4738 Main St · Little City, OK 73446

$90,000

2 bd · 2.0 ba · 994 sqft · Manufactured public records · 283 Days on market

Built 1980 4,791 sqft 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 +25.8/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Appreciation +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

Motivated Seller!! This 2 bedroom, 2 bath home has been nicely remodeled but still needs some work. Sip your morning coffee on this large, gorgeous 32x16 front patio with rod iron accents in the quiet area of Little City. This home offers all metal siding and underpinning, split a/c units, blacked out screened windows, newly updated flooring and paint, cedar beams in ceiling and so much more! Located less than 5 miles from Bridgeview Marina and Resort, 12 minutes from Madill and 20 minutes from Durant, this property has the best of both worlds. Would make a great permanent home, weekend lake home or investment property. Call today to take a look!

Key facts

• Metal siding
• Split a c units
• Large front patio

Tags

• LARGE FRONT PATIO
• METAL SIDING
• SPLIT A C UNITS
• BLACKED OUT SCREENED WINDOWS
• NEWLY UPDATED FLOORING
• CEDAR BEAMS IN CEILING

Property features AI

Finance

• HOA & community: Marina nearby; Less than 5 miles to water (Texoma Lake)

Exterior

• Security: No safety shelter
• Utilities: Septic tank sewer; Rural water
• Home design: Manufactured single wide home; 1 story; Faces south; Crawlspace foundation
• Construction: Metal roof; Manufactured construction
• Exterior features: Patio; No additional exterior features listed

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator; Electric water heater
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating with multiple heating units; Cooling (2 units)
• Interior features: Ceiling fan(s); Laminate counters; Aluminum window frames; Electric oven connection
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $220 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($990 rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Madill (town): math 20% / reading 22% proficiency, ranked #162 of 270 in OK (top 60%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 105 active listings in the ZIP; 42 units permitted in Marshall County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.8%/yr); year-one equity from $622 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Marshall County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-2.8% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 283 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; list at $90k implies a 800% gain — meaningful room to come down on a strong offer.

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 $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 283 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. 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.
5. 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.
6. 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: 1.10% ✓
• Cap rate: 9.22%
• Cash-on-cash: 10.46%
• DSCR: 1.47
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.76% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.3%
• Equity multiple: 1.01×
• Total profit: $283
• Equity at exit: $14,375

10-year hold

• IRR: 9.5%
• Equity multiple: 1.75×
• Total profit: $18,943
• Equity at exit: $9,434

Cash invested: $25,200 (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 73446

• Home prices YoY: -1.4%
• Active inventory: 105
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $990 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$53 /mo · $631/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $220

Break-even live

Break-even rent $711

Max offer price $90,000

Occupancy floor 73%

Sensitivity live

Price	-10% $271	-5% $245	+0% $220	+5% $194	+10% $169
Rent	-10% $141	-5% $181	+0% $220	+5% $259	+10% $298
Rate	-1.0pp $265	-0.5pp $243	base $220	+0.5pp $196	+1.0pp $173

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-19
   days on market $90,000 Active 283 DOM
2. 2026-06-18
   days on market $90,000 Active 282 DOM
3. 2026-06-17
   days on market $90,000 Active 281 DOM
4. 2026-06-16
   days on market $90,000 Active 280 DOM
5. 2026-06-15
   days on market $90,000 Active 279 DOM
6. 2026-06-14
   days on market $90,000 Active 277 DOM
7. 2026-06-12
   days on market $90,000 Active 276 DOM
8. 2026-06-09
   days on market $90,000 Active 273 DOM
9. 2026-06-08
   days on market $90,000 Active 272 DOM
10. 2026-06-07
    days on market $90,000 Active 271 DOM
11. 2026-06-05
    days on market $90,000 Active 268 DOM
12. 2026-06-02
    days on market $90,000 Active 266 DOM
13. 2026-06-01
    days on market $90,000 Active 265 DOM
14. 2026-05-31
    days on market $90,000 Active 264 DOM
15. 2026-05-30
    days on market $90,000 Active 263 DOM
16. 2025-10-03
    price $90,000
17. 2025-09-09
    listed $95,000 Active
18. 2025-09-09
    historical
19. 2025-07-21
    price $100,000
20. 2025-03-12
    listed $107,500 Active
21. 2024-12-27
    historical
22. 2024-09-23
    price $115,000
23. 2024-07-19
    price $117,500
24. 2024-07-11
    price $120,000
25. 2024-06-27
    listed $125,000 Active
26. 2022-08-29
    soldstatus $10,000 Closed
27. 2022-07-16
    status Pending
28. 2022-07-14
    listed $10,000 Active

ⓘ 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: $631 · $53/mo
• Projected year-2 tax: $810 · $67/mo
• Expected delta: +$179/yr (+$15/mo · 28.4%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,874
• − Mortgage interest: −$5,041
• − Property taxes: −$631
• − Insurance: −$450
• − Repairs & maintenance: −$950
• − Management: −$950
• − Depreciation: −$2,618
• Taxable income: $1,234
• Est. tax owed @ 24.0%: −$296
• After-tax cash flow: $2,340/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: Madill
• NCES district ID: 4018700
• Math proficiency: 20% ▼ -17.00%
• Reading proficiency: 22% ▼ -13.00%
• Median HH income: $40,372
• Composite: 17.82/100
• National rank: #9008
• State rank: #162 of 270 in OK

Livability — Little City

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

Census & demographics

• Census place: Little City, OK
• Population (ZIP): 8,414

Population outlook (Marshall County) Hauer SSP2

• Today (2025): 17,405 people
• By 2030: 18,038 · +3.6%
• By 2040: 19,513 · +12.1%
• By 2050: 21,283 · +22.3%
• By 2075: 27,884 · +60.2%
• By 2100: 35,435 · +103.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 54% Hispanic / Latino 28% Two or more races 15% Native American 8%
• Hispanic origin (detail): Mexican 27%
• Common ancestry: Iranian 1% Serbian 1% Lithuanian 1%
• Foreign-born: 11% · Canada
• Languages at home: 76% English-only · Spanish 22% German/W. Germanic 1%

Political lean MEDSL · Marshall

• 2024 margin: Solid R (+63.4) · D 17.7% · R 81.2% · Other 1.1%
• 2008→2024 swing: -24.6pp toward R · 2008: -38.8pp · 2024: -63.4pp
• All cycles: 2024: R+63.4 2020: R+62.5 2016: R+56.6 2012: R+45.7 2008: R+38.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.76%
• Current HPI: 188.3049
• 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

+800.0% since first listed

13 events — show timeline

• 2025-10-03 Price Changed $90,000 MLS Technology, Inc.
• 2025-09-09 Listing Removed — MLS Technology, Inc.
• 2025-09-09 Listed $95,000 MLS Technology, Inc.
• 2025-07-21 Price Changed $100,000 MLS Technology, Inc.
• 2025-03-12 Listed $107,500 MLS Technology, Inc.
• 2024-12-27 Listing Removed — MLS Technology, Inc.
• 2024-09-23 Price Changed $115,000 MLS Technology, Inc.
• 2024-07-19 Price Changed $117,500 MLS Technology, Inc.
• 2024-07-11 Price Changed $120,000 MLS Technology, Inc.
• 2024-06-27 Listed $125,000 MLS Technology, Inc.
• 2022-08-29 Sold (MLS) $10,000 MLS Technology, Inc.
• 2022-07-16 Pending — MLS Technology, Inc.
• 2022-07-14 Listed $10,000 MLS Technology, Inc.

Property tax history

+13.9%/yr

Latest (2025): $631 · +246.7% YoY. Source: county tax records.