2109 Hawk · McBride, OK 73439

$140,000

3 bd · 2.0 ba · 1,216 sqft · Other · 39 Days on market

Built 2018 5,955 sqft lot

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Why this score? — see what drove the B+ 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Less than 5 miles from beautiful Lake Texoma, this recently updated single-wide offers the perfect blend of comfort, style, and convenience! Step inside to an open-concept layout featuring spacious living areas, modern finishes, rich wood cabinetry, and an oversized kitchen island perfect for entertaining. The home has been thoughtfully refreshed with updated flooring, fixtures, and a warm contemporary feel throughout. Outside, enjoy the custom wooden front porch, the perfect spot to relax and take in the peaceful surroundings. Recent exterior improvements include fresh exterior paint, a new roof, and new gutters, giving this home added curb appeal and peace of mind. Mature trees and plenty

Key facts

• Updated flooring
• Open-concept layout
• 5,955 sq ft lot

Tags

• OPEN-CONCEPT LAYOUT
• CUSTOM WOODEN FRONT PORCH
• RECENT EXTERIOR IMPROVEMENTS
• UPDATED FLOORING
• OVERSIZED KITCHEN ISLAND

Property features AI

Finance

• HOA & community: Gutters noted as a community feature

Exterior

• Security: No safety shelter
• Utilities: Rural water; Lagoon sewer
• Home design: Single wide manufactured home; 1 story; Faces west; Tie-down foundation
• Construction: HardiPlank-type siding; Manufactured construction; Metal roof
• Exterior features: Covered patio/porch; Deck; Porch; Rain gutters; Privacy fencing; Mature trees on lot

Interior

• Kitchen: Dishwasher; Oven; Range; Stove; Refrigerator; Electric oven/range connections
• Flooring: Carpet; Wood veneer
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Laminate countertops; Ceiling fan(s); Insulated vinyl windows; Other interior features
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $140k.

Deal economics

• At list price, monthly cash flow is $851 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — 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 $15k of equity ($968 loan paydown + $14k 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 $39k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, 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 39 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $15k; list at $140k implies a 833% 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 $135,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 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. 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: 1.64% ✓
• Cap rate: 13.59%
• Cash-on-cash: 26.05%
• DSCR: 2.16
• GRM: 5.1

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: 43.9%
• Equity multiple: 4.33×
• Total profit: $130,474
• Equity at exit: $126,123

10-year hold

• IRR: 38.0%
• Equity multiple: 9.72×
• Total profit: $341,677
• Equity at exit: $271,989

Cash invested: $39,200 (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: 5.1×

Monthly cashflow live

• Estimated rent: $2,302 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $851

Break-even live

Break-even rent $1,225

Max offer price $140,000

Occupancy floor 58%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-19
   days on market $140,000 Active 39 DOM
2. 2026-06-18
   days on market $140,000 Active 38 DOM
3. 2026-06-17
   days on market $140,000 Active 37 DOM
4. 2026-06-16
   days on market $140,000 Active 36 DOM
5. 2026-06-15
   days on market $140,000 Active 35 DOM
6. 2026-06-14
   days on market $140,000 Active 33 DOM
7. 2026-06-13
   days on market $140,000 Active 32 DOM
8. 2026-06-10
   days on market $140,000 Active 30 DOM
9. 2026-06-09
   days on market $140,000 Active 29 DOM
10. 2026-06-08
    days on market $140,000 Active 28 DOM
11. 2026-06-07
    days on market $140,000 Active 27 DOM
12. 2026-06-05
    days on market $140,000 Active 24 DOM
13. 2026-06-02
    days on market $140,000 Active 22 DOM
14. 2026-06-01
    days on market $140,000 Active 21 DOM
15. 2026-05-31
    days on market $140,000 Active 20 DOM
16. 2026-05-30
    days on market $140,000 Active 19 DOM
17. 2026-05-11
    listed $140,000 Active
18. 2026-04-26
    historical
19. 2026-03-10
    price $153,999
20. 2026-02-20
    price $154,999
21. 2026-02-07
    price $155,999
22. 2026-01-30
    price $156,999
23. 2026-01-23
    price $157,999
24. 2026-01-16
    listed $158,999 Active
25. 2026-01-15
    historical
26. 2025-12-16
    price $159,999
27. 2025-11-27
    listed $164,999 Active
28. 2025-07-30
    soldstatus $15,000 Closed
29. 2025-07-24
    status Pending
30. 2025-07-01
    listed $20,000 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

• 🌊 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 16% 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: $27,621
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$2,210
• − Management: −$2,210
• − Depreciation: −$4,073
• Taxable income: $8,486
• Est. tax owed @ 24.0%: −$2,037
• After-tax cash flow: $8,173/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

+600.0% since first listed

14 events — show timeline

• 2026-05-11 Listed $140,000 MLS Technology, Inc.
• 2026-04-26 Listing Removed — MLS Technology, Inc.
• 2026-03-10 Price Changed $153,999 MLS Technology, Inc.
• 2026-02-20 Price Changed $154,999 MLS Technology, Inc.
• 2026-02-07 Price Changed $155,999 MLS Technology, Inc.
• 2026-01-30 Price Changed $156,999 MLS Technology, Inc.
• 2026-01-23 Price Changed $157,999 MLS Technology, Inc.
• 2026-01-16 Listed $158,999 MLS Technology, Inc.
• 2026-01-15 Listing Removed — MLS Technology, Inc.
• 2025-12-16 Price Changed $159,999 MLS Technology, Inc.
• 2025-11-27 Listed $164,999 MLS Technology, Inc.
• 2025-07-30 Sold (MLS) $15,000 MLS Technology, Inc.
• 2025-07-24 Pending — MLS Technology, Inc.
• 2025-07-01 Listed $20,000 MLS Technology, Inc.

Property tax history

+4.6%/yr

Latest (2025): $28 · +7.7% YoY. Source: county tax records.