2163 Paradise Rd · McBride, OK 73439

$275,000

3 bd · 2.0 ba · 1,674 sqft · Other public records · 143 Days on market

Built 2018 0.66 ac lot

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Why this score? — see what drove the C- 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 +14.9/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Great home in Washita Point on Lake Texoma. Home has 3 bedrooms/2 full baths, great open living-kitchen-dining area, large bedrooms, large laundry room with a washwe & dryer & sink, large covered back patio & pergula, storage building and has beautiful mature shade trees on the corner lot. It has beautiful wood custom cabinets, large walkin pantry, Master suite has walkin closet with shelving, bath with walkin tile shower & double vanities. Located just minutes from Lake Texoma, Alberta Creek Marina & Restaurant. This place feels like home.

Key facts

• Lake texoma
• Storage building
• Large laundry room

Tags

• LAKE TEXOMA
• LARGE LAUNDRY ROOM
• COVERED BACK PATIO
• STORAGE BUILDING
• MATURE SHADE TREES
• CORNER LOT

Property features AI

Finance

• HOA & community: Marina in the community

Exterior

• Security: No safety shelter
• Utilities: Electricity available; Water available (rural water); Septic tank
• Home design: Single-story home; Faces south
• Construction: HardiPlank and wood frame construction; Asphalt/fiberglass roof; Crawlspace foundation; Built (year per public records)
• Exterior features: Covered patio and porch; Porch; Patio; Shed(s); Storage; Pergola; Corner lot; Mature trees; Boat ramp/lift access; Lake and river access (water access); Less than 1 mile to water (Texoma Lake)

Interior

• Kitchen: Oven; Range; Stove; Dishwasher; Refrigerator; Electric oven/range connection
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Granite counters; Ceiling fan(s); Storm door(s); Vinyl windows
• 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 other listed at $275k.

Deal economics

• At list price, monthly cash flow is $79 ($949/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 $229k (16.8% below list).
• Recommended offer: $229k (16.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — 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 $29k of equity ($2k loan paydown + $28k 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 $77k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 7 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 $45k; list at $275k implies a 511% 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 $228,740 (16.8% below list)

Questions for the listing agent

1. It's been on market 143 days. Have you received any prior offers? Is the seller open to a 17% 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: 0.83% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.23%
• DSCR: 1.05
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.2%
• Equity multiple: 3.01×
• Total profit: $154,738
• Equity at exit: $247,742

10-year hold

• IRR: 22.2%
• Equity multiple: 6.86×
• Total profit: $451,574
• Equity at exit: $534,265

Cash invested: $77,000 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,287 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$171 /mo · $2,055/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $79

Break-even live

Break-even rent $2,187

Max offer price $275,000

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-19
   days on market $275,000 Active 143 DOM
2. 2026-06-18
   days on market $275,000 Active 142 DOM
3. 2026-06-17
   days on market $275,000 Active 141 DOM
4. 2026-06-16
   days on market $275,000 Active 140 DOM
5. 2026-06-15
   days on market $275,000 Active 139 DOM
6. 2026-06-14
   days on market $275,000 Active 137 DOM
7. 2026-06-13
   days on market $275,000 Active 136 DOM
8. 2026-06-10
   days on market $275,000 Active 134 DOM
9. 2026-06-09
   days on market $275,000 Active 133 DOM
10. 2026-06-08
    days on market $275,000 Active 132 DOM
11. 2026-06-07
    days on market $275,000 Active 131 DOM
12. 2026-06-05
    days on market $275,000 Active 128 DOM
13. 2026-06-02
    days on market $275,000 Active 126 DOM
14. 2026-06-01
    days on market $275,000 Active 125 DOM
15. 2026-05-31
    days on market $275,000 Active 124 DOM
16. 2026-05-30
    days on market $275,000 Active 123 DOM
17. 2026-01-25
    listed $275,000 Active
18. 2025-03-03
    status Active
19. 2024-11-03
    historical
20. 2024-10-01
    status Pending
21. 2024-09-03
    listed $299,000 Active
22. 2024-08-31
    historical
23. 2024-08-06
    price $299,000
24. 2024-07-01
    listed $310,000 Active
25. 2024-06-28
    historical
26. 2024-05-31
    price $310,000
27. 2024-05-23
    status Active
28. 2024-05-14
    status Pending
29. 2024-02-22
    listed $320,000 Active
30. 2022-06-24
    soldstatus $45,000 Sold
31. 2022-06-24
    soldstatus $45,000
32. 2022-05-11
    status Pending
33. 2022-05-02
    listed $50,000 Active
34. 2007-10-09
    soldstatus $15,000

ⓘ 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: $2,055 · $171/mo
• Projected year-2 tax: $2,475 · $206/mo
• Expected delta: +$420/yr (+$35/mo · 20.4%)

ⓘ 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 4/10 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: $27,449
• − Mortgage interest: −$15,404
• − Property taxes: −$2,055
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,196
• − Management: −$2,196
• − Depreciation: −$8,000
• Taxable loss: −$3,777
• Est. tax savings @ 24.0%: +$907
• After-tax cash flow: $1,856/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

+1733.3% since first listed

18 events — show timeline

• 2026-01-25 Listed $275,000 MLS Technology, Inc.
• 2025-03-03 Relisted — MLS Technology, Inc.
• 2024-11-03 Listing Removed — MLS Technology, Inc.
• 2024-10-01 Pending — MLS Technology, Inc.
• 2024-09-03 Listed $299,000 MLS Technology, Inc.
• 2024-08-31 Listing Removed — MLS Technology, Inc.
• 2024-08-06 Price Changed $299,000 MLS Technology, Inc.
• 2024-07-01 Listed $310,000 MLS Technology, Inc.
• 2024-06-28 Listing Removed — MLS Technology, Inc.
• 2024-05-31 Price Changed $310,000 MLS Technology, Inc.
• 2024-05-23 Relisted — MLS Technology, Inc.
• 2024-05-14 Pending — MLS Technology, Inc.
• 2024-02-22 Listed $320,000 MLS Technology, Inc.
• 2022-06-24 Sold (Public Records) $45,000 Public Records
• 2022-06-24 Sold (MLS) $45,000 MLSOK
• 2022-05-11 Pending — MLSOK
• 2022-05-02 Listed $50,000 MLSOK
• 2007-10-09 Sold (Public Records) $15,000 Public Records

Property tax history

+26.3%/yr

Latest (2025): $2,055 · +6.0% YoY. Source: county tax records.