1931 Coon Crk · Eufaula, OK 74432

$199,900

3 bd · 2.0 ba · 2,128 sqft · Manufactured public records · 20 Days on market

Built 2002 0.49 ac lot ↓ 5% since listing

---

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).

• Appreciation +10.0/10.0
• Cash flow +8.0/30.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• DSCR +2.0/10.0
• 1% rule +1.2/10.0

Listing remarks

LARGE DOUBLE-WIDE HOME ON NEARLY HALF AN ACRE AND LESS THAN A MILE FROM THE LAKE. THIS SPACIOUS WELL MAINTAINED HOME OFFERS FOUR NICE SIZE BEDROOMS AND TWO FULL BATHS, PROVIDES PLENTY OF ROOM FOR FAMILY LIVING. NEW VINYL PLANK FLOORING THROUGHOUT THE MAIN LIVING AREA, AND MASTER BEDROOM. WITH CARPET IN THE OTHER THREE BEDROOMS. MASTER BEDROOM HAS EXTRA LARGE WALKEND CLOSET WITH LOTS OF STORAGE. GREAT LOCATION FOR FULL TIME LIVING , A WEEKEND RETREAT, OR AN INVESTMENT PROPERTY. EUFAULA MARINA, GREAT RESTAURANTS, AND SHOPPING ARE MINUTES AWAY. THIS PROPERTY IS EAZY TO SHOW. GIVE ME A CALL TODAY.

Key facts

• Double-wide home
• Nearly half an acre
• 0.49 acre lot

Tags

• DOUBLE-WIDE HOME
• NEARLY HALF AN ACRE
• LESS THAN A MILE FROM THE LAKE
• NEW VINYL PLANK FLOORING
• EXTRA LARGE WALKEND CLOSET

Property features AI

Finance

• HOA & community: Marina access; Less than 1 mile to water

Exterior

• Parking: Detached garage with storage; 2 garage spaces
• Security: Security system owned; Smoke detector(s); No safety shelter
• Utilities: Electricity available; Water available (rural); Septic tank
• Home design: Double wide manufactured home; 1 story; Faces north; Permanent foundation
• Construction: Vinyl siding; Asphalt/fiberglass roof
• Exterior features: Concrete driveway; Covered deck and porch; Shed(s); Mature trees; Boat ramp/lift access to Eufaula Lake

Interior

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

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $-206 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (18.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (38.1% below list).
• Recommended offer: $124k (38.1% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 2.9% in Eufaula — 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 72/100 on livability (#28 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities F, commute F.
• Eufaula (rural): math 25% / reading 25% proficiency, ranked #120 of 270 in OK (top 44%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Eufaula Es (math 25% / reading 22%, grade F, #407 of 845 statewide, top 48%, 532 students, 0% FRL); Eufaula Ms (math 27% / reading 24%, grade F, #84 of 345 statewide, top 26%, 285 students, 0% FRL); Eufaula Hs (math 17% / reading 32%, grade F, #150 of 447 statewide, top 48%, 368 students, 0% FRL) — zoned schools average 0% FRL vs 63% district-wide (63 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 406 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 $21k of equity ($1k loan paydown + $20k 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.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $123,664 (38.1% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.62% ✗
• Cap rate: 5.05%
• Cash-on-cash: -4.42%
• DSCR: 0.80
• GRM: 13.5

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: 21.1%
• Equity multiple: 2.71×
• Total profit: $95,633
• Equity at exit: $180,086

10-year hold

• IRR: 19.1%
• Equity multiple: 6.21×
• Total profit: $291,747
• Equity at exit: $388,362

Cash invested: $55,972 (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 74432

• Home prices YoY: 27.2%
• Active inventory: 406
• Price-to-rent: 13.5×

Monthly cashflow live

• Estimated rent: $1,237 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$52 /mo · $619/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $-206

Break-even live

Break-even rent $1,498

Max offer price $163,469

Occupancy floor —

Sensitivity live

Price	-10% $-93	-5% $-150	+0% $-206	+5% $-263	+10% $-319
Rent	-10% $-304	-5% $-255	+0% $-206	+5% $-157	+10% $-109
Rate	-1.0pp $-106	-0.5pp $-155	base $-206	+0.5pp $-258	+1.0pp $-311

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $199,900 Active 20 DOM
2. 2026-06-21
   days on market $199,900 Active 19 DOM
3. 2026-06-18
   days on market $199,900 Active 17 DOM
4. 2026-06-17
   days on market $199,900 Active 16 DOM
5. 2026-06-16
   days on market $199,900 Active 15 DOM
6. 2026-06-15
   days on market $199,900 Active 14 DOM
7. 2026-06-13
   days on market $199,900 Active 12 DOM
8. 2026-06-12
   days on market $199,900 Active 11 DOM
9. 2026-06-09
   days on market $199,900 Active 8 DOM
10. 2026-06-08
    days on market $199,900 Active 7 DOM
11. 2026-06-08
    days on market $199,900 Active 6 DOM
12. 2026-06-07
    days on market $199,900 Active 5 DOM
13. 2026-06-04
    days on market $199,900 Active 2 DOM
14. 2026-06-01
    days on marketlisting id $199,900 Active 1 DOM
15. 2025-12-04
    listed $199,900 Active
16. 2025-10-28
    historical
17. 2025-05-03
    listed $210,000 Active

ⓘ 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: $619 · $52/mo
• Projected year-2 tax: $1,799 · $150/mo
• Expected delta: +$1,180/yr (+$98/mo · 190.6%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,840
• − Mortgage interest: −$11,198
• − Property taxes: −$619
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,187
• − Management: −$1,187
• − Depreciation: −$5,815
• Taxable loss: −$6,166
• Est. tax savings @ 24.0%: +$1,480
• After-tax cash flow: $-995/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: Eufaula
• NCES district ID: 4011160
• Math proficiency: 25% ▼ -11.00%
• Reading proficiency: 25% ▼ -8.00%
• Median HH income: $35,751
• Composite: 20.7/100
• National rank: #8525
• State rank: #120 of 270 in OK

Livability — Eufaula

• Score: 72/100
• State rank: #28
• US rank: #6512

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eufaula, OK
• Population (ZIP): 9,793

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: Predominantly White (77%)
• Race & ethnicity: White 77% Native American 11% Two or more races 9% Black 2% Hispanic / Latino 1%
• Common ancestry: Lithuanian 3% Slovak 2% Romanian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · 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: ▲ 59.21%
• Current HPI: 276.5449
• 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

-4.8% since first listed

3 events — show timeline

• 2025-12-04 Listed $199,900 MLS Technology, Inc.
• 2025-10-28 Listing Removed — MLS Technology, Inc.
• 2025-05-03 Listed $210,000 MLS Technology, Inc.

Property tax history

+0.3%/yr

Latest (2025): $619 · +3.5% YoY. Source: county tax records.