19542 W 905 · Cookson, OK 74427

$99,900

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 330 Days on market

Built 2018 Est $90k · 11% over ↓ 20% 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 +19.7/30.0
• Appreciation +7.3/10.0
• DSCR +6.3/10.0
• 1% rule +5.2/10.0
• Schools +3.4/10.0
• ARV discount +2.5/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Your Slice of Paradise Awaits at Tenkiller! Don’t miss out on this rare opportunity to own a charming vacation home in one of the most sought-after locations at Cookson Bend. Nestled within walking distance to the marina and boat launch, this property offers convenience, tranquility, and winter views of Tenkiller lake. This well-maintained home features an open floor plan, perfect for entertaining or relaxing after a day on the water. The heart of the home is a full kitchen complete with a center island—ideal for gathering with friends and family. With 3 spacious bedrooms and 2 full bathrooms, there’s plenty of room for family, friends, or weekend getaways. Whether you're

Key facts

• Open floor plan
• Full kitchen
• Boat launch

Tags

• WALKING DISTANCE TO MARINA
• BOAT LAUNCH
• WINTER VIEWS OF TENKILLER LAKE
• OPEN FLOOR PLAN
• FULL KITCHEN
• CENTER ISLAND

Property features AI

Finance

• Other: Residential property type; Located in the Cookson subdivision

Exterior

• Utilities: Public water; Electricity available; Water service available
• Home design: Mobile home; Single-story
• Construction: Aluminum siding
• Exterior features: Metal roof; No fencing; Lot features noted as 'Other' and 'See Remarks'; Public maintained road access

Interior

• Kitchen: Dishwasher; Range; Electric water heater
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Electric cooling; Ceiling fan(s) for cooling
• Interior features: Ceiling fans
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $118 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 1.8% in Cookson — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Keys (rural): math 39% / reading 40% proficiency, ranked #19 of 270 in OK (top 7%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 106 active listings in the ZIP; 48 units permitted in Cherokee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($691 loan paydown + $5k appreciation (4.7% local appreciation)).
• Cherokee County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (4.7% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 330 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

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 $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 330 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. 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: 1.02% ✓
• Cap rate: 7.71%
• Cash-on-cash: 5.06%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $89,984
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
32092 S Hickory Dr	0.59mi	4/2.0 (+1)	1,284 (+6%)	10mo	$95,000	$74	50
32309 S 531 Rd	0.68mi	3/2.0	1,064 (-12%)	12mo	$76,000	$71	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.68% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.4%
• Equity multiple: 2.03×
• Total profit: $28,733
• Equity at exit: $54,680

10-year hold

• IRR: 16.9%
• Equity multiple: 3.91×
• Total profit: $81,308
• Equity at exit: $92,811

Cash invested: $27,972 (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 74427

• Home prices YoY: 1.6%
• Active inventory: 106
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,023 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $118

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 83%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $99,900 Active 330 DOM
2. 2026-06-18
   days on market $99,900 Active 329 DOM
3. 2026-06-17
   days on market $99,900 Active 328 DOM
4. 2026-06-16
   days on market $99,900 Active 327 DOM
5. 2026-06-15
   days on market $99,900 Active 326 DOM
6. 2026-06-14
   days on market $99,900 Active 324 DOM
7. 2026-06-12
   days on market $99,900 Active 323 DOM
8. 2026-06-09
   days on market $99,900 Active 320 DOM
9. 2026-06-08
   days on market $99,900 Active 319 DOM
10. 2026-06-07
    days on market $99,900 Active 318 DOM
11. 2026-06-05
    days on market $99,900 Active 315 DOM
12. 2026-06-02
    days on market $99,900 Active 313 DOM
13. 2026-06-01
    days on market $99,900 Active 312 DOM
14. 2026-05-31
    days on market $99,900 Active 311 DOM
15. 2026-05-30
    days on market $99,900 Active 310 DOM
16. 2025-08-26
    price $99,900
17. 2025-07-24
    listed $125,000 Active

ⓘ 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

• 🌡 Heat 5/10 Major
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,277
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$982
• − Management: −$982
• − Depreciation: −$2,906
• Taxable loss: −$187
• Est. tax savings @ 24.0%: +$45
• After-tax cash flow: $1,459/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: Keys
• NCES district ID: 4000033
• Math proficiency: 39% ▼ -2.00%
• Reading proficiency: 40% ▲ 4.00%
• Median HH income: $46,426
• Composite: 33.74/100
• National rank: #5370
• State rank: #19 of 270 in OK

Livability — Cookson

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

Census & demographics

• Census place: Cookson, OK
• Population (ZIP): 1,332

Population outlook (Cherokee County) Hauer SSP2

• Today (2025): 51,747 people
• By 2030: 53,481 · +3.4%
• By 2040: 56,503 · +9.2%
• By 2050: 59,370 · +14.7%
• By 2075: 67,178 · +29.8%
• By 2100: 70,900 · +37.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Two or more races 16% Native American 9%
• Common ancestry: Slovak 4% Iranian 3% Lithuanian 1%
• Foreign-born: 1% · China
• Languages at home: 98% English-only · Spanish 1% Chinese 1%

Political lean MEDSL · Cherokee

• 2024 margin: Solid R (+32.6) · D 32.7% · R 65.3% · Other 2.0%
• 2008→2024 swing: -20.4pp toward R · 2008: -12.2pp · 2024: -32.6pp
• All cycles: 2024: R+32.6 2020: R+29.3 2016: R+27.5 2012: R+14.1 2008: R+12.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.68%
• Current HPI: 288.6235
• 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

-20.1% since first listed

2 events — show timeline

• 2025-08-26 Price Changed $99,900 WRVBOR
• 2025-07-24 Listed $125,000 WRVBOR