9998 Ray Ave · New Woodville, OK 73439

$99,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 46 Days on market

Built 1997 Fair condition 0.69 ac lot

---

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 +2.2/5.0

Listing remarks

This 3 bedroom, 2 bath home is located on a nice sized corner lot near Lake Texoma! Home features a large deck on front, & property features partial white decorative fencing! Property also includes 4 outdoor storage buildings, providing the perfect place for storing your lake supplies. Located near Catfish Bay Marina, West Bay Casino, Chickasaw Point Golf Course, as well as the upcoming Hard Rock Resort! Call soon!

Key facts

• Large deck
• Near west bay casino
• Corner lot

Tags

• CORNER LOT
• LARGE DECK
• OUTDOOR STORAGE BUILDINGS
• NEAR CATFISH BAY MARINA
• NEAR WEST BAY CASINO
• NEAR HARD ROCK RESORT

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Electricity available; Water available (rural); Septic tank
• Home design: Manufactured single-wide home; 1 story; North-facing; Crawlspace foundation
• Construction: Built (year source: public records); Manufactured construction; Asphalt/fiberglass roof
• Exterior features: Corner lot; Decorative fencing; Shed(s); Storage; Workshop

Interior

• Kitchen: Oven; Range
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fan(s); Laminate counters; Gas range connection; Gas oven connection; Vinyl window frames
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $99k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 49/100 on livability (#680 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, employment B+; Watch: schools F, amenities F, commute F.
• 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 $11k of equity ($684 loan paydown + $10k 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 $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, 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 46 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 2.32% ✓
• Cap rate: 20.04%
• Cash-on-cash: 49.10%
• DSCR: 3.18
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $248,064
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6108 Dixie St	0.74mi	3/2.0	1,216 (0%)	7mo	$248,000	$204	60
6134 Weesie St	0.74mi	3/2.0	1,120 (-8%)	11mo	$125,500	$112	43

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: 62.8%
• Equity multiple: 5.55×
• Total profit: $126,186
• Equity at exit: $89,187

10-year hold

• IRR: 56.4%
• Equity multiple: 12.36×
• Total profit: $314,861
• Equity at exit: $192,335

Cash invested: $27,720 (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: 3.6×

Monthly cashflow live

• Estimated rent: $2,302 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $1,134

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 46%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $99,000 Active 46 DOM
2. 2026-06-18
   days on market $99,000 Active 45 DOM
3. 2026-06-17
   days on market $99,000 Active 44 DOM
4. 2026-06-16
   days on market $99,000 Active 43 DOM
5. 2026-06-15
   days on market $99,000 Active 42 DOM
6. 2026-06-14
   days on market $99,000 Active 40 DOM
7. 2026-06-13
   days on market $99,000 Active 39 DOM
8. 2026-06-10
   days on market $99,000 Active 37 DOM
9. 2026-06-09
   days on market $99,000 Active 36 DOM
10. 2026-06-08
    days on market $99,000 Active 35 DOM
11. 2026-06-07
    days on market $99,000 Active 34 DOM
12. 2026-06-05
    days on market $99,000 Active 31 DOM
13. 2026-06-02
    days on market $99,000 Active 29 DOM
14. 2026-06-01
    days on market $99,000 Active 28 DOM
15. 2026-05-31
    days on market $99,000 Active 27 DOM
16. 2026-05-30
    days on market $99,000 Active 26 DOM
17. 2026-05-03
    listed $99,000 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,620
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$2,210
• − Management: −$2,210
• − Depreciation: −$2,880
• Taxable income: $12,795
• Est. tax owed @ 24.0%: −$3,071
• After-tax cash flow: $10,539/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This mobile home requires significant renovations, including kitchen and bathroom updates, to improve its condition and increase its resale and rental value.

Repairs flagged

• Major Kitchen cabinets and countertops — The kitchen appears outdated and in poor condition, requiring replacement.
• Major Bathroom fixtures and flooring — The bathrooms appear outdated and in poor condition, requiring replacement.
• Major Flooring — The flooring in the kitchen and bathrooms appears worn and may need replacement.
• Major Interior walls and ceilings — The interior walls and ceilings appear to be in poor condition, with possible peeling paint and discoloration.

Value-add opportunities

• Resale Kitchen renovation — A modern kitchen with updated cabinetry and countertops will significantly increase the home's resale value.
• Resale Bathroom renovation — Upgrading the bathrooms with new fixtures and flooring will enhance the home's appeal and increase its resale value.
• Both Landscaping — A well-maintained and aesthetically pleasing landscape will improve the home's curb appeal and increase both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets and countertops · The kitchen appears outdated and in poor condition, requiring replacement.	Major	$15,000–50,000
Bathroom fixtures and flooring · The bathrooms appear outdated and in poor condition, requiring replacement.	Major	$15,000–50,000
Flooring · The flooring in the kitchen and bathrooms appears worn and may need replacement.	Major	$15,000–50,000
Interior walls and ceilings · The interior walls and ceilings appear to be in poor condition, with possible peeling paint and discoloration.	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Resale Kitchen renovation — A modern kitchen with updated cabinetry and countertops will significantly increase the home's resale value. ↑
• Resale Bathroom renovation — Upgrading the bathrooms with new fixtures and flooring will enhance the home's appeal and increase its resale value. ↑
• Both Landscaping — A well-maintained and aesthetically pleasing landscape will improve the home's curb appeal and increase both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — New Woodville

• Score: 49/100
• State rank: #680
• US rank: #25850

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Woodville, 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

1 event — show timeline

• 2026-05-03 Listed $99,000 MLS Technology, Inc.