114110 S 4206 Rd · Texanna, OK 74426

$145,000

3 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 96 Days on market

Built 1998 1.03 ac lot Est $177k · 18% under $10/mo HOA · 1% of rent ↓ 6% since listing

---

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).

• ARV discount +15.0/15.0
• Cash flow +14.7/30.0
• Appreciation +10.0/10.0
• DSCR +4.5/10.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to Belle Starr Ranch at Lake Eufaula, this is the one you've been waiting for! Located just 2 miles from HWY 69, Bell Starr Marina is a hop, skip and a jump way, 20 minutes to downtown Eufaula, and all the amenities the area has to offer! This home is on a corner lot and one of the largest lots (1.03 Acres) in the Ranch, with plenty of room for all of your lake toys! The covered front porch is perfect for relaxing with friends and family after a great day on the lake. The three bed, two bath mobile has an attached garage with roll up doors, spacious kitchen, large family room, metal roof and easy access. Don't wait to schedule your tour today.

Key facts

• Covered front porch
• Large family room
• Attached garage

Tags

• CORNER LOT
• LARGEST LOTS
• COVERED FRONT PORCH
• ATTACHED GARAGE
• SPACIOUS KITCHEN
• LARGE FAMILY ROOM

Property features AI

Finance

• Other: Less than 1 mile to water; Located on Eufaula Lake
• HOA & community: Homeowners association with annual fee of $120; Community amenities include clubhouse and park

Exterior

• Parking: Attached garage with workshop and shelving; 4 garage spaces
• Security: No safety shelter
• Utilities: Electricity available; Water available (rural); Septic tank
• Home design: Manufactured double-wide; Single-story; Faces northeast; Tie-down foundation
• Construction: Aluminum siding; Metal roof; Manufactured construction
• Exterior features: Covered porch; Deck; Gravel driveway; Chain-link fencing; Boat ramp/lift access to Eufaula Lake; Corner lot

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator; Electric water heater
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Window unit(s)
• Interior features: Ceiling fan(s); Laminate counters; Aluminum-frame windows; Electric oven and range connections

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $38 ($460/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 $116k (19.9% below list).
• Recommended offer: $116k (19.9% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 2.6% in Texanna — 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 65/100 on livability (#140 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, health & safety C-, schools 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 $16k of equity ($1k loan paydown + $14k 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 $41k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major 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 $116,199 (19.9% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 0.80% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.13%
• DSCR: 1.05
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $177,184
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114162 S 4207 Rd	0.08mi	2/2.5 (-1)	1,736 (+11%)	15mo	$179,000	$103	59
113601 S 4203	0.57mi	3/2.0	1,512 (-4%)	11mo	$235,000	$155	58
420862 E 1145	0.57mi	3/2.0	1,368 (-13%)	22mo	$155,000	$113	34

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: 25.1%
• Equity multiple: 3.00×
• Total profit: $81,354
• Equity at exit: $130,627

10-year hold

• IRR: 22.1%
• Equity multiple: 6.85×
• Total profit: $237,540
• Equity at exit: $281,703

Cash invested: $40,600 (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: 10.4×

Monthly cashflow live

• Estimated rent: $1,162 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$49 /mo · $586/yr
• Insurance: −$60
• HOA: −$10
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $38

Break-even live

Break-even rent $1,113

Max offer price $145,000

Occupancy floor 92%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $10 · $120/yr

Listing history 16 events

1. 2026-06-18
   days on market $145,000 Active 96 DOM
2. 2026-06-17
   days on market $145,000 Active 95 DOM
3. 2026-06-16
   days on market $145,000 Active 94 DOM
4. 2026-06-15
   days on market $145,000 Active 93 DOM
5. 2026-06-13
   days on market $145,000 Active 91 DOM
6. 2026-06-12
   days on market $145,000 Active 90 DOM
7. 2026-06-09
   days on market $145,000 Active 87 DOM
8. 2026-06-08
   days on market $145,000 Active 86 DOM
9. 2026-06-08
   days on market $145,000 Active 85 DOM
10. 2026-06-07
    days on market $145,000 Active 84 DOM
11. 2026-06-04
    days on market $145,000 Active 81 DOM
12. 2026-06-02
    days on market $145,000 Active 80 DOM
13. 2026-06-01
    days on market $145,000 Active 79 DOM
14. 2026-05-31
    days on market $145,000 Active 78 DOM
15. 2026-04-27
    price $145,000
16. 2026-03-12
    listed $155,000 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: $586 · $49/mo
• Projected year-2 tax: $1,305 · $109/mo
• Expected delta: +$719/yr (+$60/mo · 122.7%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 9% 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: $13,944
• − Mortgage interest: −$8,122
• − Property taxes: −$586
• − Insurance: −$725
• − Repairs & maintenance: −$1,116
• − Management: −$1,116
• − HOA: −$120
• − Depreciation: −$4,218
• Taxable loss: −$2,059
• Est. tax savings @ 24.0%: +$494
• After-tax cash flow: $954/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 — Texanna

• Score: 65/100
• State rank: #140
• US rank: #13083

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Texanna, 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

-6.5% since first listed

2 events — show timeline

• 2026-04-27 Price Changed $145,000 MLS Technology, Inc.
• 2026-03-12 Listed $155,000 MLS Technology, Inc.

Property tax history

+6.4%/yr

Latest (2025): $586 · +7.7% YoY. Source: county tax records.