10631 Vacation Dr · New Woodville, OK 73439

$259,000

3 bd · 2.0 ba · 1,680 sqft · Manufactured public records · 77 Days on market

Built 2015 1.02 ac lot

---

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 +17.7/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• 1% rule +3.8/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Newer Solitaire double wide on concrete runners. Large deck for hosting cookouts and parties. 30' x 40' shop with (2) 12' x 12' doors. Plenty of room for storage. Nice wooded lot with many mature trees. This property is located just south of the State Park and lake. All furniture and appliances remain.

Key facts

• Flexible storage
• 1.02 acre lot
• 4 garage spots

Tags

• LAKE TEXOMA LIFESTYLE RETREAT
• DETACHED GARAGE OR WORKSHOP
• FLEXIBLE STORAGE

Property features AI

Exterior

• Parking: Detached garage; 4 garage spaces; Boat parking; RV access/parking
• Security: No safety shelter
• Utilities: Electricity available; Water available (private); Septic tank; Satellite internet available
• Home design: Double wide manufactured home; Single-story; Faces west; Entry on crawlspace
• Construction: Brick veneer and HardiPlank exterior; Manufactured construction; Asphalt/fiberglass roof; Crawlspace/permanent foundation; Built per public records
• Exterior features: Gravel driveway; Deck; Workshop; Mature trees; Sloped topography

Interior

• Kitchen: Dishwasher; Icemaker; Microwave; Oven; Range; Refrigerator; Stove
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Laminate counters; Ceiling fan(s); Vinyl window frames; Electric range connection
• Laundry & utility: Washer hookup; Electric dryer hookup; Dryer; Washer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $259k.

Deal economics

• At list price, monthly cash flow is $207 ($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 $229k (11.7% below list).
• Recommended offer: $229k (11.7% below list) — sets the bar for 1% rule.

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 $28k of equity ($2k loan paydown + $26k 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 $73k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($243k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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 $168k; list at $259k implies a 54% 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 $228,731 (11.7% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.88% ✗
• Cap rate: 7.25%
• Cash-on-cash: 3.43%
• DSCR: 1.15
• GRM: 9.4

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: 26.7%
• Equity multiple: 3.13×
• Total profit: $154,171
• Equity at exit: $233,328

10-year hold

• IRR: 23.4%
• Equity multiple: 7.12×
• Total profit: $443,467
• Equity at exit: $503,180

Cash invested: $72,520 (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: 9.4×

Monthly cashflow live

• Estimated rent: $2,287 medium
• Mortgage (P&I): −$1,358
• Tax from tax record: −$134 /mo · $1,604/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $207

Break-even live

Break-even rent $2,025

Max offer price $259,000

Occupancy floor 86%

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $259,000 Active 77 DOM
2. 2026-06-18
   days on market $259,000 Active 76 DOM
3. 2026-06-17
   days on market $259,000 Active 75 DOM
4. 2026-06-16
   days on market $259,000 Active 74 DOM
5. 2026-06-15
   days on market $259,000 Active 73 DOM
6. 2026-06-14
   days on market $259,000 Active 71 DOM
7. 2026-06-13
   days on market $259,000 Active 70 DOM
8. 2026-06-10
   days on market $259,000 Active 68 DOM
9. 2026-06-09
   days on market $259,000 Active 67 DOM
10. 2026-06-08
    days on market $259,000 Active 66 DOM
11. 2026-06-07
    days on market $259,000 Active 65 DOM
12. 2026-06-05
    days on market $259,000 Active 62 DOM
13. 2026-06-02
    days on market $259,000 Active 60 DOM
14. 2026-06-01
    days on market $259,000 Active 59 DOM
15. 2026-05-31
    days on market $259,000 Active 58 DOM
16. 2026-05-30
    days on market $259,000 Active 57 DOM
17. 2026-04-01
    listed $259,000 Active
18. 2019-12-18
    soldstatus $168,000
19. 2019-12-16
    soldstatus $167,900 303-char remark

    Show marketing remark (303 chars)

    Newer Solitaire double wide on concrete runners. Large deck for hosting cookouts and parties. 30' x 40' shop with (2) 12' x 12' doors. Plenty of room for storage. Nice wooded lot with many mature trees. This property is located just south of the State Park and lake. All furniture and appliances remain.

20. 2019-10-25
    listed $169,900 303-char remark

    Show marketing remark (303 chars)

    Newer Solitaire double wide on concrete runners. Large deck for hosting cookouts and parties. 30' x 40' shop with (2) 12' x 12' doors. Plenty of room for storage. Nice wooded lot with many mature trees. This property is located just south of the State Park and lake. All furniture and appliances remain.

21. 2019-10-09
    historical
22. 2019-07-26
    listed $169,900

ⓘ 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: $1,604 · $134/mo
• Projected year-2 tax: $2,331 · $194/mo
• Expected delta: +$727/yr (+$61/mo · 45.3%)

ⓘ 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: $27,448
• − Mortgage interest: −$14,508
• − Property taxes: −$1,604
• − Insurance: −$1,295
• − Repairs & maintenance: −$2,196
• − Management: −$2,196
• − Depreciation: −$7,535
• Taxable loss: −$1,885
• Est. tax savings @ 24.0%: +$453
• After-tax cash flow: $2,939/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

+52.4% since first listed

6 events — show timeline

• 2026-04-01 Listed $259,000 MLS Technology, Inc.
• 2019-12-18 Sold (Public Records) $168,000 Public Records
• 2019-12-16 Sold (MLS) $167,900 MLS Technology, Inc.
• 2019-10-25 Listed $169,900 MLS Technology, Inc.
• 2019-10-09 Listing Removed — MLS Technology, Inc.
• 2019-07-26 Listed $169,900 MLS Technology, Inc.

Property tax history

+18.2%/yr

Latest (2025): $1,604 · +5.9% YoY. Source: county tax records.