108540 First Mate Rd · Eufaula, OK 74426

$115,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 10 Days on market

Built 1983 0.77 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 +20.3/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +4.5/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Lake home on large lot just minutes from Lake Eufaula! Ideal for someone who’s searching for a weekend retreat or permanent residence. This mobile sits on a large lot with loads of potential & 2 car garage for all your storage needs! 3 bedrooms, 2 baths with screened in back porch perfect for enjoying a relaxing evening after being on the water all day. Subdivision has a great boat ramp area! Jump on your golf cart or walk down to the waters edge. Don't wait to spend your weekends at the lake!

Key facts

• No restrictions
• Open concept living
• 3 lots

Tags

• 3 LOTS
• AIRBNB FRIENDLY
• NO HOA
• NO RESTRICTIONS
• OPEN CONCEPT LIVING
• NEWLY RENOVATED KITCHEN

Property features AI

Exterior

• Parking: Detached garage; 2 garage spaces; Boat parking; RV access/parking; Garage workshop and shelving
• Security: No safety shelter
• Utilities: Electricity available; Fiber optic available; Rural water; Septic tank
• Home design: Single-wide manufactured home; One story; Faces northeast; Entry on main level
• Construction: HardiPlank exterior; Metal roof; Crawlspace / permanent foundation; Built (year per public records)
• Exterior features: Covered porch; Gravel driveway; Mature trees; Beach access to Eufaula Lake; Boat ramp/lift access

Interior

• Kitchen: Gas range; Gas oven; Oven; Range; Microwave; Dishwasher; Plumbed for ice maker
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (propane capable); Central air conditioning
• Interior features: Storm windows; Storm door(s); Butcher block counters; Laminate counters; Vaulted ceilings; Ceiling fan(s); Gas range and gas oven connections; High speed internet
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $148 ($2k/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 $109k (5.5% below list).
• Recommended offer: $109k (5.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#28 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities F, commute 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.
• Zoned schools: Marshall Es (422 students, 0% FRL); Checotah Ms (math 15% / reading 20%, grade F, #186 of 345 statewide, top 55%, 330 students, 0% FRL); Checotah Hs (math 12% / reading 17%, grade F, #348 of 447 statewide, top 79%, 394 students, 0% FRL) — zoned schools average 0% FRL vs 72% district-wide (72 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 16% at this address vs 30% district-wide (-14 pts) — the specific schools serving this property underperform the Checotah average; the district grade overstates school quality for this exact location.
• Market conditions: 151 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 $12k of equity ($795 loan paydown + $12k 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 $32k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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 $84k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,688 (5.5% 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: 0.95% ✗
• Cap rate: 7.84%
• Cash-on-cash: 5.52%
• DSCR: 1.25
• GRM: 8.8

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: 28.3%
• Equity multiple: 3.24×
• Total profit: $72,032
• Equity at exit: $103,601

10-year hold

• IRR: 24.6%
• Equity multiple: 7.36×
• Total profit: $204,633
• Equity at exit: $223,420

Cash invested: $32,200 (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 74426

• Home prices YoY: 5.3%
• Active inventory: 151
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,087 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$60 /mo · $714/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $148

Break-even live

Break-even rent $899

Max offer price $115,000

Occupancy floor 81%

Sensitivity live

Price	-10% $213	-5% $181	+0% $148	+5% $116	+10% $83
Rent	-10% $62	-5% $105	+0% $148	+5% $191	+10% $234
Rate	-1.0pp $206	-0.5pp $177	base $148	+0.5pp $118	+1.0pp $88

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-12
   statusdays on market $115,000 Pending 10 DOM
2. 2026-06-09
   days on market $115,000 Active 8 DOM
3. 2026-06-08
   days on market $115,000 Active 7 DOM
4. 2026-06-08
   days on market $115,000 Active 6 DOM
5. 2026-06-07
   days on market $115,000 Active 5 DOM
6. 2026-06-04
   days on market $115,000 Active 2 DOM
7. 2026-06-01
   remarks 681-char remark
8. 2026-06-01
   listed $115,000 Active 1 DOM

ⓘ 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: $714 · $60/mo
• Projected year-2 tax: $1,035 · $86/mo
• Expected delta: +$321/yr (+$27/mo · 45.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥112°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $13,043
• − Mortgage interest: −$6,442
• − Property taxes: −$714
• − Insurance: −$575
• − Repairs & maintenance: −$1,043
• − Management: −$1,043
• − Depreciation: −$3,345
• Taxable loss: −$120
• Est. tax savings @ 24.0%: +$29
• After-tax cash flow: $1,807/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 — Eufaula

• Score: 72/100
• State rank: #28
• US rank: #6512

Category grades

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

+53.3% since first listed

5 events — show timeline

• 2026-06-01 Listed $115,000 MLS Technology, Inc.
• 2020-09-11 Sold (Public Records) $84,000 Public Records
• 2020-09-02 Sold (MLS) $84,000 MLS Technology, Inc.
• 2020-06-15 Listed $99,000 MLS Technology, Inc.
• 2007-10-31 Sold (Public Records) $75,000 Public Records

Property tax history

+9.2%/yr

Latest (2025): $714 · -0.8% YoY. Source: county tax records.