11311 Tina · Thackerville, OK 73459

$185,000

3 bd · 2.0 ba · 1,848 sqft · Manufactured public records · 117 Days on market

Built 1998 0.78 ac lot ↓ 16% since listing

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Why this score? — see what drove the D- 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 +11.3/30.0
• ARV discount +7.5/15.0
• Appreciation +3.7/10.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

Check out this charming home in a quiet convenient location just minutes from I-35, the World Famous Winstar Casino and the Texas border! This adorable 3 bedroom 2 bath home sits on . 78 acre providing plenty of room for outdoor activities for the family. The home offers an expansive floor plan with a cathedral ceiling in the living area and a wood burning fireplace. The primary suite is oversized with a large bathroom and separate makeup area for the lady of the house. There's plenty of storage in this home as each bedroom has it's own walk in closet and for those garden and seasonal items there is a 20ft. conex storage unit in the back yard. Whether you're in the market for full time coun

Key facts

• Expansive floor plan
• Large bathroom
• Cathedral ceiling

Tags

• EXPANSIVE FLOOR PLAN
• CATHEDRAL CEILING
• WOOD BURNING FIREPLACE
• OVERSIZED PRIMARY SUITE
• LARGE BATHROOM
• SEPARATE MAKEUP AREA

Property features AI

Finance

• Financial info: Loan types accepted: Cash, Conventional, FHA, USDA, VA; Second mortgage: No
• HOA & community: No association (no HOA)

Exterior

• Parking: Additional parking; Circular driveway; Oversized parking
• Utilities: City water; Septic; No municipal utility district
• Home design: Single family residence; Residential property; One story; Accessible approach with ramp; Attached
• Construction: Built in 1998; Wood construction; Composition roof; Other foundation
• Exterior features: Gutters; Exterior lighting; Storage (including other structures); Partial fencing; Acreage lot with few trees; Approximately 0.78-acre lot

Interior

• Kitchen: Electric range; Eat-in kitchen
• Bedrooms: 3 bedrooms; Primary bedroom on level 1 with garden tub and walk-in closet(s)
• Flooring: Vinyl flooring
• Bathrooms: 2 bathrooms (full)
• Heating & cooling: Central heating; Electric heating; Wood stove; Central air conditioning; Ceiling fans
• Interior features: Decorative lighting; Eat-in kitchen; Flat screen wiring; High-speed internet available; Open floorplan; Vaulted ceilings; Walk-in closets; One living area; One dining area; Room count: 2
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $185k.

Deal economics

• At list price, monthly cash flow is $-67 ($-808/yr) — negative.
• To cash-flow at today's rent, offer at most $175k (5.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $153k (17.1% below list).
• Recommended offer: $153k (17.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#319 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• Thackerville (rural): math 20% / reading 25% proficiency, ranked #376 of 513 in OK (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 25 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-2.5%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Love County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $153,312 (17.1% 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. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.83% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.56%
• DSCR: 0.93
• GRM: 10.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.9%
• Equity multiple: 0.41×
• Total profit: $-30,650
• Equity at exit: $31,406

10-year hold

• IRR: -8.2%
• Equity multiple: 0.44×
• Total profit: $-29,001
• Equity at exit: $22,639

Cash invested: $51,800 (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 73459

• Home prices YoY: -1.1%
• Active inventory: 25
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,533 medium
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $-67

Break-even live

Break-even rent $1,618

Max offer price $175,257

Occupancy floor 99%

Sensitivity live

Price	-10% $61	-5% $-3	+0% $-67	+5% $-131	+10% $-195
Rent	-10% $-188	-5% $-128	+0% $-67	+5% $-7	+10% $54
Rate	-1.0pp $26	-0.5pp $-20	base $-67	+0.5pp $-115	+1.0pp $-164

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $185,000 Active 117 DOM
2. 2026-06-18
   days on market $185,000 Active 116 DOM
3. 2026-06-17
   days on market $185,000 Active 115 DOM
4. 2026-06-16
   days on market $185,000 Active 114 DOM
5. 2026-06-15
   days on market $185,000 Active 113 DOM
6. 2026-06-14
   days on market $185,000 Active 111 DOM
7. 2026-06-12
   days on market $185,000 Active 110 DOM
8. 2026-06-09
   days on market $185,000 Active 107 DOM
9. 2026-06-08
   days on market $185,000 Active 106 DOM
10. 2026-06-07
    days on market $185,000 Active 105 DOM
11. 2026-06-05
    days on market $185,000 Active 102 DOM
12. 2026-06-02
    days on market $185,000 Active 100 DOM
13. 2026-06-01
    days on market $185,000 Active 99 DOM
14. 2026-05-31
    days on market $185,000 Active 98 DOM
15. 2026-05-30
    days on market $185,000 Active 97 DOM
16. 2026-04-24
    price $185,000
17. 2026-04-08
    price $192,000
18. 2026-02-22
    listed $195,000 Active
19. 2025-08-25
    historical
20. 2025-07-08
    price $212,900
21. 2025-06-10
    listed $214,900 Active
22. 2025-06-09
    historical
23. 2025-02-10
    listed $219,500 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $18,397
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$1,472
• − Management: −$1,472
• − Depreciation: −$5,382
• Taxable loss: −$3,991
• Est. tax savings @ 24.0%: +$958
• After-tax cash flow: $150/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: Thackerville
• NCES district ID: 4029850
• Math proficiency: 20% ▼ -5.00%
• Reading proficiency: 25% ▬ 0.00%
• Median HH income: $40,471
• Composite: 22.21/100
• National rank: #13514
• State rank: #376 of 513 in OK

Livability — Thackerville

• Score: 61/100
• State rank: #319
• US rank: #18258

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Thackerville, OK
• Population (ZIP): 1,584

Population outlook (Love County) Hauer SSP2

• Today (2025): 10,844 people
• By 2030: 11,370 · +4.9%
• By 2040: 12,496 · +15.2%
• By 2050: 13,766 · +26.9%
• By 2075: 17,688 · +63.1%
• By 2100: 21,161 · +95.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 10% Hispanic / Latino 6% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 3% Lithuanian 2% Slovak 2%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 4% Other Indo-European 2%

Political lean MEDSL · Love

• 2024 margin: Solid R (+66.2) · D 16.2% · R 82.4% · Other 1.4%
• 2008→2024 swing: -31.6pp toward R · 2008: -34.6pp · 2024: -66.2pp
• All cycles: 2024: R+66.2 2020: R+63.6 2016: R+57.7 2012: R+40.4 2008: R+34.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.54%
• Current HPI: 219.808
• 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

-15.7% since first listed

8 events — show timeline

• 2026-04-24 Price Changed $185,000 NTREIS
• 2026-04-08 Price Changed $192,000 NTREIS
• 2026-02-22 Listed $195,000 NTREIS
• 2025-08-25 Listing Removed — NTREIS
• 2025-07-08 Price Changed $212,900 NTREIS
• 2025-06-10 Listed $214,900 NTREIS
• 2025-06-09 Listing Removed — MLS Technology, Inc.
• 2025-02-10 Listed $219,500 MLS Technology, Inc.