4718 Golden Way · McBride, OK 73439

$279,900

3 bd · 2.0 ba · 1,548 sqft · Manufactured public records · 2 Days on market

Built 2018 0.60 ac lot Est $228k · 23% over

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Why this score? — see what drove the D 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 +15.7/30.0
• Appreciation +10.0/10.0
• DSCR +4.8/10.0
• 1% rule +3.3/10.0
• 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 MLS

This 2018 Solitaire is located on a corner lot in Washita Point, overlooking a pond! Property features a new 24x40 shop with cement & electric, 24x31 carport & in-ground storm cellar! Owners are in the process of constructing a 10x20 covered porch on the front. Home was set up on concrete runners for ease of financing! Everything is new & ready for your lake time enjoyment!

Key facts

• Vacation home
• Shop
• Lake texoma

Tags

• VACATION HOME
• WASHITA POINT
• LAKE TEXOMA
• OUTDOOR SPACE
• STORM SHELTER
• SHOP

Property features AI

Finance

• HOA & community: Gutters noted as a community feature

Exterior

• Parking: Detached garage; 2 garage spaces; Boat parking; RV access/parking
• Security: Storm shelter; Smoke detector(s)
• Utilities: Electricity available; Water available (rural); Septic tank
• Home design: Manufactured single-wide home; One story; Faces south; Entry on crawlspace foundation
• Construction: Vinyl siding; Asphalt/fiberglass roof; Crawlspace foundation; Year built per public records
• Exterior features: Covered patio and porch; Outdoor kitchen; Lighting; Rain gutters; Corner lot; Workshop (other structure); Storm shelter; Smoke detector(s)

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator; Electric oven and range connections
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fan(s); Laminate counters; Vinyl window features; Other interior features
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $280k.

Deal economics

• At list price, monthly cash flow is $121 ($1k/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 $233k (16.7% below list).
• Recommended offer: $233k (16.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — 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 $30k of equity ($2k loan paydown + $28k 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 $78k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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.
• Current owner paid $150k; list at $280k implies a 87% 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 $233,210 (16.7% 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.83% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.86%
• DSCR: 1.08
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $227,556
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4226 Carefree	0.40mi	3/2.0	1,568 (+1%)	19mo	$230,000	$147	64
4028 Carefree Ln	0.53mi	3/2.0	1,680 (+8%)	1mo	$209,000	$124	60
4578 Golden Way	0.21mi	4/2.5 (+1)	1,696 (+10%)	9mo	$135,000	$80	60
4616 Golden Way	0.27mi	4/3.0 (+1)	1,456 (-6%)	13mo	$185,000	$127	58
7824 Tribal Ln	0.22mi	3/2.0	1,680 (+8%)	22mo	$251,000	$149	58
7597 Winding Path	0.38mi	3/2.0	1,440 (-7%)	21mo	$228,000	$158	53
4099 Deer Trl	0.33mi	3/2.0	1,680 (+8%)	22mo	$299,000	$178	52
7447 Sunset Cir	0.73mi	3/2.0	1,566 (+1%)	18mo	$120,000	$77	49
4098 Tranquil Ln	0.44mi	3/2.0	1,360 (-12%)	17mo	$235,000	$173	46

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: 25.6%
• Equity multiple: 3.04×
• Total profit: $160,083
• Equity at exit: $252,156

10-year hold

• IRR: 22.5%
• Equity multiple: 6.94×
• Total profit: $465,142
• Equity at exit: $543,784

Cash invested: $78,372 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,332 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$136 /mo · $1,637/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $121

Break-even live

Break-even rent $2,178

Max offer price $279,900

Occupancy floor 90%

Sensitivity live

Price	-10% $280	-5% $201	+0% $121	+5% $42	+10% $-37
Rent	-10% $-63	-5% $29	+0% $121	+5% $214	+10% $306
Rate	-1.0pp $262	-0.5pp $193	base $121	+0.5pp $49	+1.0pp $-25

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $279,900 Active 2 DOM
2. 2026-06-17
   days on marketlisting id $279,900 Active 1 DOM
3. 2026-06-16
   days on market $279,900 Active 181 DOM
4. 2026-06-15
   days on market $279,900 Active 180 DOM
5. 2026-06-14
   days on market $279,900 Active 178 DOM
6. 2026-06-13
   days on market $279,900 Active 177 DOM
7. 2026-06-10
   days on market $279,900 Active 175 DOM
8. 2026-06-09
   days on market $279,900 Active 174 DOM
9. 2026-06-08
   days on market $279,900 Active 173 DOM
10. 2026-06-07
    days on market $279,900 Active 172 DOM
11. 2026-06-05
    days on market $279,900 Active 169 DOM
12. 2026-06-02
    days on market $279,900 Active 167 DOM
13. 2026-06-01
    days on market $279,900 Active 166 DOM
14. 2026-05-31
    days on market $279,900 Active 165 DOM
15. 2026-05-30
    days on market $279,900 Active 164 DOM
16. 2026-03-19
    price $279,900
17. 2025-12-16
    listed $289,900 Active
18. 2025-12-14
    historical
19. 2025-06-18
    listed $289,900 Active
20. 2019-04-10
    soldstatus $150,000 397-char remark

    Show marketing remark (397 chars)

    This 2018 Solitaire is located on a corner lot in Washita Point, overlooking a pond! Property features a new 24x40 shop with cement & electric, 24x31 carport & in-ground storm cellar! Owners are in the process of constructing a 10x20 covered porch on the front. Home was set up on concrete runners for ease of financing! Everything is new & ready for your lake time enjoyment!

21. 2019-02-28
    listed $169,000 397-char remark

    Show marketing remark (397 chars)

    This 2018 Solitaire is located on a corner lot in Washita Point, overlooking a pond! Property features a new 24x40 shop with cement & electric, 24x31 carport & in-ground storm cellar! Owners are in the process of constructing a 10x20 covered porch on the front. Home was set up on concrete runners for ease of financing! Everything is new & ready for your lake time enjoyment!

22. 2018-11-23
    soldstatus $30,000
23. 2018-11-15
    soldstatus $30,100
24. 2018-08-01
    listed $36,000
25. 1997-11-03
    soldstatus $17,000

ⓘ 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: $1,637 · $136/mo
• Projected year-2 tax: $2,519 · $210/mo
• Expected delta: +$882/yr (+$74/mo · 53.9%)

ⓘ 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 · 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: $27,985
• − Mortgage interest: −$15,679
• − Property taxes: −$1,637
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,239
• − Management: −$2,239
• − Depreciation: −$8,143
• Taxable loss: −$3,350
• Est. tax savings @ 24.0%: +$804
• After-tax cash flow: $2,262/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

+1546.5% since first listed

10 events — show timeline

• 2026-03-19 Price Changed $279,900 MLS Technology, Inc.
• 2025-12-16 Listed $289,900 MLS Technology, Inc.
• 2025-12-14 Listing Removed — MLS Technology, Inc.
• 2025-06-18 Listed $289,900 MLS Technology, Inc.
• 2019-04-10 Sold (MLS) $150,000 MLS Technology, Inc.
• 2019-02-28 Listed $169,000 MLS Technology, Inc.
• 2018-11-23 Sold (MLS) $30,000 MLS Technology, Inc.
• 2018-11-15 Sold (Public Records) $30,100 Public Records
• 2018-08-01 Listed $36,000 MLS Technology, Inc.
• 1997-11-03 Sold (Public Records) $17,000 Public Records

Property tax history

+24.3%/yr

Latest (2025): $1,637 · +6.0% YoY. Source: county tax records.