112461 S 4179 Rd · Texanna, OK 74426

$149,500

3 bd · 2.0 ba · 1,120 sqft · Manufactured · 118 Days on market

Built 2017 5,009 sqft lot Est $129k · 16% over $2/mo HOA ↓ 10% since listing

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• Cash flow +7.1/30.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.3/10.0
• ARV discount +0.3/15.0

Listing remarks

Nestled in a desirable residential lake community, this 2017 single-wide home is in excellent condition and ready for it's next owner. Whether your searching for a peaceful weekend retreat or a comfortable full time residence, this property offers the best of both worlds. Property is selling with all appliances including washer and dryer, boat ramp in neighborhood, sandy beaches, playground, community center and covered outdoor picnic areas. A detached storage shed with electric and ramp makes this a great storage for lake gear or simply turn it into a Tiki bar and watch your friends gather. Enjoy quiet surroundings, move in ready, friendly neighbors, and easy lake living all at an affordab

Key facts

• Lake community
• Community center
• Sandy beaches

Tags

• LAKE COMMUNITY
• BOAT RAMP
• SANDY BEACHES
• PLAYGROUND
• COMMUNITY CENTER
• COVERED OUTDOOR PICNIC AREAS

Property features AI

Finance

• HOA & community: Homeowners association with annual fee of $25; Community amenities include clubhouse and park

Exterior

• Parking: Gravel driveway parking
• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Water available (rural); Septic tank; Satellite internet available; Electric water heater
• Home design: Single wide manufactured home; One story; Faces west; Crawlspace foundation
• Construction: Manufactured construction with vinyl siding; Asphalt/fiberglass roof
• Exterior features: Porch; Gravel driveway; Shed(s)/storage; Chain link full fencing; Mature trees

Interior

• Kitchen: Eat-in kitchen with island and pantry; Microwave, oven, range, stove, refrigerator, dishwasher
• Bedrooms: Master bedroom on first floor with private bath and walk-in closet; Two additional bedrooms on first floor
• Flooring: Carpet; Laminate
• Bathrooms: Master bathroom on first floor with double sink, separate shower, full bath, and vent; Hall full bathroom with bathtub and vent
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Vinyl, insulated windows; Laminate countertops; Ceiling fans; Electric range connection
• Laundry & utility: Inside utility room on first floor; Washer hookup and electric dryer hookup; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $-213 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $119k (20.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $104k (30.4% below list).
• Recommended offer: $104k (30.4% below list) — sets the bar for 1% rule.
• Cap rate 4.6% vs local median 2.6% in Texanna — 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 65/100 on livability (#140 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, health & safety C-, schools 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 $16k of equity ($1k loan paydown + $15k 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.
• By year 3, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: moderate 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 $104,082 (30.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.70% ✗
• Cap rate: 4.58%
• Cash-on-cash: -6.10%
• DSCR: 0.73
• GRM: 12.0

CMA / ARV

• ARV (on-the-fly): $128,800
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
42 Lakeview St	0.15mi	3/2.0	1,216 (+9%)	18mo	$140,000	$115	64

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 20.0%
• Equity multiple: 2.62×
• Total profit: $67,878
• Equity at exit: $134,681

10-year hold

• IRR: 18.3%
• Equity multiple: 6.03×
• Total profit: $210,587
• Equity at exit: $290,446

Cash invested: $41,860 (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: 12.0×

Monthly cashflow live

• Estimated rent: $1,041 medium
• Mortgage (P&I): −$784
• Tax est. 1.5%: −$187 /mo · $2,242/yr
• Insurance: −$62
• HOA: −$2
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $-213

Break-even live

Break-even rent $1,310

Max offer price $118,691

Occupancy floor —

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: $37,375
• Closing costs: $4,485
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $2 · $24/yr
• Likely covers: electric

Listing history 12 events

1. 2026-06-12
   statusdays on market $149,500 Pending 118 DOM
2. 2026-06-09
   days on market $149,500 Active 117 DOM
3. 2026-06-08
   days on market $149,500 Active 116 DOM
4. 2026-06-08
   days on market $149,500 Active 115 DOM
5. 2026-06-07
   days on market $149,500 Active 114 DOM
6. 2026-06-04
   days on market $149,500 Active 111 DOM
7. 2026-06-02
   days on market $149,500 Active 110 DOM
8. 2026-06-01
   days on market $149,500 Active 109 DOM
9. 2026-05-31
   days on market $149,500 Active 108 DOM
10. 2026-02-12
    listed $149,500 Active
11. 2025-12-03
    historical
12. 2025-06-03
    listed $165,900 Active

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $12,490
• − Mortgage interest: −$8,374
• − Property taxes: −$2,242
• − Insurance: −$748
• − Repairs & maintenance: −$999
• − Management: −$999
• − HOA: −$24
• − Depreciation: −$4,349
• Taxable loss: −$5,246
• Est. tax savings @ 24.0%: +$1,259
• After-tax cash flow: $-1,296/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 — Texanna

• Score: 65/100
• State rank: #140
• US rank: #13083

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment C- 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

-9.9% since first listed

3 events — show timeline

• 2026-02-12 Listed $149,500 MLS Technology, Inc.
• 2025-12-03 Listing Removed — MLS Technology, Inc.
• 2025-06-03 Listed $165,900 MLS Technology, Inc.