5799 Cedar Ridge Rd · McBride, OK 73439

$139,000

3 bd · 2.0 ba · 1,050 sqft · Manufactured public records · 50 Days on market

Built 1979 0.55 ac lot Est $123k · 13% 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 +1.6/15.0

Listing remarks

MOTIVATED SELLER WILL LOOK AT ALL OFFERS!! Newly listed in the coveted Alberta Creek area of Lake Texoma, this3-bedroom, 3-bath manufactured home offers the kind of easy luxury that turns ordinary weekends into lasting traditions. Tucked into a sought-after lake setting just minutes from the marina, the property is perfectly suited as a private retreat, full-time residence, or high-demand vacation rental in a desirable BnB location. Walking in, a warm wood-burning fireplace anchors the additional living space, creating an inviting backdrop for cozy evenings after sun-soaked days on the water. The layout delivers both comfort and flexibility, with three full bathrooms enhancing privacy for

Key facts

• Two separate drives
• Carport
• Double gates

Tags

• WOOD BURNING FIREPLACE
• CARPORT
• TWO SEPARATE ENTRANCES
• DOUBLE GATES
• TWO SEPARATE DRIVES

Property features AI

Finance

• Other: Property listed as existing; Homestead not indicated
• Financial info: Seller indicates loans may qualify
• HOA & community: No mandatory association dues

Exterior

• Parking: Detached or attached 4-car garage
• Utilities: Electric power
• Home design: Single-family residential home; One-level property; Manufactured construction; Composition roof; Conventional foundation
• Construction: Manufactured construction; Composition roof; Conventional foundation
• Exterior features: Covered porch; Lake access/nearby lake; Outbuildings; Storage; Chain link fencing; Rural, wooded setting

Interior

• Kitchen: Electric free-standing range/oven
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate; Other
• Bathrooms: 3 full bathrooms
• Heating & cooling: Electric heating
• Interior features: One living area; Free-standing fireplace; Carpet, laminate, and other flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $139k.

Deal economics

• At list price, monthly cash flow is $747 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $135k (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.
• Zoned schools: Kingston Es (math 33% / reading 32%, grade F, #210 of 845 statewide, top 25%, 620 students, 0% FRL); Kingston Ms (math 23% / reading 34%, grade F, #57 of 345 statewide, top 18%, 286 students, 0% FRL); Kingston Hs (math 22% / reading 27%, grade F, #150 of 447 statewide, top 48%, 362 students, 0% FRL) — zoned schools average 0% FRL vs 76% district-wide (76 pts lower); this property's tenant base skews higher-income than the district average.
• 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 ($961 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 ~$38k 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 ($135k) 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.
• Current owner paid $35k; list at $139k implies a 297% gain — meaningful room to come down on a strong offer.

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 $134,830 (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 1979 — 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: 1.56% ✓
• Cap rate: 12.75%
• Cash-on-cash: 23.04%
• DSCR: 2.03
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $122,850
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9099 Spicer Rd	0.53mi	2/1.5 (-1)	924 (-12%)	20mo	$108,000	$117	31

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: 41.6%
• Equity multiple: 4.17×
• Total profit: $123,339
• Equity at exit: $125,222

10-year hold

• IRR: 35.9%
• Equity multiple: 9.37×
• Total profit: $325,844
• Equity at exit: $270,046

Cash invested: $38,920 (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: 5.4×

Monthly cashflow live

• Estimated rent: $2,162 medium
• Mortgage (P&I): −$729
• Tax est. 1.5%: −$174 /mo · $2,085/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $747

Break-even live

Break-even rent $1,216

Max offer price $139,000

Occupancy floor 60%

Sensitivity live

Price	-10% $843	-5% $795	+0% $747	+5% $699	+10% $651
Rent	-10% $577	-5% $662	+0% $747	+5% $833	+10% $918
Rate	-1.0pp $817	-0.5pp $783	base $747	+0.5pp $711	+1.0pp $675

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $139,000 Active 50 DOM
2. 2026-06-18
   days on market $139,000 Active 49 DOM
3. 2026-06-17
   days on market $139,000 Active 48 DOM
4. 2026-06-16
   days on market $139,000 Active 47 DOM
5. 2026-06-15
   days on market $139,000 Active 46 DOM
6. 2026-06-14
   days on market $139,000 Active 44 DOM
7. 2026-06-13
   days on market $139,000 Active 43 DOM
8. 2026-06-10
   days on market $139,000 Active 41 DOM
9. 2026-06-09
   days on market $139,000 Active 40 DOM
10. 2026-06-08
    days on market $139,000 Active 39 DOM
11. 2026-06-07
    days on market $139,000 Active 38 DOM
12. 2026-06-05
    days on market $139,000 Active 35 DOM
13. 2026-06-02
    days on market $139,000 Active 33 DOM
14. 2026-06-01
    days on market $139,000 Active 32 DOM
15. 2026-05-31
    days on market $139,000 Active 31 DOM
16. 2026-05-30
    days on market $139,000 Active 30 DOM
17. 2026-04-30
    listed $139,000 Active
18. 2026-04-10
    historical
19. 2026-01-05
    listed $149,000 Active
20. 2010-03-10
    soldstatus $35,000
21. 2004-04-21
    soldstatus $45,000

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $25,945
• − Mortgage interest: −$7,786
• − Property taxes: −$2,085
• − Insurance: −$695
• − Repairs & maintenance: −$2,076
• − Management: −$2,076
• − Depreciation: −$4,044
• Taxable income: $7,184
• Est. tax owed @ 24.0%: −$1,724
• After-tax cash flow: $7,245/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

• 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

+208.9% since first listed

5 events — show timeline

• 2026-04-30 Listed $139,000 MLSOK
• 2026-04-10 Listing Removed — MLS Technology, Inc.
• 2026-01-05 Listed $149,000 MLS Technology, Inc.
• 2010-03-10 Sold (Public Records) $35,000 Public Records
• 2004-04-21 Sold (Public Records) $45,000 Public Records

Property tax history

-4.6%/yr

Latest (2025): $256 · +6.2% YoY. Source: county tax records.