8412 Texoma Hls · McBride, OK 73439

$175,000

3 bd · 2.0 ba · 1,280 sqft · Manufactured public records · 129 Days on market

Built 2021 0.57 ac lot Est $172k · at est.

---

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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +6.6/15.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Discover the perfect blend of comfort, privacy, and opportunity just minutes from Lake Texoma's Alberta Creek Resort & Marina and Catfish Bay Marina. This 3-bedroom, 2-bath home features a desirable split floor plan designed for added privacy. Vaulted ceilings create an open, airy feel, while the kitchen flows seamlessly into the main living and dining areas — perfect for everyday living or entertaining. The home includes Frigidaire appliances (range, refrigerator, and dishwasher) for added convenience. A dedicated utility room offers additional cabinetry for storage, plus a bonus nook that works perfectly as a small office or workspace. The spacious primary suite includes a garden tub, separate standalone shower, and a walk-in closet. Step outside to enjoy scenic views, mature trees, and frequent deer sightings that provide a peaceful, nature-filled backdrop. Prime Investment Location just minutes from West Bay Casino & Resort and the upcoming Hard Rock Hotel & Casino. This property presents an excellent opportunity for an Airbnb, short-term rental, or long-term investment. Additional opportunity: Additional acreage available to purchase totaling 2.270 acres with home or separate from home purchase. Willing to subdivide . 5 acre -2.270 acres. Whether you're searching for a primary residence, weekend lake retreat, or income-producing property, this one truly checks all the boxes.

Key facts

• Split floor plan
• Bonus nook
• Vaulted ceilings

Tags

• SPLIT FLOOR PLAN
• VAULTED CEILINGS
• FRIGIDAIRE APPLIANCES
• DEDICATED UTILITY ROOM
• BONUS NOOK
• GARDEN TUB

Property features AI

Finance

• Other: Smart home features present; Property listed for sale (various financing accepted)
• HOA & community: No association

Exterior

• Parking: Driveway with additional off-street parking; Gravel parking; Direct access
• Utilities: Electricity available; Rural water district; Overhead utilities; Located outside city limits
• Home design: Mobile home (residential); One story; Preowned (built in 2021)
• Construction: Asphalt/composition roof; Block foundation; Built in 2021
• Exterior features: Creek frontage (Texoma); Acreage/rolling slope; Partially wooded with many trees; cleared and grassed areas; Interior lot; Brush on property; Agricultural potential; Will subdivide

Interior

• Kitchen: Dishwasher; Electric oven; Refrigerator
• Bedrooms: Primary bedroom on level 1 with garden tub, separate shower, and walk-in closet; Total of 3 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open floorplan; Vaulted ceilings; Decorative lighting; Pantry; Cable TV available
• Laundry & utility: Washer/dryer connections available

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $739 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $154k (12.0% 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 $19k of equity ($1k loan paydown + $18k 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 $49k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $155k (47%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 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. 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: 1.34% ✓
• Cap rate: 11.36%
• Cash-on-cash: 18.09%
• DSCR: 1.80
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $171,520
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4695 Golden Way	0.65mi	3/2.0	1,216 (-5%)	11mo	$162,599	$134	52
4616 Golden Way	0.52mi	4/3.0 (+1)	1,456 (+14%)	13mo	$185,000	$127	33

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: 37.7%
• Equity multiple: 3.90×
• Total profit: $142,324
• Equity at exit: $157,654

10-year hold

• IRR: 32.5%
• Equity multiple: 8.80×
• Total profit: $382,077
• Equity at exit: $339,987

Cash invested: $49,000 (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: 6.2×

Monthly cashflow live

• Estimated rent: $2,340 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$119 /mo · $1,432/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $739

