4369 Lookout Dr · McBride, OK 73439

$299,000

3 bd · 2.0 ba · 1,258 sqft · Manufactured public records · 77 Days on market

Built 2011 0.55 ac lot

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Why this score? — see what drove the D+ 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 +14.7/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Don't miss out on this nice 3 bedroom, 2 bath lake home, located in the desirable Washita Point area of Lake Texoma! This home was constructed by Solitaire, one of the top brands in the business! This property offers great outdoor living space with a covered front porch & spacious covered back deck, perfect for relaxing or entertaining. Other features include a large insulated shop, RV port, above-ground storm shelter, plus a circle drive for easy access and ample parking! This one would be absolutely perfect for full-time living or a weekend retreat! Call soon!

Key facts

• Covered front porch
• Lake home
• Large insulated shop

Tags

• LAKE HOME
• OUTDOOR LIVING SPACE
• COVERED FRONT PORCH
• SPACIOUS COVERED BACK DECK
• LARGE INSULATED SHOP
• RV PORT

Property features AI

Exterior

• Parking: Detached garage with workshop and storage (2 garage spaces); RV access/parking; Boat parking
• Security: Smoke detector(s); Storm shelter
• Utilities: Electricity available; Water available (rural); Septic tank
• Home design: Manufactured double-wide home; Single-story; Faces north; Permanent foundation
• Construction: Vinyl siding; Asphalt/fiberglass roof
• Exterior features: Covered porch; Shed(s); Mature trees; Storm shelter; Smoke detector(s)

Interior

• Kitchen: Electric oven; Range; Dishwasher; Refrigerator
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Laminate counters; Ceiling fan(s); Programmable thermostat; Vinyl window frames
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $299k.

Deal economics

• At list price, monthly cash flow is $78 ($942/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 $232k (22.3% below list).
• Recommended offer: $232k (22.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Kingston (rural): math 27% / reading 32% proficiency, ranked #70 of 270 in OK (top 26%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 435 active listings in the ZIP; 42 units permitted in Marshall County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $32k of equity ($2k loan paydown + $30k appreciation (10.0% local appreciation)).
• Marshall County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $84k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; list at $299k implies a 498% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $232,435 (22.3% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 22% 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. 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?
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: 0.78% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.13%
• DSCR: 1.05
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $198,764
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7831 War Path Trl	0.12mi	3/2.0	1,289 (+2%)	14mo	$215,000	$167	78
4695 Golden Way	0.24mi	3/2.0	1,216 (-3%)	11mo	$162,599	$134	74
7722 Winding Path	0.14mi	2/2.0 (-1)	1,120 (-11%)	20mo	$135,000	$121	53
4098 Tranquil Ln	0.45mi	3/2.0	1,360 (+8%)	16mo	$235,000	$173	52
7597 Winding Path	0.29mi	3/2.0	1,440 (+14%)	21mo	$228,000	$158	45

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: $167,688
• Equity at exit: $269,363

10-year hold

• IRR: 22.1%
• Equity multiple: 6.85×
• Total profit: $489,575
• Equity at exit: $580,891

Cash invested: $83,720 (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 73439

• Home prices YoY: 12.3%
• Active inventory: 435
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,324 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$65 /mo · $782/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $78

Break-even live

Break-even rent $2,225

Max offer price $299,000

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $299,000 Active 77 DOM
2. 2026-06-18
   days on market $299,000 Active 76 DOM
3. 2026-06-17
   days on market $299,000 Active 75 DOM
4. 2026-06-16
   days on market $299,000 Active 74 DOM
5. 2026-06-15
   days on market $299,000 Active 73 DOM
6. 2026-06-14
   days on market $299,000 Active 71 DOM
7. 2026-06-13
   days on market $299,000 Active 70 DOM
8. 2026-06-10
   days on market $299,000 Active 68 DOM
9. 2026-06-09
   days on market $299,000 Active 67 DOM
10. 2026-06-08
    days on market $299,000 Active 66 DOM
11. 2026-06-07
    days on market $299,000 Active 65 DOM
12. 2026-06-05
    days on market $299,000 Active 62 DOM
13. 2026-06-02
    days on market $299,000 Active 60 DOM
14. 2026-06-01
    days on market $299,000 Active 59 DOM
15. 2026-05-31
    days on market $299,000 Active 58 DOM
16. 2026-05-30
    days on market $299,000 Active 57 DOM
17. 2026-04-01
    listed $299,000 Active
18. 2002-11-12
    soldstatus $50,000

ⓘ 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: $782 · $65/mo
• Projected year-2 tax: $2,691 · $224/mo
• Expected delta: +$1,909/yr (+$159/mo · 244.1%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $27,892
• − Mortgage interest: −$16,749
• − Property taxes: −$782
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,231
• − Management: −$2,231
• − Depreciation: −$8,698
• Taxable loss: −$4,294
• Est. tax savings @ 24.0%: +$1,031
• After-tax cash flow: $1,973/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: Kingston
• NCES district ID: 4016590
• Math proficiency: 27% ▼ -7.00%
• Reading proficiency: 32% ▼ -7.00%
• Median HH income: $40,655
• Composite: 24.88/100
• National rank: #7585
• State rank: #70 of 270 in OK

Livability — McBride

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 7,011

Population outlook (Marshall County) Hauer SSP2

• Today (2025): 17,405 people
• By 2030: 18,038 · +3.6%
• By 2040: 19,513 · +12.1%
• By 2050: 21,283 · +22.3%
• By 2075: 27,884 · +60.2%
• By 2100: 35,435 · +103.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Two or more races 16% Native American 5% Hispanic / Latino 4%
• Common ancestry: Lithuanian 3% Italian 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Marshall

• 2024 margin: Solid R (+63.4) · D 17.7% · R 81.2% · Other 1.1%
• 2008→2024 swing: -24.6pp toward R · 2008: -38.8pp · 2024: -63.4pp
• All cycles: 2024: R+63.4 2020: R+62.5 2016: R+56.6 2012: R+45.7 2008: R+38.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 26.96%
• Current HPI: 246.2253
• 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

+498.0% since first listed

2 events — show timeline

• 2026-04-01 Listed $299,000 MLS Technology, Inc.
• 2002-11-12 Sold (Public Records) $50,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $782 · +4.3% YoY. Source: county tax records.