7208 Sunset Cir · McBride, OK 73439

$165,000

2 bd · 2.0 ba · 924 sqft · Manufactured public records · 17 Days on market

Built 1997 924 sqft lot Est $136k · 21% over

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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
• Appreciation +10.0/10.0
• 1% rule +7.0/10.0
• 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

Lake Texoma living at an affordable price in highly sought-after Washita Point! This well-maintained single wide mobile home offers a versatile setup just minutes from Alberta Creek Marina, making it an ideal option for a weekend lake getaway, full-time residence, or investment property. Located near one of the most popular areas on Lake Texoma, you’ll enjoy quick access to Alberta Creek Marina with boat ramps, gas docks, campgrounds, and a lakeside restaurant, plus the sandy beaches at Washita Point — perfect for boating, fishing, swimming, and outdoor recreation. The property is equipped with multiple outbuildings and improvements designed for convenience and storage. Features

Key facts

• Rv or boat parking
• Taller carport
• Lake texoma living

Tags

• LAKE TEXOMA LIVING
• MULTIPLE OUTBUILDINGS
• METAL SHOP BUILDING
• STANDARD CARPORT
• TALLER CARPORT
• RV OR BOAT PARKING

Property features AI

Finance

• HOA & community: Marina in the community; Less than 1 mile to water

Exterior

• Parking: Detached garage; Carport; 4 garage spaces
• Security: Storm shelter
• Utilities: Electricity available; Water available (rural); Septic tank
• Home design: Single-wide manufactured home; 1 story; Faces east
• Construction: Manufactured, steel construction; Metal roof; Crawlspace foundation; Built (year from public records)
• Exterior features: Covered patio/porch; Deck; Porch; Shed(s); Workshop; Beach access to Texoma Lake; Boat ramp/lift access to Texoma Lake

Interior

• Kitchen: Oven; Range
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: Ceiling fan(s); Laminate counters; Other interior features
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $568 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $163k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — 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 $18k of equity ($1k loan paydown + $16k 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 $46k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $72k; list at $165k implies a 129% gain — meaningful room to come down on a strong offer.

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 $162,525 (1.5% below list)

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. 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.
3. 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.
4. 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: 10.42%
• Cash-on-cash: 14.75%
• DSCR: 1.66
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $135,828
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7350 Sunset Cir	0.11mi	2/2.0	1,056 (+14%)	7mo	$155,000	$147	65

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: 35.2%
• Equity multiple: 3.73×
• Total profit: $125,966
• Equity at exit: $148,645

10-year hold

• IRR: 30.3%
• Equity multiple: 8.41×
• Total profit: $342,399
• Equity at exit: $320,559

Cash invested: $46,200 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,982 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$64 /mo · $772/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $568

Break-even live

Break-even rent $1,264

Max offer price $165,000

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-19
   days on market $165,000 Active 17 DOM
2. 2026-06-18
   days on market $165,000 Active 16 DOM
3. 2026-06-17
   days on market $165,000 Active 15 DOM
4. 2026-06-16
   days on market $165,000 Active 14 DOM
5. 2026-06-15
   days on market $165,000 Active 13 DOM
6. 2026-06-14
   days on market $165,000 Active 11 DOM
7. 2026-06-13
   days on market $165,000 Active 10 DOM
8. 2026-06-10
   days on market $165,000 Active 8 DOM
9. 2026-06-09
   days on market $165,000 Active 7 DOM
10. 2026-06-08
    days on market $165,000 Active 6 DOM
11. 2026-06-07
    days on market $165,000 Active 5 DOM
12. 2026-06-05
    days on market $165,000 Active 2 DOM
13. 2026-06-03
    remarks 687-char remark
14. 2026-06-03
    listed $165,000 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: $772 · $64/mo
• Projected year-2 tax: $1,485 · $124/mo
• Expected delta: +$713/yr (+$59/mo · 92.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $23,789
• − Mortgage interest: −$9,243
• − Property taxes: −$772
• − Insurance: −$825
• − Repairs & maintenance: −$1,903
• − Management: −$1,903
• − Depreciation: −$4,800
• Taxable income: $4,343
• Est. tax owed @ 24.0%: −$1,042
• After-tax cash flow: $5,771/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

+2650.0% since first listed

3 events — show timeline

• 2026-06-02 Listed $165,000 MLS Technology, Inc.
• 2018-07-25 Sold (Public Records) $72,000 Public Records
• 1997-06-17 Sold (Public Records) $6,000 Public Records

Property tax history

+9.4%/yr

Latest (2025): $772 · +6.0% YoY. Source: county tax records.