5941 Feather St · McBride, OK 73439

$199,000

3 bd · 2.0 ba · 1,404 sqft · Manufactured public records · 182 Days on market

Built 2021 0.34 ac lot

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Why this score? — see what drove the B 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 +27.0/30.0
• Appreciation +10.0/10.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This beautiful 3 Bedroom 2 Bathroom home is on concrete runners for easy financing! The home was built in 2021! It has a large master bedroom with large master closet, two separate nice sized bedrooms, two large bathrooms, an office nook, and a mudroom/laundry room. The large living room and kitchen are perfect for entertaining and get-togethers. The kitchen has a pantry and an island with a seating area to sit and enjoy your morning coffee. This home would make a wonderful lake home, vacation rental, or even your full-time home! It is only a short drive or walk (0.5 miles) to the lake and boat ramp! The home also comes with kitchen appliances. Again, this is practically new house!!! It won't last long!

Key facts

• Pantry
• Walk-in closet
• Primary suite

Tags

• PRIMARY SUITE
• WALK-IN CLOSET
• DEDICATED OFFICE NOOK
• COMBINED MUDROOM LAUNDRY ROOM
• ISLAND WITH SEATING
• PANTRY

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Electricity available; Water available (rural); Aerobic septic system
• Home design: Double wide manufactured home; 1 story; Faces north; Crawlspace foundation
• Construction: Manufactured construction with vinyl siding; Asphalt/fiberglass roof
• Exterior features: Satellite dish; Lot approximately 0.34 acres

Interior

• Kitchen: Dishwasher; Oven; Range; Stove; Refrigerator; Electric water heater
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: High-speed internet available; Wired for data; Ceiling fan(s); Laminate counters; Programmable thermostat; Other interior features
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $199k.

Deal economics

• At list price, monthly cash flow is $555 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $175k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Kingston (rural): math 27% / reading 32% proficiency, ranked #70 of 270 in OK (top 26%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 435 active listings in the ZIP; 42 units permitted in Marshall County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Marshall County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 182 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 182 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: 1.16% ✓
• Cap rate: 9.64%
• Cash-on-cash: 11.95%
• DSCR: 1.53
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 33.0%
• Equity multiple: 3.58×
• Total profit: $143,678
• Equity at exit: $179,275

10-year hold

• IRR: 28.5%
• Equity multiple: 8.09×
• Total profit: $395,264
• Equity at exit: $386,613

Cash invested: $55,720 (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 73439

• Home prices YoY: 12.3%
• Active inventory: 435
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,307 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$141 /mo · $1,697/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $555

Break-even live

Break-even rent $1,605

Max offer price $199,000

Occupancy floor 71%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-05
   days on market $199,000 Active 182 DOM
2. 2026-06-02
   days on market $199,000 Active 180 DOM
3. 2026-06-01
   days on market $199,000 Active 179 DOM
4. 2026-05-31
   days on market $199,000 Active 178 DOM
5. 2026-05-30
   days on market $199,000 Active 177 DOM
6. 2025-12-04
   listed $199,000 Active
7. 2023-02-10
   soldstatus $180,000
8. 2023-02-02
   soldstatus $180,000 Closed 712-char remark

   Show marketing remark (712 chars)

   This beautiful 3 Bedroom 2 Bathroom home is on concrete runners for easy financing! The home was built in 2021! It has a large master bedroom with large master closet, two separate nice sized bedrooms, two large bathrooms, an office nook, and a mudroom/laundry room. The large living room and kitchen are perfect for entertaining and get-togethers. The kitchen has a pantry and an island with a seating area to sit and enjoy your morning coffee. This home would make a wonderful lake home, vacation rental, or even your full-time home! It is only a short drive or walk (0.5 miles) to the lake and boat ramp! The home also comes with kitchen appliances. Again, this is practically new house!!! It won't last long!

9. 2022-12-22
   status Pending 712-char remark

   Show marketing remark (712 chars)

   This beautiful 3 Bedroom 2 Bathroom home is on concrete runners for easy financing! The home was built in 2021! It has a large master bedroom with large master closet, two separate nice sized bedrooms, two large bathrooms, an office nook, and a mudroom/laundry room. The large living room and kitchen are perfect for entertaining and get-togethers. The kitchen has a pantry and an island with a seating area to sit and enjoy your morning coffee. This home would make a wonderful lake home, vacation rental, or even your full-time home! It is only a short drive or walk (0.5 miles) to the lake and boat ramp! The home also comes with kitchen appliances. Again, this is practically new house!!! It won't last long!

