723 4th · Crowder, OK 74430

$79,900

2 bd · 1.0 ba · 980 sqft · Manufactured public records · 85 Days on market

Built 1983 7,000 sqft lot

---

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 +26.5/30.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Appreciation +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

STORM CELLAR AND GENERAC GENERATOR!! Boat landing few hundred yards away! GO FISH Escape to your own lake retreat with this charming 2-bedroom, 2 full bath manufactured home located in Crowder, just across the street and within easy walking distance to beautiful Lake Eufaula. Enjoy peaceful water views and the relaxed lifestyle this property offers. Perfect as a weekend getaway, full-time residence, or fishing cabin. Boating and outdoor recreation are right at your fingertips, with a boat ramp located less than a mile away, making it easy to spend your days on the water. Whether you love fishing, kayaking, or simply soaking in the scenery, this home is ideally situated for it all. Recent

Key facts

• Lake retreat
• Water views
• Boat ramp

Tags

• LAKE RETREAT
• WATER VIEWS
• BOAT RAMP

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Security: Storm shelter
• Utilities: Cable available; Electricity available; Public water; Public sewer
• Home design: Single wide manufactured home; 1 story; Faces north; Crawlspace foundation
• Construction: Manufactured, stone and vinyl siding exterior; Metal roof; Built (year per public records)
• Exterior features: Porch; Shed(s); Chain link partial fencing; Storm shelter; Mature trees; Located less than 1 mile from Eufaula Lake

Interior

• Kitchen: Microwave; Oven; Range; Stove; Refrigerator
• Bedrooms: Master bedroom with private bath (first floor)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; Hall bath with bathtub (first floor)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Vinyl windows; Laminate counters; Other interior features
• Laundry & utility: Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $213 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($867 rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#298 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, crime D-, amenities F.
• Crowder (rural): math 25% / reading 25% proficiency, ranked #328 of 513 in OK (top 64%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 8 active listings in the ZIP; 46 units permitted in Pittsburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($552 loan paydown + $2k appreciation (3.0% local appreciation)).
• Pittsburg 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 + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $6k; list at $80k implies a 1232% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $75,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% 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 D 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: 1.09% ✓
• Cap rate: 9.48%
• Cash-on-cash: 11.40%
• DSCR: 1.51
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 18.2%
• Equity multiple: 2.03×
• Total profit: $23,125
• Equity at exit: $35,926

10-year hold

• IRR: 19.5%
• Equity multiple: 3.83×
• Total profit: $63,317
• Equity at exit: $55,367

Cash invested: $22,372 (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 74430

• Active inventory: 8
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $867 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$20 /mo · $242/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $213

Break-even live

Break-even rent $598

Max offer price $79,900

Occupancy floor 70%

Sensitivity live

Price	-10% $258	-5% $235	+0% $213	+5% $190	+10% $167
Rent	-10% $144	-5% $178	+0% $213	+5% $247	+10% $281
Rate	-1.0pp $253	-0.5pp $233	base $213	+0.5pp $192	+1.0pp $171

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $79,900 Active 85 DOM
2. 2026-06-18
   days on market $79,900 Active 83 DOM
3. 2026-06-17
   days on market $79,900 Active 82 DOM
4. 2026-06-16
   days on market $79,900 Active 81 DOM
5. 2026-06-15
   days on market $79,900 Active 80 DOM
6. 2026-06-13
   days on market $79,900 Active 78 DOM
7. 2026-06-12
   days on market $79,900 Active 77 DOM
8. 2026-06-09
   days on market $79,900 Active 74 DOM
9. 2026-06-08
   days on market $79,900 Active 73 DOM
10. 2026-06-08
    days on market $79,900 Active 72 DOM
11. 2026-06-05
    days on market $79,900 Active 70 DOM
12. 2026-06-04
    days on market $79,900 Active 68 DOM
13. 2026-06-02
    days on market $79,900 Active 67 DOM
14. 2026-06-01
    days on market $79,900 Active 66 DOM
15. 2026-05-31
    days on market $79,900 Active 65 DOM
16. 2026-04-29
    price $79,900
17. 2026-03-27
    listed $83,000 Active
18. 2003-01-28
    soldstatus $6,000

ⓘ 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: $242 · $20/mo
• Projected year-2 tax: $719 · $60/mo
• Expected delta: +$477/yr (+$40/mo · 197.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% 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: $10,405
• − Mortgage interest: −$4,476
• − Property taxes: −$242
• − Insurance: −$400
• − Repairs & maintenance: −$832
• − Management: −$832
• − Depreciation: −$2,324
• Taxable income: $1,299
• Est. tax owed @ 24.0%: −$312
• After-tax cash flow: $2,239/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: Crowder
• NCES district ID: 4009090
• Math proficiency: 25% ▲ 4.00%
• Reading proficiency: 25% ▼ -1.00%
• Median HH income: $47,006
• Composite: 24.81/100
• National rank: #13013
• State rank: #328 of 513 in OK

Livability — Crowder

• Score: 61/100
• State rank: #298
• US rank: #17710

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crowder, OK
• Population (ZIP): 587

Population outlook (Pittsburg County) Hauer SSP2

• Today (2025): 42,795 people
• By 2030: 41,901 · -2.1%
• By 2040: 40,680 · -4.9%
• By 2050: 39,952 · -6.6%
• By 2075: 38,858 · -9.2%
• By 2100: 36,031 · -15.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 8% Hispanic / Latino 1% Native American 1%
• Common ancestry: Iranian 3% Danish 1% Romanian 1%
• Foreign-born: 1%

Political lean MEDSL · Pittsburg

• 2024 margin: Solid R (+59.0) · D 19.8% · R 78.8% · Other 1.5%
• 2008→2024 swing: -22.4pp toward R · 2008: -36.6pp · 2024: -59.0pp
• All cycles: 2024: R+59.0 2020: R+56.3 2016: R+52.4 2012: R+38.3 2008: R+36.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+1231.7% since first listed

3 events — show timeline

• 2026-04-29 Price Changed $79,900 MLS Technology, Inc.
• 2026-03-27 Listed $83,000 MLS Technology, Inc.
• 2003-01-28 Sold (Public Records) $6,000 Public Records

Property tax history

+25.4%/yr

Latest (2025): $242 · -21.4% YoY. Source: county tax records.