420229 E 1144 Rd · Texanna, OK 74426

$158,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 225 Days on market

Built 2009 1.16 ac lot Est $135k · 17% over $8/mo HOA · 1% of rent ↓ 10% since listing

---

Why this score? — see what drove the F 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 +9.6/30.0
• Livability +3.2/5.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• ARV discount +0.0/15.0

Listing remarks

CALLING LAKE LOVERS!!! This extremely well maintained property is just a mile from the serene shores of Lake Eufaula. The 3-bedroom, 2-bath home sits on a little over an acre of land and is completely move-in ready, fully furnished and tastefully decorated offering the ideal mix of modern updates and cozy charm. The interior features brand-new flooring throughout, a bright and spacious living area, a fully equipped kitchen with all appliances including the washer and dryer in the hidden utility room off of the kitchen, making your move even easier. Relax on your brand-new covered deck; it is perfect for enjoying morning coffee or evening gatherings with family and friends. With a newly ins

Key facts

• Hidden utility room
• Covered deck
• New flooring

Tags

• MOVE IN READY
• FULLY FURNISHED
• NEW FLOORING
• FULLY EQUIPPED KITCHEN
• HIDDEN UTILITY ROOM
• COVERED DECK

Property features AI

Finance

• HOA & community: Homeowners association with $100 annual fee; Community gutters

Exterior

• Parking: Detached garage; Carport; 2 garage spaces
• Security: No safety shelter
• Utilities: Electricity available; Phone available; Water available; Rural water source; Septic tank
• Home design: Single wide manufactured home; 1 story; Faces west; Tie down foundation
• Construction: Manufactured construction; Vinyl siding; Metal roof; Year built per public records
• Exterior features: Covered porch; Fire pit; Gravel driveway; Rain gutters; Workshop; Beach access; Boat ramp/lift access; Less than 1 mile to water (Eufaula Lake)

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Stove; Refrigerator; Plumbed for ice maker
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fan(s); Laminate counters; Vinyl windows; Electric oven and range connections; Plumbed for ice maker
• Laundry & utility: Washer hookup; Electric dryer hookup; Dryer; Washer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $158k.

Deal economics

• At list price, monthly cash flow is $-108 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $139k (12.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $109k (31.2% below list).
• Recommended offer: $109k (31.2% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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-, 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.
• Zoned schools: Marshall Es (422 students, 0% FRL); Checotah Ms (math 15% / reading 20%, grade F, #186 of 345 statewide, top 55%, 330 students, 0% FRL); Checotah Hs (math 12% / reading 17%, grade F, #348 of 447 statewide, top 79%, 394 students, 0% FRL) — zoned schools average 0% FRL vs 72% district-wide (72 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 16% at this address vs 30% district-wide (-14 pts) — the specific schools serving this property underperform the Checotah average; the district grade overstates school quality for this exact location.
• Market conditions: 151 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 $17k of equity ($1k loan paydown + $16k 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 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 225 days — a 12% lower offer ($139k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask has dropped $36k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $108,688 (31.2% 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. It's been on market 225 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.69% ✗
• Cap rate: 5.47%
• Cash-on-cash: -2.93%
• DSCR: 0.87
• GRM: 12.1

CMA / ARV

• ARV (on-the-fly): $134,976
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114210 S 4201 Rd	0.25mi	3/2.0	1,280 (+5%)	5mo	$127,500	$100	75
114126 S 4203 Rd	0.32mi	3/2.0	1,140 (-6%)	4mo	$166,000	$146	72
114671 S 4201 Rd	0.31mi	3/2.0	1,216 (0%)	22mo	$135,000	$111	67
114166 S 4209 Rd	0.65mi	2/1.0 (-1)	1,200 (-1%)	4mo	$128,000	$107	55
420862 E 1145	0.66mi	3/2.0	1,368 (+12%)	22mo	$155,000	$113	30

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: 22.2%
• Equity multiple: 2.79×
• Total profit: $79,116
• Equity at exit: $142,339

10-year hold

• IRR: 19.9%
• Equity multiple: 6.39×
• Total profit: $238,269
• Equity at exit: $306,959

Cash invested: $44,240 (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: 151
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,087 medium
• Mortgage (P&I): −$829
• Tax from tax record: −$64 /mo · $770/yr
• Insurance: −$66
• HOA: −$8
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $-108

Break-even live

Break-even rent $1,224

Max offer price $138,933

Occupancy floor —

Sensitivity live

Price	-10% $-18	-5% $-63	+0% $-108	+5% $-153	+10% $-197
Rent	-10% $-194	-5% $-151	+0% $-108	+5% $-65	+10% $-22
Rate	-1.0pp $-28	-0.5pp $-68	base $-108	+0.5pp $-149	+1.0pp $-191

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: $39,500
• Closing costs: $4,740
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $8 · $96/yr

Listing history 18 events

1. 2026-05-12
   status Pending
2. 2026-04-17
   status Active
3. 2026-04-13
   status Pending
4. 2025-12-01
   price $158,000
5. 2025-09-26
   price $185,000
6. 2025-09-25
   listed $194,000 Active
7. 2025-09-19
   historical
8. 2025-09-11
   price $185,000
9. 2025-08-08
   status Active
10. 2025-07-24
    status Pending
11. 2025-06-09
    price $189,000
12. 2025-03-13
    listed $198,000 Active
13. 2025-03-12
    historical
14. 2024-09-12
    listed $194,000 Active
15. 2024-09-08
    historical
16. 2024-04-04
    price $197,500
17. 2024-03-06
    listed $199,900 Active
18. 2021-12-29
    soldstatus $175,000

ⓘ 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: $770 · $64/mo
• Projected year-2 tax: $1,422 · $118/mo
• Expected delta: +$652/yr (+$54/mo · 84.7%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major

Taxation est. · year 1

• Rental income: $13,043
• − Mortgage interest: −$8,850
• − Property taxes: −$770
• − Insurance: −$790
• − Repairs & maintenance: −$1,043
• − Management: −$1,043
• − HOA: −$96
• − Depreciation: −$4,596
• Taxable loss: −$4,147
• Est. tax savings @ 24.0%: +$995
• After-tax cash flow: $-300/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

-9.7% since first listed

18 events — show timeline

• 2026-05-12 Pending — MLS Technology, Inc.
• 2026-04-17 Relisted — MLS Technology, Inc.
• 2026-04-13 Pending — MLS Technology, Inc.
• 2025-12-01 Price Changed $158,000 MLS Technology, Inc.
• 2025-09-26 Price Changed $185,000 MLS Technology, Inc.
• 2025-09-25 Listed $194,000 MLS Technology, Inc.
• 2025-09-19 Listing Removed — MLS Technology, Inc.
• 2025-09-11 Price Changed $185,000 MLS Technology, Inc.
• 2025-08-08 Relisted — MLS Technology, Inc.
• 2025-07-24 Pending — MLS Technology, Inc.
• 2025-06-09 Price Changed $189,000 MLS Technology, Inc.
• 2025-03-13 Listed $198,000 MLS Technology, Inc.
• 2025-03-12 Listing Removed — MLS Technology, Inc.
• 2024-09-12 Listed $194,000 MLS Technology, Inc.
• 2024-09-08 Listing Removed — MLS Technology, Inc.
• 2024-04-04 Price Changed $197,500 MLS Technology, Inc.
• 2024-03-06 Listed $199,900 MLS Technology, Inc.
• 2021-12-29 Sold (Public Records) $175,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $770 · +7.7% YoY. Source: county tax records.