808 SE Quincy · Idabel, OK 74745

$34,900

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

Built 1976 7,000 sqft 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 +9.6/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks

This building was used as a warehouse with an unfinished studio apt. Owner has supplies for walls and bath to assist with finish out for apartment inside building. Property address is shared with Mobile home and lot. Pending survey, bldg is on corner, east of mobile home.

Key facts

• 7,000 sq ft lot
• Built 1976
• Listed 2 days

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Electricity available; Public water; Public sewer
• Home design: Single-story; Faces north; Slab foundation
• Construction: Wood frame construction; Metal roof; Built year reported by owner
• Exterior features: Corner lot

Interior

• Flooring: Concrete flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit cooling
• Interior features: Wood-framed windows; No notable interior features reported
• Laundry & utility: No hot water (appliance status reported)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $35k.

Deal economics

• At list price, monthly cash flow is $815 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).

Location & tenants

• Location reads 63/100 on livability (#202 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, health & safety A-; Watch: schools F, amenities F, commute F.
• Idabel (town): math 16% / reading 24% proficiency, ranked #191 of 270 in OK (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 84% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 59 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 16 units permitted in McCurtain County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($241 loan paydown + $3k appreciation (9.2% local appreciation)).
• McCurtain County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (9.2% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $34,900

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 3.72% ✓
• Cap rate: 34.30%
• Cash-on-cash: 100.04%
• DSCR: 5.45
• GRM: 2.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.06×
• Total profit: $69,002
• Equity at exit: $29,428

10-year hold

• IRR: —
• Equity multiple: 17.58×
• Total profit: $161,986
• Equity at exit: $61,435

Cash invested: $9,772 (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 74745

• Home prices YoY: 3.7%
• Active inventory: 59
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,299 medium
• Mortgage (P&I): −$183
• Tax from tax record: −$14 /mo · $168/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $815

Break-even live

Break-even rent $268

Max offer price $34,900

Occupancy floor 32%

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: $8,725
• Closing costs: $1,047
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1307 SE Adams St Idabel, OK	1.0	1.0	600	$1,299	$2.17	43d	1	0.50mi

Listing history 3 events

1. 2026-06-09
   days on market $34,900 Active 2 DOM
2. 2026-06-08
   remarks 272-char remark
3. 2026-06-08
   listed $34,900 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: $168 · $14/mo
• Projected year-2 tax: $314 · $26/mo
• Expected delta: +$146/yr (+$12/mo · 87.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌡 Heat 7/10 Severe
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,588
• − Mortgage interest: −$1,955
• − Property taxes: −$168
• − Insurance: −$174
• − Repairs & maintenance: −$1,247
• − Management: −$1,247
• − Depreciation: −$1,015
• Taxable income: $9,781
• Est. tax owed @ 24.0%: −$2,347
• After-tax cash flow: $7,428/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: Idabel
• NCES district ID: 4015370
• Math proficiency: 16% ▼ -8.00%
• Reading proficiency: 24% ▼ -6.00%
• Median HH income: $27,018
• Composite: 15.69/100
• National rank: #9282
• State rank: #191 of 270 in OK

Livability — Idabel

• Score: 63/100
• State rank: #202
• US rank: #15174

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Idabel, OK
• Population (ZIP): 9,756

Population outlook (McCurtain County) Hauer SSP2

• Today (2025): 32,668 people
• By 2030: 32,323 · -1.1%
• By 2040: 31,777 · -2.7%
• By 2050: 31,436 · -3.8%
• By 2075: 31,574 · -3.3%
• By 2100: 30,839 · -5.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 57% Two or more races 16% Black 13% Hispanic / Latino 9% Native American 9%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 6% Other Indo-European 1%

Political lean MEDSL · McCurtain

• 2024 margin: Solid R (+68.9) · D 15.0% · R 83.9% · Other 1.1%
• 2008→2024 swing: -21.9pp toward R · 2008: -47.0pp · 2024: -68.9pp
• All cycles: 2024: R+68.9 2020: R+66.5 2016: R+63.9 2012: R+51.6 2008: R+47.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.20%
• Current HPI: 255.6557
• 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

• 2026-06-05 Listed $34,900 MLS Technology, Inc.

Property tax history

+5.1%/yr

Latest (2025): $168 · +5.0% YoY. Source: county tax records.