4905 Blackfoot Ln · McBride, OK 73439

$200,000

1 bd · 1.0 ba · 864 sqft · SingleFamily public records · 181 Days on market

Built 1985 0.31 ac lot Est $164k · 22% over

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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 +15.3/30.0
• Appreciation +10.0/10.0
• DSCR +4.7/10.0
• 1% rule +4.2/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Nice home that has just been remodeled and added onto. It now has 3 bedrooms/ 2 baths, new wood flooring, on 2 lots, RV carport and has a storage building. It is located in Texoma Hills development which is about 2 miles from Alberta Creek marina and just over a 1/2 mile to Lake Texoma. More pictures to come, still remodeling.

Key facts

• Remodeled
• Storage building
• Rv carport

Tags

• REMODELED
• NEW WOOD FLOORING
• RV CARPORT
• STORAGE BUILDING
• TEXOMA HILLS DEVELOPMENT
• 2 LOTS

Property features AI

Finance

• HOA & community: Marina access

Exterior

• Parking: 1-car garage; Carport; On-site storage
• Security: Storm shelter; Smoke detector(s)
• Utilities: Electricity available; Water available (private); Sewer: lagoon
• Home design: Single-story; Faces north; Crawlspace foundation
• Construction: Built (year per public records); HardiPlank type and wood frame construction; Metal roof; Crawlspace foundation
• Exterior features: Covered porch; Shed(s) / storage; Mature trees; Boat ramp/lift access and lake/river water access (Texoma Lake); Less than 1 mile to water

Interior

• Kitchen: Electric oven; Range / Stove; Refrigerator
• Flooring: Laminate; Wood veneer
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating with multiple heating units; Two cooling units
• Interior features: Vinyl and storm windows; Storm door(s); Laminate counters; Electric oven and electric range connections; Smoke detector(s)
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $73 ($876/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 $184k (7.9% below list).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.

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 $21k of equity ($1k loan paydown + $20k 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 $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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.
• Current owner paid $16k; list at $200k implies a 1150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $176,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 days. Have you received any prior offers? Is the seller open to a 12% 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: 0.92% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.56%
• DSCR: 1.07
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $164,160
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7668 Tomahawk Ln	0.45mi	2/1.0 (+1)	912 (+6%)	19mo	$173,000	$190	48

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: 25.4%
• Equity multiple: 3.03×
• Total profit: $113,602
• Equity at exit: $180,176

10-year hold

• IRR: 22.4%
• Equity multiple: 6.91×
• Total profit: $330,939
• Equity at exit: $388,556

Cash invested: $56,000 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,842 medium
• Mortgage (P&I): −$1,049
• Tax est. 1.5%: −$250 /mo · $3,000/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $73

Break-even live

Break-even rent $1,750

Max offer price $200,000

Occupancy floor 91%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-14
   days on market $200,000 Active 181 DOM
2. 2026-06-13
   days on market $200,000 Active 180 DOM
3. 2026-06-10
   days on market $200,000 Active 178 DOM
4. 2026-06-09
   days on market $200,000 Active 177 DOM
5. 2026-06-08
   days on market $200,000 Active 176 DOM
6. 2026-06-07
   days on market $200,000 Active 175 DOM
7. 2026-06-05
   days on market $200,000 Active 172 DOM
8. 2026-06-02
   days on market $200,000 Active 170 DOM
9. 2026-06-01
   days on market $200,000 Active 169 DOM
10. 2026-05-31
    days on market $200,000 Active 168 DOM
11. 2026-05-30
    days on market $200,000 Active 167 DOM
12. 2025-12-13
    listed $200,000 Active
13. 2025-12-06
    historical
14. 2025-07-23
    price $200,000
15. 2025-06-17
    listed $225,000 Active
16. 2022-04-04
    historical
17. 2022-01-11
    listed $150,000 Active
18. 1994-07-26
    soldstatus $16,000

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 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: $22,104
• − Mortgage interest: −$11,203
• − Property taxes: −$3,000
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,768
• − Management: −$1,768
• − Depreciation: −$5,818
• Taxable loss: −$2,454
• Est. tax savings @ 24.0%: +$589
• After-tax cash flow: $1,465/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

+1150.0% since first listed

7 events — show timeline

• 2025-12-13 Listed $200,000 MLS Technology, Inc.
• 2025-12-06 Listing Removed — MLS Technology, Inc.
• 2025-07-23 Price Changed $200,000 MLS Technology, Inc.
• 2025-06-17 Listed $225,000 MLS Technology, Inc.
• 2022-04-04 Listing Removed — MLS Technology, Inc.
• 2022-01-11 Listed $150,000 MLS Technology, Inc.
• 1994-07-26 Sold (Public Records) $16,000 Public Records

Property tax history

-3.8%/yr

Latest (2025): $194 · +5.4% YoY. Source: county tax records.