26 Southfork Rd · Kaw City, OK 74641

$69,900

2 bd · 1.0 ba · 784 sqft · Manufactured public records · 8 Days on market

Built 1984

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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 +29.1/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Appreciation +6.9/10.0
• Schools +3.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Just in time for lake season! Bedrooms sleep 8. Furnished and ready to go. CH & A and window units for those extra HOT summer days. Bring your swim suits and snacks, the rest is there. Seller has active OK R E License.

Key facts

• 4 garage spots
• Built 1984
• Listed 7 days

Property features AI

Finance

• Other: Located in the Hidden Cove II subdivision; Zoned residential

Exterior

• Parking: Attached or detached garage with 4-car capacity
• Utilities: Public water; Public sewer
• Home design: Mobile home (real property); Single-story; Faces west
• Construction: Wood siding; Composition roof
• Exterior features: Covered patio/porch; Shed(s)

Interior

• Kitchen: Microwave; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air; Window unit(s); Ceiling fan(s)
• Interior features: Washer and dryer included; Microwave; Refrigerator
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $241 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($841 rent vs $70k).

Location & tenants

• Location reads 59/100 on livability (#375 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D+, schools F, crime D-.
• Kildare (rural): math 30% / reading 40% proficiency, ranked #150 of 513 in OK (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 8 active listings in the ZIP; 11 units permitted in Kay County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($483 loan paydown + $3k appreciation (3.8% local appreciation)).
• Kay County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.8% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

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 $69,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 1.20% ✓
• Cap rate: 10.43%
• Cash-on-cash: 14.78%
• DSCR: 1.66
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.77% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.0%
• Equity multiple: 2.36×
• Total profit: $26,627
• Equity at exit: $34,494

10-year hold

• IRR: 23.3%
• Equity multiple: 4.57×
• Total profit: $69,805
• Equity at exit: $55,676

Cash invested: $19,572 (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 74641

• Home prices YoY: 1.3%
• Active inventory: 8
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $841 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$28 /mo · $331/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$177
• Net cashflow: $241

Break-even live

Break-even rent $536

Max offer price $69,900

Occupancy floor 66%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-19
   days on market $69,900 Active 8 DOM
2. 2026-06-18
   days on market $69,900 Active 7 DOM
3. 2026-06-17
   days on market $69,900 Active 6 DOM
4. 2026-06-16
   days on market $69,900 Active 5 DOM
5. 2026-06-15
   days on market $69,900 Active 4 DOM
6. 2026-06-14
   days on market $69,900 Active 2 DOM
7. 2026-06-12
   remarks 218-char remark
8. 2026-06-12
   listed $69,900 Active 1 DOM

ⓘ 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: $331 · $28/mo
• Projected year-2 tax: $629 · $52/mo
• Expected delta: +$298/yr (+$25/mo · 90.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,090
• − Mortgage interest: −$3,915
• − Property taxes: −$331
• − Insurance: −$350
• − Repairs & maintenance: −$807
• − Management: −$807
• − Depreciation: −$2,033
• Taxable income: $1,847
• Est. tax owed @ 24.0%: −$443
• After-tax cash flow: $2,449/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: Kildare
• NCES district ID: 4016530
• Math proficiency: 30% ▲ 19.00%
• Reading proficiency: 40% ▲ 10.00%
• Median HH income: $57,415
• Composite: 33.67/100
• National rank: #10450
• State rank: #150 of 513 in OK

Livability — Kaw City

• Score: 59/100
• State rank: #375
• US rank: #19799

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 599

Population outlook (Kay County) Hauer SSP2

• Today (2025): 43,389 people
• By 2030: 42,222 · -2.7%
• By 2040: 40,108 · -7.6%
• By 2050: 38,231 · -11.9%
• By 2075: 34,119 · -21.4%
• By 2100: 28,526 · -34.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Native American 10% Two or more races 8% Hispanic / Latino 3%
• Common ancestry: Italian 2% Lithuanian 2% Scottish 1%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Asian/Pacific 1%

Political lean MEDSL · Kay

• 2024 margin: Solid R (+49.4) · D 24.4% · R 73.8% · Other 1.7%
• 2008→2024 swing: -7.8pp toward R · 2008: -41.6pp · 2024: -49.4pp
• All cycles: 2024: R+49.4 2020: R+51.0 2016: R+50.2 2012: R+42.6 2008: R+41.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.77%
• Current HPI: 293.0748
• 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

+437.7% since first listed

3 events — show timeline

• 2026-06-11 Listed $69,900 NWOAR
• 2023-07-28 Sold (Public Records) $66,667 Public Records
• 2004-04-21 Sold (Public Records) $13,000 Public Records

Property tax history

+9.0%/yr

Latest (2025): $331 · -62.2% YoY. Source: county tax records.