10761 Park Vw · New Woodville, OK 73439

$138,500

3 bd · 1.0 ba · 784 sqft · Manufactured public records · 5 Days on market

Built 1974 840 sqft 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 +30.0/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

CATFISH BAY AREA. .. .. .Great location on this quaint street. This older but impeccably kept lake home has everything you need to start making family lake memories. Plenty of room. .. .. 3 bedrooms and 2 bathrooms One bedroom is setup to sleep 6 people. Thoughtful upgrades have been completed, and the oversized lot offers ample space for a future shop. Natural light pours in through the many windows, and the metal roof over the home and porches adds long-lasting protection and energy efficiency. Boat ramp is only 2 mins from this home. Due to location and how remarkable clean this property is. .. . it is a great investment.

Key facts

• Metal roof
• Natural light
• Oversized lot

Tags

• OVERSIZED LOT
• NATURAL LIGHT
• METAL ROOF
• BOAT RAMP

Property features AI

Finance

• Other: Distance to water: less than 1 mile
• Financial info: Financial details not provided
• HOA & community: No HOA information provided

Exterior

• Parking: Attached garage (1 car)
• Security: Storm shelter
• Utilities: Septic tank sewer; Rural water
• Home design: Single-story; Faces east; Entry level not specified
• Construction: Built using steel construction materials; Metal roof; Crawlspace foundation with permanent tie-downs
• Exterior features: Covered patio and porch; Porch; Shed(s); Chain link fencing; Mature trees; Boat ramp/lift access to Texoma Lake; No additional exterior features listed

Interior

• Kitchen: Oven; Range; Refrigerator
• Bedrooms: Bedroom details not provided
• Flooring: Carpet; Wood veneer
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Laminate counters; Aluminum window frames; Electric range connection; No additional interior features listed
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $138k.

Deal economics

• At list price, monthly cash flow is $656 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $138k).

Location & tenants

• Location reads 49/100 on livability (#680 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, employment B+; Watch: schools F, amenities F, commute F.
• 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 $15k of equity ($958 loan paydown + $14k 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 $39k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y 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 $70k; list at $138k implies a 98% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $138,500

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.37% ✓
• Cap rate: 11.97%
• Cash-on-cash: 20.28%
• DSCR: 1.90
• GRM: 6.1

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: 39.4%
• Equity multiple: 4.02×
• Total profit: $117,139
• Equity at exit: $124,772

10-year hold

• IRR: 33.9%
• Equity multiple: 9.05×
• Total profit: $312,035
• Equity at exit: $269,075

Cash invested: $38,780 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,893 medium
• Mortgage (P&I): −$726
• Tax from tax record: −$56 /mo · $671/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $656

Break-even live

Break-even rent $1,063

Max offer price $138,500

Occupancy floor 60%

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: $34,625
• Closing costs: $4,155
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-16
   days on market $138,500 Active 5 DOM
2. 2026-06-15
   days on market $138,500 Active 4 DOM
3. 2026-06-14
   days on market $138,500 Active 2 DOM
4. 2026-06-13
   remarks 632-char remark
5. 2026-06-13
   listed $138,500 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: $671 · $56/mo
• Projected year-2 tax: $1,246 · $104/mo
• Expected delta: +$576/yr (+$48/mo · 85.8%)

ⓘ 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 · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,716
• − Mortgage interest: −$7,758
• − Property taxes: −$671
• − Insurance: −$692
• − Repairs & maintenance: −$1,817
• − Management: −$1,817
• − Depreciation: −$4,029
• Taxable income: $5,931
• Est. tax owed @ 24.0%: −$1,423
• After-tax cash flow: $6,443/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 — New Woodville

• Score: 49/100
• State rank: #680
• US rank: #25850

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

+130.8% since first listed

8 events — show timeline

• 2026-06-11 Listed $138,500 MLS Technology, Inc.
• 2026-05-15 Listing Removed — MLS Technology, Inc.
• 2026-04-21 Price Changed $150,000 MLS Technology, Inc.
• 2026-01-11 Listed $175,000 MLS Technology, Inc.
• 2015-10-13 Sold (Public Records) $70,000 Public Records
• 2015-10-09 Sold (MLS) $70,000 MLS Technology, Inc.
• 2015-05-02 Listed $75,000 MLS Technology, Inc.
• 2013-11-12 Sold (Public Records) $60,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $671 · +6.0% YoY. Source: county tax records.