289 Kickapoo · Canadian Shores, OK 74501

$99,000

3 bd · 2.0 ba · 1,064 sqft · Manufactured · 14 Days on market

Built 1983 Fair condition 1.86 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 +20.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in the community of Canadian Shores, this 3-bedroom, 2-bath home sits on 1.86 acres just minutes from both the Canadian River and the pristine waters of Lake Eufaula, one of Oklahoma's most beloved recreational destinations. The home features a functional floor plan with two full baths, rural water, private septic, and a newer storm shelter for added peace of mind. The acreage provides room for a shop, RV parking, a garden, or simply space to enjoy the outdoors. Whether you're looking for a primary residence, weekend retreat near the water, or an investment property with land, this one is worth a look.

Key facts

• Rv parking
• Room for a shop
• Private septic

Tags

• PRIVATE SEPTIC
• NEWER STORM SHELTER
• ROOM FOR A SHOP
• RV PARKING
• SPACE TO ENJOY THE OUTDOORS

Property features AI

Finance

• Other: Additional land available

Exterior

• Security: Storm shelter; Smoke detectors
• Utilities: Electricity available; Natural gas available; Water available (rural); Septic tank
• Home design: Single-wide manufactured home; Single-story; Faces east; Tie-down foundation
• Construction: Built per public records; Manufactured construction with wood siding; Asphalt/fiberglass roof
• Exterior features: Covered porch; Partial fencing; Storm shelter; Smoke detectors

Interior

• Kitchen: Dishwasher; Oven; Range; Stove; Refrigerator
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating with multiple units; Two cooling units (window units)
• Interior features: Vaulted ceilings; Wood countertops; Ceiling fans; Aluminum-framed windows; Electric oven and range connections
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $99k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $130 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Indianola (rural): math 35% / reading 30% proficiency, ranked #213 of 513 in OK (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 133 active listings in the ZIP; 46 units permitted in Pittsburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Pittsburg County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

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 $99,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.04% ✓
• Cap rate: 7.87%
• Cash-on-cash: 5.64%
• DSCR: 1.25
• GRM: 8.0

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: -7.6%
• Equity multiple: 0.72×
• Total profit: $-7,731
• Equity at exit: $14,761

10-year hold

• IRR: 2.0%
• Equity multiple: 1.14×
• Total profit: $4,014
• Equity at exit: $8,560

Cash invested: $27,720 (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 74501

• Home prices YoY: -25.8%
• Active inventory: 133
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,031 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $130

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 82%

Sensitivity live

Price	-10% $199	-5% $164	+0% $130	+5% $96	+10% $62
Rent	-10% $49	-5% $90	+0% $130	+5% $171	+10% $212
Rate	-1.0pp $180	-0.5pp $155	base $130	+0.5pp $105	+1.0pp $79

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-21
   days on market $99,000 Active 14 DOM
2. 2026-06-18
   days on market $99,000 Active 12 DOM
3. 2026-06-17
   days on market $99,000 Active 11 DOM
4. 2026-06-16
   days on market $99,000 Active 10 DOM
5. 2026-06-15
   days on market $99,000 Active 9 DOM
6. 2026-06-13
   days on market $99,000 Active 7 DOM
7. 2026-06-12
   days on market $99,000 Active 6 DOM
8. 2026-06-09
   days on market $99,000 Active 3 DOM
9. 2026-06-08
   days on market $99,000 Active 2 DOM
10. 2026-06-08
    remarks 617-char remark
11. 2026-06-08
    listed $99,000 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥112°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $12,371
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$990
• − Management: −$990
• − Depreciation: −$2,880
• Taxable loss: −$14
• Est. tax savings @ 24.0%: +$3
• After-tax cash flow: $1,566/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 · 13 photos

Fair 45/100 Moderate rehab

This manufactured home requires significant repairs and maintenance, including a new roof, flooring, and painting. Improvements in these areas will significantly increase its value for both resale and rental.

Repairs flagged

• Major roof — The roof appears to be in poor condition, with visible wear and tear.
• Moderate exterior siding — The exterior siding is in fair condition, with some discoloration and wear visible.
• Major flooring — The flooring in the interior appears to be in poor condition, with visible wear and tear.
• Major interior walls/paint — The interior walls and paint appear to be in poor condition, with visible wear and tear.

Value-add opportunities

• Both repair and replace roof — A new roof will significantly improve the home's appearance and increase its value for both resale and rental.
• Both repair and replace flooring — New flooring will improve the home's appearance and increase its value for both resale and rental.
• Both paint interior walls and exterior — Painting will improve the home's appearance and increase its value for both resale and rental.
• Both landscaping and curb appeal — A well-maintained landscape and curb appeal will increase the home's value for both resale and rental.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The roof appears to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
exterior siding · The exterior siding is in fair condition, with some discoloration and wear visible.	Moderate	$3,000–15,000
flooring · The flooring in the interior appears to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
interior walls/paint · The interior walls and paint appear to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
Total estimated repair cost · 4 items		$48,000–165,000

Value-add ROI direction

• Both repair and replace roof — A new roof will significantly improve the home's appearance and increase its value for both resale and rental. ↑
• Both repair and replace flooring — New flooring will improve the home's appearance and increase its value for both resale and rental. ↑
• Both paint interior walls and exterior — Painting will improve the home's appearance and increase its value for both resale and rental. ↑
• Both landscaping and curb appeal — A well-maintained landscape and curb appeal will increase the home's value for both resale and rental. ↑

ⓘ 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: Indianola
• NCES district ID: 4015450
• Math proficiency: 35% ▲ 5.00%
• Reading proficiency: 30% ▼ -5.00%
• Median HH income: $47,410
• Composite: 30.77/100
• National rank: #11397
• State rank: #213 of 513 in OK

Livability — Canadian Shores

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Canadian Shores, OK
• Population (ZIP): 28,687

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: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 67% Two or more races 17% Native American 9% Hispanic / Latino 6% Black 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Iranian 2% Slovak 2% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -74.14%
• Current HPI: 212.9867
• 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

• 2026-06-05 Listed $99,000 MLS Technology, Inc.