Break-even live

Break-even rent $1,405

Max offer price $175,000

Occupancy floor 63%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $175,000 Active 129 DOM
2. 2026-06-18
   days on market $175,000 Active 128 DOM
3. 2026-06-17
   days on market $175,000 Active 127 DOM
4. 2026-06-16
   days on market $175,000 Active 126 DOM
5. 2026-06-15
   days on market $175,000 Active 125 DOM
6. 2026-06-14
   days on market $175,000 Active 123 DOM
7. 2026-06-13
   days on market $175,000 Active 122 DOM
8. 2026-06-10
   days on market $175,000 Active 120 DOM
9. 2026-06-09
   days on market $175,000 Active 119 DOM
10. 2026-06-08
    days on market $175,000 Active 118 DOM
11. 2026-06-07
    days on market $175,000 Active 117 DOM
12. 2026-06-05
    days on market $175,000 Active 114 DOM
13. 2026-06-02
    days on market $175,000 Active 112 DOM
14. 2026-06-01
    days on market $175,000 Active 111 DOM
15. 2026-05-31
    days on market $175,000 Active 110 DOM
16. 2026-05-30
    days on market $175,000 Active 109 DOM
17. 2026-04-01
    price $175,000

    Show marketing remark (1426 chars)

    Discover the perfect blend of comfort, privacy, and opportunity just minutes from Lake Texoma's Alberta Creek Resort & Marina and Catfish Bay Marina. This 3-bedroom, 2-bath home features a desirable split floor plan designed for added privacy. Vaulted ceilings create an open, airy feel, while the kitchen flows seamlessly into the main living and dining areas — perfect for everyday living or entertaining. The home includes Frigidaire appliances (range, refrigerator, and dishwasher) for added convenience. A dedicated utility room offers additional cabinetry for storage, plus a bonus nook that works perfectly as a small office or workspace. The spacious primary suite includes a garden tub, separate standalone shower, and a walk-in closet. Step outside to enjoy scenic views, mature trees, and frequent deer sightings that provide a peaceful, nature-filled backdrop. Prime Investment Location just minutes from West Bay Casino & Resort and the upcoming Hard Rock Hotel & Casino. This property presents an excellent opportunity for an Airbnb, short-term rental, or long-term investment. Additional opportunity: Additional acreage available to purchase totaling 2.270 acres with home or separate from home purchase. Willing to subdivide . 5 acre -2.270 acres. Whether you're searching for a primary residence, weekend lake retreat, or income-producing property, this one truly checks all the boxes.

18. 2026-04-01
    price $175,000 1426-char remark

    Show marketing remark (1426 chars)

    Discover the perfect blend of comfort, privacy, and opportunity just minutes from Lake Texoma's Alberta Creek Resort & Marina and Catfish Bay Marina. This 3-bedroom, 2-bath home features a desirable split floor plan designed for added privacy. Vaulted ceilings create an open, airy feel, while the kitchen flows seamlessly into the main living and dining areas — perfect for everyday living or entertaining. The home includes Frigidaire appliances (range, refrigerator, and dishwasher) for added convenience. A dedicated utility room offers additional cabinetry for storage, plus a bonus nook that works perfectly as a small office or workspace. The spacious primary suite includes a garden tub, separate standalone shower, and a walk-in closet. Step outside to enjoy scenic views, mature trees, and frequent deer sightings that provide a peaceful, nature-filled backdrop. Prime Investment Location just minutes from West Bay Casino & Resort and the upcoming Hard Rock Hotel & Casino. This property presents an excellent opportunity for an Airbnb, short-term rental, or long-term investment. Additional opportunity: Additional acreage available to purchase totaling 2.270 acres with home or separate from home purchase. Willing to subdivide . 5 acre -2.270 acres. Whether you're searching for a primary residence, weekend lake retreat, or income-producing property, this one truly checks all the boxes.

