (372 chars)

    Come home to this turn key place today! With Belle Starr Marina and boat ramp right around the corner, you have it all here! Plenty of room to let the kids play and have your space but close enough to town for all amenities. This home features 2 beds and 2 full baths with a large shop building to hold all your tools with plenty of yard to park your boat! Come see today!

25. 2021-08-21
    listed $82,500 Active 372-char remark

    Show marketing remark (372 chars)

    Come home to this turn key place today! With Belle Starr Marina and boat ramp right around the corner, you have it all here! Plenty of room to let the kids play and have your space but close enough to town for all amenities. This home features 2 beds and 2 full baths with a large shop building to hold all your tools with plenty of yard to park your boat! Come see today!

ⓘ 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: $515 · $43/mo
• Projected year-2 tax: $1,161 · $97/mo
• Expected delta: +$646/yr (+$54/mo · 125.4%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 9% 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: $7,801
• − Mortgage interest: −$7,226
• − Property taxes: −$515
• − Insurance: −$645
• − Repairs & maintenance: −$624
• − Management: −$624
• − HOA: −$48
• − Depreciation: −$3,753
• Taxable loss: −$5,634
• Est. tax savings @ 24.0%: +$1,352
• After-tax cash flow: $-1,811/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: Checotah
• NCES district ID: 4007350
• Math proficiency: 32% ▼ -7.00%
• Reading proficiency: 28% ▼ -2.00%
• Median HH income: $34,331
• Composite: 24.73/100
• National rank: #7607
• State rank: #72 of 270 in OK

Livability — Texanna

• Score: 65/100
• State rank: #140
• US rank: #13083

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Texanna, OK
• Population (ZIP): 9,482

Population outlook (McIntosh County) Hauer SSP2

• Today (2025): 18,935 people
• By 2030: 18,272 · -3.5%
• By 2040: 16,905 · -10.7%
• By 2050: 15,771 · -16.7%
• By 2075: 14,097 · -25.6%
• By 2100: 12,572 · -33.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 62% Native American 18% Two or more races 13% Hispanic / Latino 5% Black 3% Asian 2%
• Common ancestry: Iranian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · German/W. Germanic 2% Other Indo-European 1% Spanish 1%

Political lean MEDSL · McIntosh

• 2024 margin: Solid R (+52.7) · D 22.9% · R 75.7% · Other 1.4%
• 2008→2024 swing: -33.5pp toward R · 2008: -19.3pp · 2024: -52.7pp
• All cycles: 2024: R+52.7 2020: R+49.7 2016: R+42.5 2012: R+23.8 2008: R+19.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 16.32%
• Current HPI: 325.0751
• 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

+56.4% since first listed

8 events — show timeline

• 2026-04-03 Listing Removed — MLS Technology, Inc.
• 2026-04-02 Listed $129,000 MLS Technology, Inc.
• 2025-07-25 Price Changed $129,000 MLS Technology, Inc.
• 2025-04-03 Listed $139,500 MLS Technology, Inc.
• 2021-10-14 Sold (Public Records) $82,500 Public Records
• 2021-10-08 Sold (MLS) $82,500 MLS Technology, Inc.
• 2021-08-26 Pending — MLS Technology, Inc.
• 2021-08-21 Listed $82,500 MLS Technology, Inc.

Property tax history

+28.7%/yr

Latest (2025): $515 · +6.4% YoY. Source: county tax records.