16152 Hull · Cumberland, OK 73446

$74,900

2 bd · 1.0 ba · 840 sqft · SingleFamily public records · 69 Days on market

Built 1955 5,500 sqft 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
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Appreciation +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

Charming lake house close to the water!! Partially furnished, ready for family & friends to enjoy lake time. Lots of extras with this home. Lawnmower, Washer, Dryer, Refrigerator, Lawnmower & much more.

Key facts

• 5,500 sq ft lot
• Garage
• Built 1955

Property features AI

Exterior

• Parking: Detached garage; Carport
• Security: No safety shelter
• Utilities: Septic tank; Rural water
• Home design: Single-story; Faces west; Entry on main level
• Construction: Metal roof; Wood siding; Wood frame construction; Crawlspace and slab foundation; Built per public records
• Exterior features: Enclosed patio; Patio; Shed(s); Chain link and privacy fencing; Mature trees

Interior

• Kitchen: Oven; Range; Microwave; Refrigerator; Plumbed for ice maker
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Electric heating; Floor furnace
• Interior features: Ceiling fan(s); Solid surface counters; Vinyl windows; Electric oven and range connections; Electric water heater
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $290 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($933 rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Madill (town): math 20% / reading 22% proficiency, ranked #162 of 270 in OK (top 60%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 105 active listings in the ZIP; 42 units permitted in Marshall County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.8%/yr); year-one equity from $518 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Marshall County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-2.8% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $12k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $15k; list at $75k implies a 399% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.25% ✓
• Cap rate: 10.94%
• Cash-on-cash: 16.59%
• DSCR: 1.74
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $12,600
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2818 Freds Rd	0.07mi	2/1.0	849 (+1%)	14mo	$13,000	$15	83

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-2.76% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.4%
• Equity multiple: 1.34×
• Total profit: $7,046
• Equity at exit: $11,963

10-year hold

• IRR: 17.2%
• Equity multiple: 2.45×
• Total profit: $30,435
• Equity at exit: $7,851

Cash invested: $20,972 (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 73446

• Home prices YoY: -1.4%
• Active inventory: 105
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $933 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$23 /mo · $277/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $290

Break-even live

Break-even rent $566

Max offer price $74,900

Occupancy floor 64%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   status $74,900 Pending 69 DOM
2. 2026-06-18
   days on market $74,900 Active 69 DOM
3. 2026-06-17
   days on market $74,900 Active 68 DOM
4. 2026-06-16
   days on market $74,900 Active 67 DOM
5. 2026-06-15
   days on market $74,900 Active 66 DOM
6. 2026-06-14
   days on market $74,900 Active 64 DOM
7. 2026-06-12
   days on market $74,900 Active 63 DOM
8. 2026-06-09
   days on market $74,900 Active 60 DOM
9. 2026-06-08
   days on market $74,900 Active 59 DOM
10. 2026-06-07
    pricedays on market $74,900 Active 58 DOM
11. 2026-06-05
    days on market $79,950 Active 55 DOM
12. 2026-06-02
    days on market $79,950 Active 53 DOM
13. 2026-06-01
    days on market $79,950 Active 52 DOM
14. 2026-05-31
    days on market $79,950 Active 51 DOM
15. 2026-05-30
    days on market $79,950 Active 50 DOM
16. 2026-04-16
    price $79,950
17. 2026-04-16
    status Active
18. 2026-03-02
    status Pending
19. 2026-02-24
    listed $87,000 Active
20. 2026-02-23
    historical
21. 2025-07-22
    listed $87,000 Active
22. 2025-07-21
    historical
23. 2025-07-15
    price $87,000
24. 2025-01-21
    listed $99,900 Active
25. 2007-10-23
    soldstatus $15,000

ⓘ 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: $277 · $23/mo
• Projected year-2 tax: $674 · $56/mo
• Expected delta: +$397/yr (+$33/mo · 143.4%)

ⓘ 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 ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $11,195
• − Mortgage interest: −$4,196
• − Property taxes: −$277
• − Insurance: −$374
• − Repairs & maintenance: −$896
• − Management: −$896
• − Depreciation: −$2,179
• Taxable income: $2,378
• Est. tax owed @ 24.0%: −$571
• After-tax cash flow: $2,908/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: Madill
• NCES district ID: 4018700
• Math proficiency: 20% ▼ -17.00%
• Reading proficiency: 22% ▼ -13.00%
• Median HH income: $40,372
• Composite: 17.82/100
• National rank: #9008
• State rank: #162 of 270 in OK

Livability — Cumberland

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Cumberland, OK
• Population (ZIP): 8,414

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 54% Hispanic / Latino 28% Two or more races 15% Native American 8%
• Hispanic origin (detail): Mexican 27%
• Common ancestry: Iranian 1% Serbian 1% Lithuanian 1%
• Foreign-born: 11% · Canada
• Languages at home: 76% English-only · Spanish 22% German/W. Germanic 1%

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: ▼ -2.76%
• Current HPI: 188.3049
• 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

+433.0% since first listed

10 events — show timeline

• 2026-04-16 Price Changed $79,950 MLS Technology, Inc.
• 2026-04-16 Relisted — MLS Technology, Inc.
• 2026-03-02 Pending — MLS Technology, Inc.
• 2026-02-24 Listed $87,000 MLS Technology, Inc.
• 2026-02-23 Listing Removed — MLS Technology, Inc.
• 2025-07-22 Listed $87,000 MLS Technology, Inc.
• 2025-07-21 Listing Removed — MLS Technology, Inc.
• 2025-07-15 Price Changed $87,000 MLS Technology, Inc.
• 2025-01-21 Listed $99,900 MLS Technology, Inc.
• 2007-10-23 Sold (Public Records) $15,000 Public Records

Property tax history

+6.3%/yr

Latest (2025): $277 · +6.1% YoY. Source: county tax records.