19. 2026-02-10
    listed $330,000 Active
20. 2026-02-09
    listed $330,000 Active 1426-char remark

    Show marketing remark (1426 chars)

    Discover the perfect blend of comfort, privacy, and opportunity just minutes from Lake Texoma's Alberta Creek Resort & Marina and Catfish Bay Marina. This 3-bedroom, 2-bath home features a desirable split floor plan designed for added privacy. Vaulted ceilings create an open, airy feel, while the kitchen flows seamlessly into the main living and dining areas — perfect for everyday living or entertaining. The home includes Frigidaire appliances (range, refrigerator, and dishwasher) for added convenience. A dedicated utility room offers additional cabinetry for storage, plus a bonus nook that works perfectly as a small office or workspace. The spacious primary suite includes a garden tub, separate standalone shower, and a walk-in closet. Step outside to enjoy scenic views, mature trees, and frequent deer sightings that provide a peaceful, nature-filled backdrop. Prime Investment Location just minutes from West Bay Casino & Resort and the upcoming Hard Rock Hotel & Casino. This property presents an excellent opportunity for an Airbnb, short-term rental, or long-term investment. Additional opportunity: Additional acreage available to purchase totaling 2.270 acres with home or separate from home purchase. Willing to subdivide . 5 acre -2.270 acres. Whether you're searching for a primary residence, weekend lake retreat, or income-producing property, this one truly checks all the boxes.

21. 2021-09-10
    soldstatus Closed 185-char remark

    Show marketing remark (185 chars)

    Nice 1+ acre lake lot, located near Alberta Creek Resort & Marina & just a short UTV ride to water's edge! No restrictions on this one, so you are free to make it your own!

22. 2021-07-26
    status Pending 185-char remark

    Show marketing remark (185 chars)

    Nice 1+ acre lake lot, located near Alberta Creek Resort & Marina & just a short UTV ride to water's edge! No restrictions on this one, so you are free to make it your own!

23. 2021-07-12
    price $28,000 185-char remark

    Show marketing remark (185 chars)

    Nice 1+ acre lake lot, located near Alberta Creek Resort & Marina & just a short UTV ride to water's edge! No restrictions on this one, so you are free to make it your own!

24. 2021-06-04
    price $35,000 185-char remark

    Show marketing remark (185 chars)

    Nice 1+ acre lake lot, located near Alberta Creek Resort & Marina & just a short UTV ride to water's edge! No restrictions on this one, so you are free to make it your own!

25. 2021-03-28
    listed $45,000 Active 185-char remark

    Show marketing remark (185 chars)

    Nice 1+ acre lake lot, located near Alberta Creek Resort & Marina & just a short UTV ride to water's edge! No restrictions on this one, so you are free to make it your own!

ⓘ 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: $1,432 · $119/mo
• Projected year-2 tax: $1,575 · $131/mo
• Expected delta: +$143/yr (+$12/mo · 10.0%)

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

Taxation est. · year 1

• Rental income: $28,079
• − Mortgage interest: −$9,803
• − Property taxes: −$1,432
• − Insurance: −$875
• − Repairs & maintenance: −$2,246
• − Management: −$2,246
• − Depreciation: −$5,091
• Taxable income: $6,386
• Est. tax owed @ 24.0%: −$1,533
• After-tax cash flow: $7,330/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

+288.9% since first listed

9 events — show timeline

• 2026-04-01 Price Changed $175,000 NTREIS
• 2026-04-01 Price Changed $175,000 MLS Technology, Inc.
• 2026-02-10 Listed $330,000 NTREIS
• 2026-02-09 Listed $330,000 MLS Technology, Inc.
• 2021-09-10 Sold (MLS) — MLS Technology, Inc.
• 2021-07-26 Pending — MLS Technology, Inc.
• 2021-07-12 Price Changed $28,000 MLS Technology, Inc.
• 2021-06-04 Price Changed $35,000 MLS Technology, Inc.
• 2021-03-28 Listed $45,000 MLS Technology, Inc.

Property tax history

+3.4%/yr

Latest (2025): $1,432 · +6.0% YoY. Source: county tax records.