426867 E 1090 Rd · Shady Grove, OK 74426

$119,900

3 bd · 2.0 ba · 1,064 sqft · Manufactured public records · 89 Days on market

Built 2013 1.00 ac lot

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Why this score? — see what drove the C 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 +18.1/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 1% rule +3.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

Move-in ready 4 bedroom, 2 bath single-wide manufactured home offering plenty of space and comfort. Features include brand new carpet, a cozy fireplace, and a functional layout with room for everyone. Outside you’ll find a detached 2-car garage with electric and a 220 plug, perfect for a workshop, hobbies, or extra storage. Conveniently located less than 6 miles from I-40 and only about 7 miles from a Lake Eufaula boat ramp, giving you quick access to both travel and recreation. Affordable living with the space you need. Schedule your showing today!

Key facts

• Cozy fireplace
• 1 acre lot
• 2 garage spots

Tags

• DETACHED 2-CAR GARAGE
• COZY FIREPLACE
• QUICK ACCESS TO TRAVEL
• QUICK ACCESS TO RECREATION

Property features AI

Exterior

• Parking: Detached garage; 2 garage spaces
• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Water available (rural); Septic tank
• Home design: Manufactured single wide; 1 story; Faces south; Tie down foundation
• Construction: Vinyl siding; Asphalt/fiberglass roof
• Exterior features: Covered porch; Porch; Mature trees; Partial barbed wire fencing

Interior

• Kitchen: Dishwasher
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Vinyl windows; Storm door(s); Laminate counters; Ceiling fan(s); Electric range connection
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $106 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $103k (14.1% below list).
• Recommended offer: $103k (14.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#412 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime D-, amenities F.
• Checotah (town): math 32% / reading 28% proficiency, ranked #72 of 270 in OK (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 147 active listings in the ZIP; 20 units permitted in McIntosh County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($829 loan paydown + $12k appreciation (10.0% local appreciation)).
• McIntosh County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $14k; list at $120k implies a 788% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $102,991 (14.1% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 14% 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 D 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: 0.86% ✗
• Cap rate: 7.35%
• Cash-on-cash: 3.79%
• DSCR: 1.17
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.0%
• Equity multiple: 3.14×
• Total profit: $71,987
• Equity at exit: $108,015

10-year hold

• IRR: 23.6%
• Equity multiple: 7.15×
• Total profit: $206,569
• Equity at exit: $232,939

Cash invested: $33,572 (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 74426

• Home prices YoY: 5.3%
• Active inventory: 147
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,030 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$29 /mo · $348/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $106

Break-even live

Break-even rent $896

Max offer price $119,900

Occupancy floor 85%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-07
   statusdays on market $119,900 Pending 89 DOM
2. 2026-06-04
   days on market $119,900 Active 86 DOM
3. 2026-06-02
   days on market $119,900 Active 85 DOM
4. 2026-06-01
   days on market $119,900 Active 84 DOM
5. 2026-05-31
   days on market $119,900 Active 83 DOM
6. 2026-05-14
   price $119,900
7. 2026-03-09
   listed $129,900 Active
8. 2019-07-19
   historical
9. 2019-04-22
   listed $85,000
10. 2009-03-09
    soldstatus $13,500
11. 2003-12-18
    soldstatus $10,000

ⓘ 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: $348 · $29/mo
• Projected year-2 tax: $1,079 · $90/mo
• Expected delta: +$731/yr (+$61/mo · 210.1%)

ⓘ 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 8/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥112°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,359
• − Mortgage interest: −$6,716
• − Property taxes: −$348
• − Insurance: −$600
• − Repairs & maintenance: −$989
• − Management: −$989
• − Depreciation: −$3,488
• Taxable loss: −$770
• Est. tax savings @ 24.0%: +$185
• After-tax cash flow: $1,456/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: Checotah
• NCES district ID: 4007350
• Math proficiency: 32% ▼ -7.00%
• Reading proficiency: 28% ▼ -2.00%
• Median HH income: $34,331
• Composite: 24.73/100
• National rank: #7607
• State rank: #72 of 270 in OK

Livability — Shady Grove

• Score: 58/100
• State rank: #412
• US rank: #20719

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shady Grove, OK
• Population (ZIP): 9,482

Population outlook (McIntosh County) Hauer SSP2

• Today (2025): 18,935 people
• By 2030: 18,272 · -3.5%
• By 2040: 16,905 · -10.7%
• By 2050: 15,771 · -16.7%
• By 2075: 14,097 · -25.6%
• By 2100: 12,572 · -33.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 62% Native American 18% Two or more races 13% Hispanic / Latino 5% Black 3% Asian 2%
• Common ancestry: Iranian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · German/W. Germanic 2% Other Indo-European 1% Spanish 1%

Political lean MEDSL · McIntosh

• 2024 margin: Solid R (+52.7) · D 22.9% · R 75.7% · Other 1.4%
• 2008→2024 swing: -33.5pp toward R · 2008: -19.3pp · 2024: -52.7pp
• All cycles: 2024: R+52.7 2020: R+49.7 2016: R+42.5 2012: R+23.8 2008: R+19.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 16.32%
• Current HPI: 325.0751
• 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

+1099.0% since first listed

6 events — show timeline

• 2026-05-14 Price Changed $119,900 MLS Technology, Inc.
• 2026-03-09 Listed $129,900 MLS Technology, Inc.
• 2019-07-19 Listing Removed — MLS Technology, Inc.
• 2019-04-22 Listed $85,000 MLS Technology, Inc.
• 2009-03-09 Sold (Public Records) $13,500 Public Records
• 2003-12-18 Sold (Public Records) $10,000 Public Records

Property tax history

+26.2%/yr

Latest (2025): $348 · +6.7% YoY. Source: county tax records.