22 Holiday Ln · Eufaula, OK 74432

$49,500

3 bd · 2.0 ba · 1,176 sqft · Manufactured · 29 Days on market

Built 1995 Fair condition 0.63 ac 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +2.1/10.0

Listing remarks

Escape to the beauty and recreation of Lake Eufaula with this unique opportunity in Twin Mountain Estates 3! Nestled on a private cul-de-sac and the only home on the street, this 3-bedroom, 2-bath manufactured home offers 1,176 square feet of living space (all sizes sourced from public/tax records) on a spacious 0.63-acre lot (27,312 SqFt MOL). Built in 1995, this property is perfectly suited for buyers looking to create a lakeside retreat, weekend getaway, cabin-style escape, or full-time residence near one of Oklahoma’s most popular recreational lakes. Located just 10–15 minutes from schools, shopping, restaurants, and downtown Eufaula, this property combines privacy with conv

Key facts

• Nearby hiking
• Spacious lot
• Camping

Tags

• PRIVATE CUL-DE-SAC
• ONLY HOME ON THE STREET
• SPACIOUS LOT
• QUICK ACCESS TO BOATING
• NEARBY HIKING
• CAMPING

Property features AI

Finance

• Other: Lot is approximately 0.627 acres; Additional land available; Cul-de-sac lot with mature trees and wooded areas; Less than 1 mile to Eufaula Lake with beach access and boat ramp/lift access; Has a view

Exterior

• Security: No safety shelter
• Utilities: Electricity available; Water available; Private well water; Septic tank
• Home design: Single-story; Faces west; Permanent foundation; Modular/prefab construction; Wood siding
• Construction: Built using modular/prefab methods; Wood siding exterior; Asphalt/fiberglass roof
• Exterior features: Deck; Porch; No additional exterior features listed

Interior

• Kitchen: Built-in range
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Storm windows; Vinyl windows; Laminate counters; Electric range connection; No hot water (reported)
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $50k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $509 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.6% vs local median 2.8% 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-, schools F, amenities 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.
• Market conditions: 398 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 $5k of equity ($342 loan paydown + $5k 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $48,757 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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.
5. 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.
6. 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: 2.18% ✓
• Cap rate: 18.64%
• Cash-on-cash: 44.09%
• DSCR: 2.96
• GRM: 3.8

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: 58.6%
• Equity multiple: 5.29×
• Total profit: $59,406
• Equity at exit: $44,594

10-year hold

• IRR: 52.1%
• Equity multiple: 11.78×
• Total profit: $149,469
• Equity at exit: $96,168

Cash invested: $13,860 (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: 398
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,078 medium
• Mortgage (P&I): −$260
• Tax est. 1.5%: −$62 /mo · $742/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $509

Break-even live

Break-even rent $433

Max offer price $49,500

Occupancy floor 48%

Sensitivity live

Price	-10% $543	-5% $526	+0% $509	+5% $492	+10% $475
Rent	-10% $424	-5% $467	+0% $509	+5% $552	+10% $594
Rate	-1.0pp $534	-0.5pp $522	base $509	+0.5pp $496	+1.0pp $483

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: $12,375
• Closing costs: $1,485
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $49,500 Active 29 DOM
2. 2026-06-17
   days on market $49,500 Active 28 DOM
3. 2026-06-16
   days on market $49,500 Active 27 DOM
4. 2026-06-15
   days on market $49,500 Active 26 DOM
5. 2026-06-13
   days on market $49,500 Active 24 DOM
6. 2026-06-12
   days on market $49,500 Active 23 DOM
7. 2026-06-09
   days on market $49,500 Active 20 DOM
8. 2026-06-08
   days on market $49,500 Active 19 DOM
9. 2026-06-08
   days on market $49,500 Active 18 DOM
10. 2026-06-07
    days on market $49,500 Active 17 DOM
11. 2026-06-04
    days on market $49,500 Active 14 DOM
12. 2026-06-02
    days on market $49,500 Active 13 DOM
13. 2026-06-01
    days on market $49,500 Active 12 DOM
14. 2026-05-31
    days on market $49,500 Active 11 DOM
15. 2026-05-20
    listed $49,500 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥112°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $12,931
• − Mortgage interest: −$2,773
• − Property taxes: −$742
• − Insurance: −$248
• − Repairs & maintenance: −$1,034
• − Management: −$1,034
• − Depreciation: −$1,440
• Taxable income: $5,659
• Est. tax owed @ 24.0%: −$1,358
• After-tax cash flow: $4,752/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab

This mobile home requires extensive repairs and maintenance, including a new roof, exterior siding and paint, new flooring, HVAC system replacement, and landscaping improvements. These updates would significantly increase its resale and rental value.

Repairs flagged

• Major roof — The satellite image shows visible damage and potential leaks.
• Major exterior siding — The satellite image shows a mobile home with visible wear and tear.
• Major flooring — The satellite image shows worn flooring.
• Major interior walls/paint — The listing photos show peeling paint and potential water damage.
• Major HVAC system — The listing photos show an old HVAC system with visible wear.
• Major landscaping — The listing photos show overgrown vegetation and a lack of landscaping. The satellite image shows a dirt driveway and a lack of curb appeal.

Value-add opportunities

• Both new roof — A new roof would significantly improve the home's appearance and functionality.
• Both exterior siding and paint — New siding and paint would improve the home's curb appeal and functionality.
• Both new flooring — New flooring would improve the home's functionality and appearance.
• Both HVAC system replacement — A new HVAC system would improve the home's functionality and comfort.
• Both landscaping and curb appeal — Landscaping and curb appeal improvements would enhance the home's appearance and functionality.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The satellite image shows visible damage and potential leaks.	Major	$15,000–50,000
exterior siding · The satellite image shows a mobile home with visible wear and tear.	Major	$15,000–50,000
flooring · The satellite image shows worn flooring.	Major	$15,000–50,000
interior walls/paint · The listing photos show peeling paint and potential water damage.	Major	$15,000–50,000
HVAC system · The listing photos show an old HVAC system with visible wear.	Major	$15,000–50,000
landscaping · The listing photos show overgrown vegetation and a lack of landscaping. The satellite image shows a dirt driveway and a lack of curb appeal.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both new roof — A new roof would significantly improve the home's appearance and functionality. ↑
• Both exterior siding and paint — New siding and paint would improve the home's curb appeal and functionality. ↑
• Both new flooring — New flooring would improve the home's functionality and appearance. ↑
• Both HVAC system replacement — A new HVAC system would improve the home's functionality and comfort. ↑
• Both landscaping and curb appeal — Landscaping and curb appeal improvements would enhance the home's appearance and functionality. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• 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

1 event — show timeline

• 2026-05-20 Listed $49,500 MLS Technology, Inc.