113691 S Douglas St · Stidham, OK 74432

$85,000

3 bd · 2.0 ba · 1,064 sqft · Manufactured public records · 111 Days on market

Built 1993 0.45 ac lot ↓ 14% since listing

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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 +26.6/30.0
• Appreciation +10.0/10.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks

Wanting to live the homestead life or have furry friends? This fenced in property is ready for you to call it home! If you like to entertain, the large patio is the perfect gathering spot for friends, family, BBQ's, or quiet mornings drinking your coffee. Featured is a three-bedroom, two-bathroom house, plus a workshop and a covered stall for your larger furry friends! Nestled in the heart of the Stidham community just minutes from the North Canadian River and Lake Eufaula, this location is great for outdoor lovers. The home has been updated with a new roof. New flooring has been added in part of the home with the rest of the flooring to be finished, new skirting is being added along with

Key facts

• New flooring
• Large patio
• Fenced in property

Tags

• FENCED IN PROPERTY
• LARGE PATIO
• WORKSHOP
• COVERED STALL
• UPDATED WITH A NEW ROOF
• NEW FLOORING

Property features AI

Exterior

• Parking: Detached garage; Carport; Shelves and storage in parking area; Has garage (1 garage space)
• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Natural gas available; Water available (well); Septic tank; Cable available; Fiber optic available
• Home design: Manufactured single wide home; One story; Faces southwest; Entry on main level
• Construction: Built (year per public records); Manufactured construction; Asphalt/fiberglass roof; Crawlspace, permanent foundation with tie downs
• Exterior features: Covered patio and porch; Porch; Patio; Dog run; Gravel driveway; Satellite dish; Shed(s); Chain link and wire fencing; Corner lot; Near Eufaula Lake (less than 5 miles away); Horses allowed

Interior

• Kitchen: Oven; Range; Stove
• Bedrooms: Single wide manufactured home (bedroom level not specified)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Propane heating (ductless); Window cooling units
• Interior features: High speed internet; Cable TV; Ceiling fan(s); Laminate counters; Aluminum window frames; Electric range connection
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $228 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $77k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#307 in OK) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Stidham (rural): math 11% / reading 11% proficiency, ranked #491 of 513 in OK (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% 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 $9k of equity ($588 loan paydown + $8k 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 $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago 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.

Recommended offer $77,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.21% ✓
• Cap rate: 9.51%
• Cash-on-cash: 11.48%
• DSCR: 1.51
• GRM: 6.9

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: 32.7%
• Equity multiple: 3.55×
• Total profit: $60,804
• Equity at exit: $76,575

10-year hold

• IRR: 28.2%
• Equity multiple: 8.05×
• Total profit: $167,691
• Equity at exit: $165,136

Cash invested: $23,800 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,032 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $228

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 73%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $85,000 Active 111 DOM
2. 2026-06-17
   days on market $85,000 Active 110 DOM
3. 2026-06-16
   days on market $85,000 Active 109 DOM
4. 2026-06-15
   days on market $85,000 Active 108 DOM
5. 2026-06-13
   days on market $85,000 Active 106 DOM
6. 2026-06-12
   days on market $85,000 Active 105 DOM
7. 2026-06-09
   days on market $85,000 Active 102 DOM
8. 2026-06-08
   days on market $85,000 Active 101 DOM
9. 2026-06-08
   days on market $85,000 Active 100 DOM
10. 2026-06-07
    days on market $85,000 Active 99 DOM
11. 2026-06-04
    days on market $85,000 Active 96 DOM
12. 2026-06-02
    days on market $85,000 Active 95 DOM
13. 2026-06-01
    days on market $85,000 Active 94 DOM
14. 2026-05-31
    days on market $85,000 Active 93 DOM
15. 2026-02-25
    listed $85,000 Active
16. 2024-06-02
    historical
17. 2024-02-27
    listed $99,000 Active

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

Taxation est. · year 1

• Rental income: $12,380
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$990
• − Management: −$990
• − Depreciation: −$2,473
• Taxable income: $1,465
• Est. tax owed @ 24.0%: −$352
• After-tax cash flow: $2,380/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: Stidham
• NCES district ID: 4028620
• Math proficiency: 11% ▼ -4.00%
• Reading proficiency: 11% ▼ -4.00%
• Median HH income: $39,022
• Composite: 13.02/100
• National rank: #14524
• State rank: #491 of 513 in OK

Livability — Stidham

• Score: 61/100
• State rank: #307
• US rank: #17878

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stidham, 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

-14.1% since first listed

3 events — show timeline

• 2026-02-25 Listed $85,000 MLS Technology, Inc.
• 2024-06-02 Listing Removed — MLS Technology, Inc.
• 2024-02-27 Listed $99,000 MLS Technology, Inc.

Property tax history

-24.0%/yr

Latest (2025): $6 · +100.0% YoY. Source: county tax records.