10. 2022-10-05
    status Active 712-char remark

    Show marketing remark (712 chars)

    This beautiful 3 Bedroom 2 Bathroom home is on concrete runners for easy financing! The home was built in 2021! It has a large master bedroom with large master closet, two separate nice sized bedrooms, two large bathrooms, an office nook, and a mudroom/laundry room. The large living room and kitchen are perfect for entertaining and get-togethers. The kitchen has a pantry and an island with a seating area to sit and enjoy your morning coffee. This home would make a wonderful lake home, vacation rental, or even your full-time home! It is only a short drive or walk (0.5 miles) to the lake and boat ramp! The home also comes with kitchen appliances. Again, this is practically new house!!! It won't last long!

11. 2022-10-01
    status Pending 712-char remark

    Show marketing remark (712 chars)

    This beautiful 3 Bedroom 2 Bathroom home is on concrete runners for easy financing! The home was built in 2021! It has a large master bedroom with large master closet, two separate nice sized bedrooms, two large bathrooms, an office nook, and a mudroom/laundry room. The large living room and kitchen are perfect for entertaining and get-togethers. The kitchen has a pantry and an island with a seating area to sit and enjoy your morning coffee. This home would make a wonderful lake home, vacation rental, or even your full-time home! It is only a short drive or walk (0.5 miles) to the lake and boat ramp! The home also comes with kitchen appliances. Again, this is practically new house!!! It won't last long!

12. 2022-09-26
    historical
13. 2022-09-22
    listed $180,000 Active 712-char remark

    Show marketing remark (712 chars)

    This beautiful 3 Bedroom 2 Bathroom home is on concrete runners for easy financing! The home was built in 2021! It has a large master bedroom with large master closet, two separate nice sized bedrooms, two large bathrooms, an office nook, and a mudroom/laundry room. The large living room and kitchen are perfect for entertaining and get-togethers. The kitchen has a pantry and an island with a seating area to sit and enjoy your morning coffee. This home would make a wonderful lake home, vacation rental, or even your full-time home! It is only a short drive or walk (0.5 miles) to the lake and boat ramp! The home also comes with kitchen appliances. Again, this is practically new house!!! It won't last long!

14. 2022-09-02
    price $180,000
15. 2022-07-30
    listed $185,000 Active
16. 2008-06-27
    soldstatus $64,000
17. 2000-10-08
    soldstatus $34,000

ⓘ 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: $1,697 · $141/mo
• Projected year-2 tax: $1,791 · $149/mo
• Expected delta: +$94/yr (+$8/mo · 5.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $27,685
• − Mortgage interest: −$11,147
• − Property taxes: −$1,697
• − Insurance: −$995
• − Repairs & maintenance: −$2,215
• − Management: −$2,215
• − Depreciation: −$5,789
• Taxable income: $3,627
• Est. tax owed @ 24.0%: −$871
• After-tax cash flow: $5,786/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: Kingston
• NCES district ID: 4016590
• Math proficiency: 27% ▼ -7.00%
• Reading proficiency: 32% ▼ -7.00%
• Median HH income: $40,655
• Composite: 24.88/100
• National rank: #7585
• State rank: #70 of 270 in OK

Livability — McBride

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

Census & demographics

• Census place: McBride, OK
• Population (ZIP): 7,011

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: Predominantly White (75%)
• Race & ethnicity: White 75% Two or more races 16% Native American 5% Hispanic / Latino 4%
• Common ancestry: Lithuanian 3% Italian 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

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: ▲ 26.96%
• Current HPI: 246.2253
• 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

+485.3% since first listed

12 events — show timeline

• 2025-12-04 Listed $199,000 MLS Technology, Inc.
• 2023-02-10 Sold (Public Records) $180,000 Public Records
• 2023-02-02 Sold (MLS) $180,000 MLS Technology, Inc.
• 2022-12-22 Pending — MLS Technology, Inc.
• 2022-10-05 Relisted — MLS Technology, Inc.
• 2022-10-01 Pending — MLS Technology, Inc.
• 2022-09-26 Listing Removed — MLS Technology, Inc.
• 2022-09-22 Listed $180,000 MLS Technology, Inc.
• 2022-09-02 Price Changed $180,000 MLS Technology, Inc.
• 2022-07-30 Listed $185,000 MLS Technology, Inc.
• 2008-06-27 Sold (Public Records) $64,000 Public Records
• 2000-10-08 Sold (Public Records) $34,000 Public Records

Property tax history

+10.4%/yr

Latest (2025): $1,697 · +5.9% YoY. Source: county tax records.