19996 Tabler Rd · Thackerville, OK 73459

$149,000

3 bd · 3.0 ba · 2,128 sqft · Manufactured public records · 37 Days on market

Built 1995 1.43 ac lot ↓ 5% since listing

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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 +25.5/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• Appreciation +3.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

A perfect location for an investor or someone looking for a fixer upper. This 4 bed 2.5 bath home sitting on 1.43 acres, is ready for someone to come in and make it their own. Located less than a mile from Winstar Casino and I-35, it provides the perfect place to call home or add to your rental portfolio. Sold in as-is condition. Call now to set up a showing, these types of properties do not last long in this area!

Key facts

• 1.43 acres
• 1.43 acre lot
• Garage

Tags

• 1.43 ACRES

Property features AI

Exterior

• Parking: 1-car garage; Carport
• Security: Storm shelter
• Utilities: Electricity available; Natural gas available; Public water; Septic tank
• Home design: Single-story; Double wide manufactured home; South-facing; Crawlspace foundation
• Construction: Built (year per public records); Brick and Masonite exterior; Manufactured construction; Asphalt/fiberglass roof
• Exterior features: Covered porch; Storm shelter; Horses allowed

Interior

• Kitchen: Oven; Range
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Propane heating; Central air conditioning; Has heating and cooling
• Interior features: Aluminum window frames; Laminate counters; Electric oven and range connections
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath manufactured listed at $149k.

Deal economics

• At list price, monthly cash flow is $349 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#319 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• Thackerville (rural): math 20% / reading 25% proficiency, ranked #376 of 513 in OK (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 25 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-2.5%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Love County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-2.5% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $144,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.04% ✓
• Cap rate: 9.10%
• Cash-on-cash: 10.03%
• DSCR: 1.45
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.5%
• Equity multiple: 1.02×
• Total profit: $887
• Equity at exit: $25,295

10-year hold

• IRR: 9.3%
• Equity multiple: 1.76×
• Total profit: $31,592
• Equity at exit: $18,233

Cash invested: $41,720 (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 73459

• Home prices YoY: -1.1%
• Active inventory: 25
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,550 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$33 /mo · $392/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $349

Break-even live

Break-even rent $1,109

Max offer price $149,000

Occupancy floor 73%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $149,000 Active 37 DOM
2. 2026-06-18
   days on market $149,000 Active 36 DOM
3. 2026-06-17
   days on market $149,000 Active 35 DOM
4. 2026-06-16
   days on market $149,000 Active 34 DOM
5. 2026-06-15
   days on market $149,000 Active 33 DOM
6. 2026-06-14
   days on market $149,000 Active 31 DOM
7. 2026-06-12
   days on market $149,000 Active 30 DOM
8. 2026-06-09
   days on market $149,000 Active 27 DOM
9. 2026-06-08
   days on market $149,000 Active 26 DOM
10. 2026-06-07
    days on market $149,000 Active 25 DOM
11. 2026-06-05
    days on market $149,000 Active 22 DOM
12. 2026-06-02
    days on market $149,000 Active 20 DOM
13. 2026-06-01
    price $149,000 Active 19 DOM
14. 2026-06-01
    days on market $156,900 Active 19 DOM
15. 2026-05-31
    days on market $156,900 Active 18 DOM
16. 2026-05-30
    days on market $156,900 Active 17 DOM
17. 2026-05-20
    price $156,900
18. 2026-05-13
    listed $165,000 Active

ⓘ 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: $392 · $33/mo
• Projected year-2 tax: $1,341 · $112/mo
• Expected delta: +$949/yr (+$79/mo · 242.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,605
• − Mortgage interest: −$8,346
• − Property taxes: −$392
• − Insurance: −$745
• − Repairs & maintenance: −$1,488
• − Management: −$1,488
• − Depreciation: −$4,335
• Taxable income: $1,810
• Est. tax owed @ 24.0%: −$434
• After-tax cash flow: $3,750/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: Thackerville
• NCES district ID: 4029850
• Math proficiency: 20% ▼ -5.00%
• Reading proficiency: 25% ▬ 0.00%
• Median HH income: $40,471
• Composite: 22.21/100
• National rank: #13514
• State rank: #376 of 513 in OK

Livability — Thackerville

• Score: 61/100
• State rank: #319
• US rank: #18258

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,584

Population outlook (Love County) Hauer SSP2

• Today (2025): 10,844 people
• By 2030: 11,370 · +4.9%
• By 2040: 12,496 · +15.2%
• By 2050: 13,766 · +26.9%
• By 2075: 17,688 · +63.1%
• By 2100: 21,161 · +95.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 10% Hispanic / Latino 6% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 3% Lithuanian 2% Slovak 2%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 4% Other Indo-European 2%

Political lean MEDSL · Love

• 2024 margin: Solid R (+66.2) · D 16.2% · R 82.4% · Other 1.4%
• 2008→2024 swing: -31.6pp toward R · 2008: -34.6pp · 2024: -66.2pp
• All cycles: 2024: R+66.2 2020: R+63.6 2016: R+57.7 2012: R+40.4 2008: R+34.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.54%
• Current HPI: 219.808
• 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

-4.9% since first listed

2 events — show timeline

• 2026-05-20 Price Changed $156,900 MLS Technology, Inc.
• 2026-05-13 Listed $165,000 MLS Technology, Inc.

Property tax history

-1.1%/yr

Latest (2025): $392 · +2.1% YoY. Source: county tax records.