419156 Texanna Rd · Texanna, OK 74432

$85,000

3 bd · 2.0 ba · 1,368 sqft · Manufactured public records · 15 Days on market

Built 1987 1.45 ac lot Est $115k · 26% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

LOOKING FOR AN EASILY ACCESSIBLE LAKE HOME OR COMMERCIAL SPACE ON TEXANNA? This 3 bedroom/2 bathroom doublewide conveniently sets right off of Texanna Road with beautiful mature trees surrounding the property that provides privacy. The spacious 6 LOTS comes with a double garage that could easily fit 2 cars + a golf cart/lake toys, storm shelter, shed and comes FULLY FURNISHED! THIS IS A GREAT OPTION FOR SOMEONE LOOKING FOR COMMERCIAL PROPERTY, LAND OR LAKE HOME!

Key facts

• Metal shop
• 2 car garage
• Mature trees

Tags

• 2 CAR GARAGE
• METAL SHOP
• MATURE TREES
• EASY ACCESS TO 69 HIGHWAY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $409 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.1% vs local median 2.5% 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.
• Eufaula (rural): math 25% / reading 25% proficiency, ranked #120 of 270 in OK (top 44%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 403 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 $9k of equity ($588 loan paydown + $8k 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 $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y 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.

Recommended offer $83,725 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 1.36% ✓
• Cap rate: 12.07%
• Cash-on-cash: 20.62%
• DSCR: 1.92
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $114,912
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
419156 Texanna Rd	0.00mi	3/2.0	1,368 (0%)	1mo	$85,000	$62	100
114715 S 4193 Rd	0.50mi	3/2.0	1,248 (-9%)	11mo	$105,000	$84	53

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: 39.7%
• Equity multiple: 4.04×
• Total profit: $72,309
• Equity at exit: $76,575

10-year hold

• IRR: 34.2%
• Equity multiple: 9.08×
• Total profit: $192,383
• Equity at exit: $165,136

Cash invested: $23,800 (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 74432

• Home prices YoY: 27.2%
• Active inventory: 403
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,155 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$22 /mo · $263/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $409

Break-even live

Break-even rent $637

Max offer price $85,000

Occupancy floor 60%

Sensitivity live

Price	-10% $457	-5% $433	+0% $409	+5% $385	+10% $361
Rent	-10% $318	-5% $363	+0% $409	+5% $455	+10% $500
Rate	-1.0pp $452	-0.5pp $431	base $409	+0.5pp $387	+1.0pp $365

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-03-06
   status Pending
2. 2026-02-18
   listed $85,000 Active
3. 2021-01-15
   soldstatus $75,000 466-char remark

   Show marketing remark (466 chars)

   LOOKING FOR AN EASILY ACCESSIBLE LAKE HOME OR COMMERCIAL SPACE ON TEXANNA? This 3 bedroom/2 bathroom doublewide conveniently sets right off of Texanna Road with beautiful mature trees surrounding the property that provides privacy. The spacious 6 LOTS comes with a double garage that could easily fit 2 cars + a golf cart/lake toys, storm shelter, shed and comes FULLY FURNISHED! THIS IS A GREAT OPTION FOR SOMEONE LOOKING FOR COMMERCIAL PROPERTY, LAND OR LAKE HOME!

4. 2021-01-13
   soldstatus $75,000
5. 2020-08-21
   listed $79,000 466-char remark

   Show marketing remark (466 chars)

   LOOKING FOR AN EASILY ACCESSIBLE LAKE HOME OR COMMERCIAL SPACE ON TEXANNA? This 3 bedroom/2 bathroom doublewide conveniently sets right off of Texanna Road with beautiful mature trees surrounding the property that provides privacy. The spacious 6 LOTS comes with a double garage that could easily fit 2 cars + a golf cart/lake toys, storm shelter, shed and comes FULLY FURNISHED! THIS IS A GREAT OPTION FOR SOMEONE LOOKING FOR COMMERCIAL PROPERTY, LAND OR LAKE HOME!

6. 2020-06-01
   historical
7. 2020-01-01
   listed $85,000
8. 2019-10-03
   historical
9. 2019-04-03
   listed $87,000
10. 2019-03-14
    historical
11. 2018-09-14
    listed $87,000
12. 1988-12-30
    soldstatus $8,000

ⓘ 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: $263 · $22/mo
• Projected year-2 tax: $765 · $64/mo
• Expected delta: +$502/yr (+$42/mo · 190.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $13,854
• − Mortgage interest: −$4,761
• − Property taxes: −$263
• − Insurance: −$425
• − Repairs & maintenance: −$1,108
• − Management: −$1,108
• − Depreciation: −$2,473
• Taxable income: $3,716
• Est. tax owed @ 24.0%: −$892
• After-tax cash flow: $4,016/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: Eufaula
• NCES district ID: 4011160
• Math proficiency: 25% ▼ -11.00%
• Reading proficiency: 25% ▼ -8.00%
• Median HH income: $35,751
• Composite: 20.7/100
• National rank: #8525
• State rank: #120 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

• Census place: Texanna, OK
• Population (ZIP): 9,793

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: Predominantly White (77%)
• Race & ethnicity: White 77% Native American 11% Two or more races 9% Black 2% Hispanic / Latino 1%
• Common ancestry: Lithuanian 3% Slovak 2% Romanian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · 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: ▲ 59.21%
• Current HPI: 276.5449
• 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

+962.5% since first listed

12 events — show timeline

• 2026-03-06 Pending — MLS Technology, Inc.
• 2026-02-18 Listed $85,000 MLS Technology, Inc.
• 2021-01-15 Sold (MLS) $75,000 MLS Technology, Inc.
• 2021-01-13 Sold (Public Records) $75,000 Public Records
• 2020-08-21 Listed $79,000 MLS Technology, Inc.
• 2020-06-01 Listing Removed — MLS Technology, Inc.
• 2020-01-01 Listed $85,000 MLS Technology, Inc.
• 2019-10-03 Listing Removed — MLS Technology, Inc.
• 2019-04-03 Listed $87,000 MLS Technology, Inc.
• 2019-03-14 Listing Removed — MLS Technology, Inc.
• 2018-09-14 Listed $87,000 MLS Technology, Inc.
• 1988-12-30 Sold (Public Records) $8,000 Public Records

Property tax history

+0.5%/yr

Latest (2025): $263 · +0.4% YoY. Source: county tax records.