2260 Old Military Rd · Broken Bow, OK 74728

$99,500

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 394 Days on market

Built 1999 2.00 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 +26.4/30.0
• Appreciation +9.4/10.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This single wide has been completely re done with new showers and wood / trim throughout house. The outside boast beautiful mature trees with a peaceful stream and bridge. The shop has electric access and plenty of extra storage options. Enjoy the outdoors with this cabin themed single wide home with lots of animals present in back yard. This can be sold with fully furnished furniture.

Key facts

• Mature oak trees
• 2 acres
• Creek

Tags

• 2 ACRES
• LUKFATA SCHOOL DISTRICT
• CREEK
• FERTILE SOIL
• FRUIT TREES
• MATURE OAK TREES

Property features AI

Finance

• Other: Model home; Occupied; Located on approximately 2 acres
• Financial info: Current listing price available (price details not included here per instructions); Not assumable; Not eligible for loan qualification
• HOA & community: No mandatory association dues

Exterior

• Utilities: Homestead status indicated
• Home design: One-level single-family manufactured home; Metal roof
• Construction: Manufactured construction; Combination foundation
• Exterior features: Rural, wooded lot; No additional exterior features listed

Interior

• Kitchen: Range
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Single living area
• Laundry & utility: Combination foundation (utility access)

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 $261 ($3k/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 9.4% vs local median 0.5% in Broken Bow — 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 67/100 on livability (#91 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime F, amenities F.
• Lukfata (rural): math 43% / reading 49% proficiency, ranked #50 of 513 in OK (top 10%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 921 active listings in the ZIP; 16 units permitted in McCurtain County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($688 loan paydown + $9k appreciation (8.9% local appreciation)).
• McCurtain County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (8.9% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 394 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $66k (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 21% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 394 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. 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 1.09% ✓
• Cap rate: 9.44%
• Cash-on-cash: 11.25%
• DSCR: 1.50
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.9% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.4%
• Equity multiple: 3.27×
• Total profit: $63,371
• Equity at exit: $81,755

10-year hold

• IRR: 26.7%
• Equity multiple: 7.17×
• Total profit: $172,007
• Equity at exit: $168,542

Cash invested: $27,860 (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 74728

• Home prices YoY: 2.8%
• Active inventory: 921
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,089 medium
• Mortgage (P&I): −$522
• Tax from tax record: −$36 /mo · $434/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $261

Break-even live

Break-even rent $759

Max offer price $99,500

Occupancy floor 71%

Sensitivity live

Price	-10% $317	-5% $289	+0% $261	+5% $233	+10% $205
Rent	-10% $175	-5% $218	+0% $261	+5% $304	+10% $347
Rate	-1.0pp $311	-0.5pp $286	base $261	+0.5pp $235	+1.0pp $209

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   status $99,500 Pending 394 DOM
2. 2026-06-18
   days on market $99,500 Active 394 DOM
3. 2026-06-17
   days on market $99,500 Active 393 DOM
4. 2026-06-16
   days on market $99,500 Active 392 DOM
5. 2026-06-15
   days on market $99,500 Active 391 DOM
6. 2026-06-13
   days on market $99,500 Active 389 DOM
7. 2026-06-12
   days on market $99,500 Active 388 DOM
8. 2026-06-09
   days on market $99,500 Active 385 DOM
9. 2026-06-08
   days on market $99,500 Active 384 DOM
10. 2026-06-08
    days on market $99,500 Active 383 DOM
11. 2026-06-05
    days on market $99,500 Active 381 DOM
12. 2026-06-04
    days on market $99,500 Active 379 DOM
13. 2026-06-02
    days on market $99,500 Active 378 DOM
14. 2026-06-01
    days on market $99,500 Active 377 DOM
15. 2026-05-31
    days on market $99,500 Active 376 DOM
16. 2026-05-16
    price $99,500
17. 2026-03-19
    status Active
18. 2026-03-01
    historical
19. 2026-02-05
    price $120,000
20. 2025-09-25
    price $135,000
21. 2025-06-15
    price $149,000
22. 2025-05-02
    listed $165,000 Active
23. 2020-03-04
    soldstatus $80,000
24. 2020-03-02
    soldstatus $80,000 388-char remark

    Show marketing remark (388 chars)

    This single wide has been completely re done with new showers and wood / trim throughout house. The outside boast beautiful mature trees with a peaceful stream and bridge. The shop has electric access and plenty of extra storage options. Enjoy the outdoors with this cabin themed single wide home with lots of animals present in back yard. This can be sold with fully furnished furniture.

25. 2019-11-18
    listed $80,000 388-char remark

    Show marketing remark (388 chars)

    This single wide has been completely re done with new showers and wood / trim throughout house. The outside boast beautiful mature trees with a peaceful stream and bridge. The shop has electric access and plenty of extra storage options. Enjoy the outdoors with this cabin themed single wide home with lots of animals present in back yard. This can be sold with fully furnished furniture.

26. 2018-03-02
    soldstatus $60,000

ⓘ 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: $434 · $36/mo
• Projected year-2 tax: $895 · $75/mo
• Expected delta: +$461/yr (+$38/mo · 106.3%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥112°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,071
• − Mortgage interest: −$5,574
• − Property taxes: −$434
• − Insurance: −$498
• − Repairs & maintenance: −$1,046
• − Management: −$1,046
• − Depreciation: −$2,895
• Taxable income: $1,580
• Est. tax owed @ 24.0%: −$379
• After-tax cash flow: $2,754/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: Lukfata
• NCES district ID: 4018570
• Math proficiency: 43% ▼ -2.00%
• Reading proficiency: 49% ▼ -2.00%
• Median HH income: $41,858
• Composite: 40.86/100
• National rank: #7537
• State rank: #50 of 513 in OK

Livability — Broken Bow

• Score: 67/100
• State rank: #91
• US rank: #10813

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,177

Population outlook (McCurtain County) Hauer SSP2

• Today (2025): 32,668 people
• By 2030: 32,323 · -1.1%
• By 2040: 31,777 · -2.7%
• By 2050: 31,436 · -3.8%
• By 2075: 31,574 · -3.3%
• By 2100: 30,839 · -5.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 59% Native American 17% Two or more races 11% Hispanic / Latino 7% Black 6% Pacific Islander 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 1% Serbian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 4% Other Asian/Pacific 3%

Political lean MEDSL · McCurtain

• 2024 margin: Solid R (+68.9) · D 15.0% · R 83.9% · Other 1.1%
• 2008→2024 swing: -21.9pp toward R · 2008: -47.0pp · 2024: -68.9pp
• All cycles: 2024: R+68.9 2020: R+66.5 2016: R+63.9 2012: R+51.6 2008: R+47.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.90%
• Current HPI: 326.0544
• 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

+65.8% since first listed

11 events — show timeline

• 2026-05-16 Price Changed $99,500 MLSOK
• 2026-03-19 Relisted — MLSOK
• 2026-03-01 Listing Removed — MLSOK
• 2026-02-05 Price Changed $120,000 MLSOK
• 2025-09-25 Price Changed $135,000 MLSOK
• 2025-06-15 Price Changed $149,000 MLSOK
• 2025-05-02 Listed $165,000 MLSOK
• 2020-03-04 Sold (Public Records) $80,000 Public Records
• 2020-03-02 Sold (MLS) $80,000 MLS Technology, Inc.
• 2019-11-18 Listed $80,000 MLS Technology, Inc.
• 2018-03-02 Sold (Public Records) $60,000 Public Records

Property tax history

+10.4%/yr

Latest (2025): $434 · -18.9% YoY. Source: county tax records.