5844 Mcbride Cir · McBride, OK 73439

$189,900

3 bd · 2.0 ba · 1,272 sqft · SingleFamily public records · 8 Days on market

Built 1970 0.56 ac lot Est $245k · 23% 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 +28.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.3/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This classic lake house cottage is on a peaceful half-acre+ lot, perfect for building a workshop to tinker in or store your RV or Lake Toys. Selling fully furnished and move in ready, this home also has numerous recent upgrades to include: Spa Room with a romantic fireplace, New Full-Size Shower Installed, Rebuilt Patio (stained with new rope handrails too), all new PEX plumbing installed from the kitchen through the back spa room, upgraded electrical work, and more. Enjoy the cozy setting created by the living room fireplace, and if the weather should turn bad there is a cellar to sit out the storm! Whether it's a lake property or short-term rental that you are looking for this place is sitting in the middle of a Texoma Mecca. It's less than a mile north of the McGlocklin Creek Boat ramp, less than five miles west of Alberta Creek Marina, Restaurant, Campgrounds, & boat ramps, and less than five miles south of Catfish Bay Marina, Gas Docks, and Campgrounds! Chickasaw Point Golf Course is just another mile north of there. West Bay Casino sits on the Shores of Texoma right near Catfish Bay, and last, but not least the recently announced Hard Rock Cafe Convention Center soon to break ground as part of the NEW DEVELOPMENT at Pointe Vista!

Key facts

• Over half an acre
• New plumbing
• Spa room converted

Tags

• MOVE IN READY
• FULLY FURNISHED
• OVER HALF AN ACRE
• SPA ROOM CONVERTED
• NEW PLUMBING
• UPGRADED ELECTRICAL WORK

Property features AI

Finance

• HOA & community: Marina access/community feature

Exterior

• Security: Storm shelter
• Utilities: Electricity available; Water available (rural); Septic tank
• Home design: Single-story; Faces south; Crawlspace foundation
• Construction: Brick and wood frame construction; Asphalt/fiberglass roof; Built as reported in public records
• Exterior features: Deck; Shed(s); Boat ramp/lift access to Texoma Lake; Less than 1 mile to water

Interior

• Kitchen: Oven; Range
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Window unit(s) for cooling
• Interior features: Laminate counters; Ceiling fan(s); Other interior features
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $637 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).

Location & tenants

• Location reads: area grade A — 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 $20k of equity ($1k loan paydown + $19k 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 $53k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y 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 $165k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $189,900

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.23% ✓
• Cap rate: 10.32%
• Cash-on-cash: 14.38%
• DSCR: 1.64
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $245,496
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5844 Mcbride Cir	0.00mi	3/1.5	1,272 (0%)	19mo	$165,000	$130	82
6446 War Bonnet Ave	0.64mi	2/2.5 (-1)	1,224 (-4%)	10mo	$236,450	$193	49

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: 34.9%
• Equity multiple: 3.71×
• Total profit: $143,967
• Equity at exit: $171,077

10-year hold

• IRR: 30.0%
• Equity multiple: 8.37×
• Total profit: $392,001
• Equity at exit: $368,934

Cash invested: $53,172 (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: 6.8×

Monthly cashflow live

• Estimated rent: $2,339 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$136 /mo · $1,631/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $637

Break-even live

Break-even rent $1,533

Max offer price $189,900

Occupancy floor 68%

Sensitivity live

Price	-10% $744	-5% $691	+0% $637	+5% $583	+10% $529
Rent	-10% $452	-5% $545	+0% $637	+5% $729	+10% $822
Rate	-1.0pp $733	-0.5pp $685	base $637	+0.5pp $588	+1.0pp $538

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-19
   days on market $189,900 Active 8 DOM
2. 2026-06-18
   days on market $189,900 Active 7 DOM
3. 2026-06-17
   days on market $189,900 Active 6 DOM
4. 2026-06-16
   days on market $189,900 Active 5 DOM
5. 2026-06-15
   days on market $189,900 Active 4 DOM
6. 2026-06-14
   days on market $189,900 Active 2 DOM
7. 2026-06-13
   remarks 680-char remark
8. 2026-06-13
   listed $189,900 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: $1,631 · $136/mo
• Projected year-2 tax: $1,709 · $142/mo
• Expected delta: +$78/yr (+$7/mo · 4.8%)

ⓘ 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 · 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 17% 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: $28,069
• − Mortgage interest: −$10,637
• − Property taxes: −$1,631
• − Insurance: −$950
• − Repairs & maintenance: −$2,246
• − Management: −$2,246
• − Depreciation: −$5,524
• Taxable income: $4,836
• Est. tax owed @ 24.0%: −$1,161
• After-tax cash flow: $6,483/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

• Census place: McBride, OK
• 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

+522.6% since first listed

10 events — show timeline

• 2026-06-11 Listed $189,900 MLS Technology, Inc.
• 2024-11-13 Sold (MLS) $165,000 MLS Technology, Inc.
• 2024-10-18 Sold (Public Records) $165,000 Public Records
• 2024-10-01 Pending — MLS Technology, Inc.
• 2024-09-10 Price Changed $169,000 MLS Technology, Inc.
• 2024-05-14 Relisted — MLS Technology, Inc.
• 2024-05-06 Pending — MLS Technology, Inc.
• 2024-04-24 Listed $176,000 MLS Technology, Inc.
• 2022-01-27 Sold (Public Records) $110,000 Public Records
• 1995-11-21 Sold (Public Records) $30,500 Public Records

Property tax history

+20.4%/yr

Latest (2025): $1,631 · +73.7% YoY. Source: county tax records.