415420 E 1094 · Eufaula, OK 74426

$92,000

3 bd · 2.0 ba · 1,512 sqft · Manufactured public records · 86 Days on market

Built 1987 0.27 ac 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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to this well-located 3-bedroom, 2-bath home situated on a desirable corner lot just under two minutes from the community boat ramp. This property offers a spacious, fully fenced backyard ideal for pets, play, or entertaining, along with a large back deck where you can relax and enjoy the outdoors. Inside, you’ll discover its renovation-ready charm and flooring materials ready for installation, giving you the opportunity to add your personal touch and instantly elevate the interior to your style and standards. Back fence is in need of repairs. Major updates include an HVAC system replaced in 2020, providing added comfort and peace of mind. Whether you're seeking a primary resid

Key facts

• Large back deck
• Hvac system replaced
• Corner lot

Tags

• CORNER LOT
• FULLY FENCED BACKYARD
• LARGE BACK DECK
• HVAC SYSTEM REPLACED

Property features AI

Exterior

• Parking: 3-car garage; Carport
• Security: No safety shelter
• Utilities: Electricity available; Water available (rural); Septic tank
• Home design: Manufactured single-wide home; Single-story; Faces south; Crawlspace foundation
• Construction: Vinyl siding; Asphalt/fiberglass roof
• Exterior features: Porch; Shed(s)/storage; Chain link fencing; Corner lot; Water access with nearby boat ramp/lift access; Views (overlooking Eufaula Lake); Less than 1 mile to water

Interior

• Kitchen: Cooktop; Double oven; Microwave; Oven; Range; Refrigerator
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fan(s); Laminate countertops; Decorative fireplace (1)
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $92k.

Deal economics

• At list price, monthly cash flow is $343 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $86k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 2.9% in Eufaula — 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 72/100 on livability (#28 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, schools F, amenities 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: 151 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 $10k of equity ($636 loan paydown + $9k 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 $26k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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 $50k; list at $92k implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major 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 $86,480 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.27% ✓
• Cap rate: 10.76%
• Cash-on-cash: 15.96%
• DSCR: 1.71
• GRM: 6.6

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: 36.1%
• Equity multiple: 3.79×
• Total profit: $71,906
• Equity at exit: $82,881

10-year hold

• IRR: 31.1%
• Equity multiple: 8.55×
• Total profit: $194,563
• Equity at exit: $178,736

Cash invested: $25,760 (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: 151
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,168 medium
• Mortgage (P&I): −$482
• Tax from tax record: −$60 /mo · $715/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $343

Break-even live

Break-even rent $735

Max offer price $92,000

Occupancy floor 66%

Sensitivity live

Price	-10% $395	-5% $369	+0% $343	+5% $317	+10% $290
Rent	-10% $250	-5% $296	+0% $343	+5% $389	+10% $435
Rate	-1.0pp $389	-0.5pp $366	base $343	+0.5pp $319	+1.0pp $294

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: $23,000
• Closing costs: $2,760
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-31
   status $92,000 Pending 86 DOM
2. 2026-05-31
   days on market $92,000 Active 86 DOM
3. 2026-03-05
   listed $92,000 Active
4. 2020-07-28
   soldstatus $50,000
5. 2019-03-02
   historical
6. 2018-10-18
   listed $55,000
7. 1993-07-21
   soldstatus $51,000

ⓘ 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: $715 · $60/mo
• Projected year-2 tax: $828 · $69/mo
• Expected delta: +$113/yr (+$9/mo · 15.8%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥112°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $14,019
• − Mortgage interest: −$5,153
• − Property taxes: −$715
• − Insurance: −$460
• − Repairs & maintenance: −$1,122
• − Management: −$1,122
• − Depreciation: −$2,676
• Taxable income: $2,771
• Est. tax owed @ 24.0%: −$665
• After-tax cash flow: $3,446/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 — Eufaula

• Score: 72/100
• State rank: #28
• US rank: #6512

Category grades

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

+80.4% since first listed

5 events — show timeline

• 2026-03-05 Listed $92,000 MLS Technology, Inc.
• 2020-07-28 Sold (Public Records) $50,000 Public Records
• 2019-03-02 Listing Removed — MLS Technology, Inc.
• 2018-10-18 Listed $55,000 MLS Technology, Inc.
• 1993-07-21 Sold (Public Records) $51,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $715 · +7.7% YoY. Source: county tax records.