416335 Lagoon Dr · Texanna, OK 74426

$59,900

3 bd · 2.0 ba · 924 sqft · Manufactured public records · 15 Days on market

Built 1981 0.45 ac lot Est $109k · 45% under

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

Lake Views, Easy Living, and Endless Possibilities If you've been dreaming of an affordable way to enjoy lake life, this charming two-bedroom, one-and-a-half-bath mobile home may be exactly what you've been looking for. Situated on a large lot with stunning views of Lake Eufaula, this property offers the perfect blend of comfort, convenience, and outdoor enjoyment. Whether you're searching for a full-time residence, weekend getaway, or investment opportunity, you'll appreciate the peaceful setting and easy access to the lake. Located less than a mile from lake access, you'll be just minutes from boating, fishing, swimming, and all the recreation that makes Lake Eufaula such a popular desti

Key facts

• Easy access to lake
• Ample storage space
• Covered parking

Tags

• LAKE VIEWS
• LARGE LOT
• EASY ACCESS TO LAKE
• AMPLE STORAGE SPACE
• COVERED PARKING

Property features AI

Exterior

• Parking: 2-car garage; Carport
• Security: No safety shelter
• Utilities: Electricity available; High-speed internet available; Water available (rural); Septic tank
• Home design: Single-story home; South facing; Handicap accessible; Crawlspace foundation
• Construction: Built with wood frame and aluminum siding
• Exterior features: Deck; Storage structure; Chain link fencing; Mature trees on lot; Stream/creek on property; Spring on property; Less than 1 mile to Eufaula Lake

Interior

• Kitchen: Eat-in kitchen; Dishwasher; Oven; Range; Refrigerator
• Bedrooms: Master bedroom with private bath and walk-in closet (first level); Additional bedroom without bath (first level)
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom; One half bathroom; Master bath with shower (first level); Hall bath (first level)
• Heating & cooling: Central heating; Propane heating; Two cooling units
• Interior features: Aluminum window frames; Accessible approach with ramp; Laminate counters; Gas range and gas oven connections
• Laundry & utility: Washer hookup; Gas dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $-16 ($-194/yr) — negative.
• To cash-flow at today's rent, offer at most $57k (4.8% below list).
• Meets the 1% rule at list price ($963 rent vs $60k).
• Recommended offer: $57k (4.8% below list) — sets the bar for cash-flow.
• Cap rate 14.5% vs local median 2.6% in Texanna — 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 65/100 on livability (#140 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, health & safety C-, schools F.
• Checotah (town): math 32% / reading 28% proficiency, ranked #72 of 270 in OK (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 147 active listings in the ZIP; 20 units permitted in McIntosh County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($414 loan paydown + $6k appreciation (10.0% local appreciation)).
• McIntosh County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, 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 15 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $10k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $60k implies a 233% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,039 (4.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.61% ✓
• Cap rate: 14.51%
• Cash-on-cash: 29.36%
• DSCR: 2.31
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $109,032
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108474 Starboard Dr	0.25mi	2/2.0 (-1)	896 (-3%)	22mo	$106,000	$118	60
108643 Bounty Rd	0.38mi	2/1.0 (-1)	896 (-3%)	11mo	$69,000	$77	59

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: 23.6%
• Equity multiple: 2.90×
• Total profit: $31,829
• Equity at exit: $53,963

10-year hold

• IRR: 21.1%
• Equity multiple: 6.67×
• Total profit: $95,016
• Equity at exit: $116,373

Cash invested: $16,772 (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 74426

• Home prices YoY: 5.3%
• Active inventory: 147
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $963 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$12 /mo · $138/yr
• Insurance: −$25
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $-16

Break-even live

Break-even rent $984

Max offer price $57,039

Occupancy floor 97%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   days on market $59,900 Active 15 DOM
2. 2026-06-17
   days on market $59,900 Active 14 DOM
3. 2026-06-17
   price $59,900 Active 13 DOM
4. 2026-06-16
   days on market $69,900 Active 13 DOM
5. 2026-06-15
   days on market $69,900 Active 12 DOM
6. 2026-06-13
   days on market $69,900 Active 10 DOM
7. 2026-06-12
   days on market $69,900 Active 9 DOM
8. 2026-06-09
   days on market $69,900 Active 6 DOM
9. 2026-06-08
   days on market $69,900 Active 5 DOM
10. 2026-06-08
    days on market $69,900 Active 4 DOM
11. 2026-06-07
    days on market $69,900 Active 3 DOM
12. 2026-06-04
    remarks 699-char remark
13. 2026-06-04
    listed $69,900 Active 1 DOM

ⓘ 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: $138 · $12/mo
• Projected year-2 tax: $539 · $45/mo
• Expected delta: +$401/yr (+$33/mo · 290.7%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AE · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,558
• − Mortgage interest: −$3,355
• − Property taxes: −$138
• − Insurance: −$5,418
• − Repairs & maintenance: −$925
• − Management: −$925
• − Depreciation: −$1,743
• Taxable loss: −$945
• Est. tax savings @ 24.0%: +$227
• After-tax cash flow: $32/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: Checotah
• NCES district ID: 4007350
• Math proficiency: 32% ▼ -7.00%
• Reading proficiency: 28% ▼ -2.00%
• Median HH income: $34,331
• Composite: 24.73/100
• National rank: #7607
• State rank: #72 of 270 in OK

Livability — Texanna

• Score: 65/100
• State rank: #140
• US rank: #13083

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,482

Population outlook (McIntosh County) Hauer SSP2

• Today (2025): 18,935 people
• By 2030: 18,272 · -3.5%
• By 2040: 16,905 · -10.7%
• By 2050: 15,771 · -16.7%
• By 2075: 14,097 · -25.6%
• By 2100: 12,572 · -33.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 62% Native American 18% Two or more races 13% Hispanic / Latino 5% Black 3% Asian 2%
• Common ancestry: Iranian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · German/W. Germanic 2% Other Indo-European 1% Spanish 1%

Political lean MEDSL · McIntosh

• 2024 margin: Solid R (+52.7) · D 22.9% · R 75.7% · Other 1.4%
• 2008→2024 swing: -33.5pp toward R · 2008: -19.3pp · 2024: -52.7pp
• All cycles: 2024: R+52.7 2020: R+49.7 2016: R+42.5 2012: R+23.8 2008: R+19.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 16.32%
• Current HPI: 325.0751
• 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

+217.7% since first listed

3 events — show timeline

• 2026-06-03 Listed $69,900 MLS Technology, Inc.
• 2019-03-08 Sold (MLS) $18,000 MLS Technology, Inc.
• 2018-09-27 Listed $22,000 MLS Technology, Inc.

Property tax history

-6.1%/yr

Latest (2025): $138 · +7.8% YoY. Source: county tax records.