5827 Sandra · McBride, OK 73439

$119,000

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 50 Days on market

Built 1962 0.27 ac lot Est $86k · 38% over

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Rare find! This 3-bedroom, 1-bath home in McBride comes with a side carport and is located in a quiet neighborhood near Lake Texoma. It’s perfect for a weekend getaway or full-time living. A propane tank is included with the property, and with a little updating, it could be absolutely charming. Don’t miss out—homes in this area rarely hit the market. Plus, there’s a shed in the backyard that stays with the property.

Key facts

• 0.27 acre lot
• Garage
• Built 1962

Property features AI

Exterior

• Parking: 1-car garage; Carport; Storage
• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Natural gas available; Water available (rural); Septic tank
• Home design: Single-story; Faces north; Crawlspace foundation
• Construction: Metal roof; Aluminum siding; Wood frame; Built (year per public records)
• Exterior features: Covered porch; Deck; Porch; Shed(s); Corner lot

Interior

• Kitchen: Oven; Range; Refrigerator
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating; Space heater; Central air conditioning
• Interior features: Ceramic counters; Ceiling fan(s); Electric range connection; Aluminum-framed windows with storm windows
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $754 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $115k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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 $13k of equity ($823 loan paydown + $12k 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 $33k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, 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 50 days — a 3% lower offer ($115k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $20k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $26k; list at $119k implies a 358% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,430 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.68% ✓
• Cap rate: 13.90%
• Cash-on-cash: 27.15%
• DSCR: 2.21
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $86,400
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5896 Kickapoo Ave	0.16mi	3/1.0 (+1)	1,072 (+12%)	10mo	$96,000	$90	60

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: 44.8%
• Equity multiple: 4.39×
• Total profit: $112,855
• Equity at exit: $107,205

10-year hold

• IRR: 38.8%
• Equity multiple: 9.84×
• Total profit: $294,642
• Equity at exit: $231,191

Cash invested: $33,320 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,995 medium
• Mortgage (P&I): −$624
• Tax est. 1.5%: −$149 /mo · $1,785/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $754

Break-even live

Break-even rent $1,041

Max offer price $119,000

Occupancy floor 57%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $119,000 Active 50 DOM
2. 2026-06-18
   days on market $119,000 Active 49 DOM
3. 2026-06-17
   days on market $119,000 Active 48 DOM
4. 2026-06-16
   days on market $119,000 Active 47 DOM
5. 2026-06-15
   price $119,000 Active 46 DOM
6. 2026-06-15
   days on market $129,000 Active 46 DOM
7. 2026-06-14
   days on market $129,000 Active 44 DOM
8. 2026-06-13
   days on market $129,000 Active 43 DOM
9. 2026-06-10
   days on market $129,000 Active 41 DOM
10. 2026-06-09
    days on market $129,000 Active 40 DOM
11. 2026-06-08
    days on market $129,000 Active 39 DOM
12. 2026-06-07
    days on market $129,000 Active 38 DOM
13. 2026-06-05
    days on market $129,000 Active 35 DOM
14. 2026-06-02
    days on market $129,000 Active 33 DOM
15. 2026-06-01
    days on market $129,000 Active 32 DOM
16. 2026-05-31
    days on market $129,000 Active 31 DOM
17. 2026-05-30
    days on market $129,000 Active 30 DOM
18. 2026-05-20
    price $129,000
19. 2026-04-29
    listed $139,000 Active
20. 2024-07-17
    status Pending
21. 2024-07-17
    historical
22. 2024-07-02
    listed $99,900 Active
23. 2004-12-27
    soldstatus $26,000
24. 2000-10-18
    soldstatus $30,000

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,943
• − Mortgage interest: −$6,666
• − Property taxes: −$1,785
• − Insurance: −$595
• − Repairs & maintenance: −$1,915
• − Management: −$1,915
• − Depreciation: −$3,462
• Taxable income: $7,605
• Est. tax owed @ 24.0%: −$1,825
• After-tax cash flow: $7,221/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 — McBride

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: McBride, OK
• 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

+330.0% since first listed

7 events — show timeline

• 2026-05-20 Price Changed $129,000 MLS Technology, Inc.
• 2026-04-29 Listed $139,000 MLS Technology, Inc.
• 2024-07-17 Pending — MLS Technology, Inc.
• 2024-07-17 Listing Removed — MLS Technology, Inc.
• 2024-07-02 Listed $99,900 MLS Technology, Inc.
• 2004-12-27 Sold (Public Records) $26,000 Public Records
• 2000-10-18 Sold (Public Records) $30,000 Public Records

Property tax history

+0.6%/yr

Latest (2025): $228 · +5.1% YoY. Source: county tax records.