409559 E 1080 Rd · Checotah, OK 74426

$143,500

3 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 56 Days on market

Built 2005 3.50 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 +15.7/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• 1% rule +3.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Sold at time of listing. Listed for statistical purpose only.

Key facts

• Horse shelter
• Double carport
• Storm shelter

Tags

• 3.5 ACRES
• DOUBLE CARPORT
• ATTACHED STORAGE
• STORM SHELTER
• GOAT SHED
• HORSE SHELTER

Property features AI

Exterior

• Parking: Detached garage; 2 garage spaces; Carport; Additional storage in parking area
• Security: Storm shelter; Smoke detectors
• Utilities: Electricity available; Natural gas available; Fiber optic available; Cable available; Phone available; Water available (rural); Septic tank
• Home design: Manufactured double wide home; Single-story; Entry on first level
• Construction: Aluminum siding; Asphalt/fiberglass roof; Crawlspace foundation with permanent tie-downs
• Exterior features: Dirt driveway; Shed(s) and additional storage; Barbed wire, chain link, cross fenced and partial fencing; Property faces south; Farm/ranch setting with mature trees and fruit trees; Less than 1 mile to Eufaula Lake; Horses allowed

Interior

• Kitchen: Island; Gas range connection; Gas oven connection; Oven; Range; Dishwasher; Refrigerator
• Bedrooms: Master bedroom with private bath and walk-in closet (First floor); Bedrooms with walk-in closets (First floor); Additional bedroom (First floor)
• Flooring: Carpet; Laminate
• Bathrooms: Master bath with separate shower, bathtub, double sink, vent (First floor); Hall full bathroom with bathtub and vent (First floor); Total of 2 full bathrooms
• Heating & cooling: Central heating; Propane heating; Window cooling units
• Interior features: Vaulted ceilings; Ceiling fan(s); Laminate counters; High speed internet available; Storm windows
• Laundry & utility: Inside utility room (First floor); Washer; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $144k.

Deal economics

• At list price, monthly cash flow is $63 ($753/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (18.9% below list).
• Recommended offer: $116k (18.9% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.8% in Checotah — 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 60/100 on livability (#328 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, crime B; Watch: health & safety C-, schools F, 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.
• Market conditions: 147 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 $15k of equity ($992 loan paydown + $14k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $40k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($139k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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 $65k; list at $144k implies a 121% 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 $116,311 (18.9% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.81% ✗
• Cap rate: 6.82%
• Cash-on-cash: 1.87%
• DSCR: 1.08
• GRM: 10.3

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: 25.6%
• Equity multiple: 3.04×
• Total profit: $82,082
• Equity at exit: $129,276

10-year hold

• IRR: 22.5%
• Equity multiple: 6.93×
• Total profit: $238,447
• Equity at exit: $278,789

Cash invested: $40,180 (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: 147
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,163 medium
• Mortgage (P&I): −$753
• Tax from tax record: −$44 /mo · $526/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $63

Break-even live

Break-even rent $1,084

Max offer price $143,500

Occupancy floor 90%

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: $35,875
• Closing costs: $4,305
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   price $143,500 Active 56 DOM
2. 2026-06-18
   days on market $144,900 Active 56 DOM
3. 2026-06-17
   days on market $144,900 Active 55 DOM
4. 2026-06-16
   days on market $144,900 Active 54 DOM
5. 2026-06-15
   days on market $144,900 Active 53 DOM
6. 2026-06-13
   days on market $144,900 Active 51 DOM
7. 2026-06-12
   days on market $144,900 Active 50 DOM
8. 2026-06-09
   days on market $144,900 Active 47 DOM
9. 2026-06-08
   days on market $144,900 Active 46 DOM
10. 2026-06-08
    days on market $144,900 Active 45 DOM
11. 2026-06-07
    days on market $144,900 Active 44 DOM
12. 2026-06-04
    days on market $144,900 Active 41 DOM
13. 2026-06-02
    days on market $144,900 Active 40 DOM
14. 2026-06-01
    days on market $144,900 Active 39 DOM
15. 2026-05-31
    days on market $144,900 Active 38 DOM
16. 2026-05-21
    price $144,900
17. 2026-04-14
    listed $149,900 Active
18. 2016-11-28
    soldstatus $65,000 61-char remark

    Show marketing remark (61 chars)

    Sold at time of listing. Listed for statistical purpose only.

19. 2016-08-12
    listed $65,000 61-char remark

    Show marketing remark (61 chars)

    Sold at time of listing. Listed for statistical purpose only.

ⓘ 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: $526 · $44/mo
• Projected year-2 tax: $1,292 · $108/mo
• Expected delta: +$766/yr (+$64/mo · 145.5%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $13,957
• − Mortgage interest: −$8,038
• − Property taxes: −$526
• − Insurance: −$718
• − Repairs & maintenance: −$1,117
• − Management: −$1,117
• − Depreciation: −$4,175
• Taxable loss: −$1,732
• Est. tax savings @ 24.0%: +$416
• After-tax cash flow: $1,168/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 — Checotah

• Score: 60/100
• State rank: #328
• US rank: #18495

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

+122.9% since first listed

4 events — show timeline

• 2026-05-21 Price Changed $144,900 MLS Technology, Inc.
• 2026-04-14 Listed $149,900 MLS Technology, Inc.
• 2016-11-28 Sold (MLS) $65,000 MLS Technology, Inc.
• 2016-08-12 Listed $65,000 MLS Technology, Inc.

Property tax history

+2.8%/yr

Latest (2025): $526 · +7.6% YoY. Source: county tax records.