14630 Edwards Loop · Rock Island, OK 74932

$144,100

3 bd · 2.0 ba · 1,344 sqft · SingleFamily public records · 35 Days on market

Built 1978 0.93 ac lot Est $194k · 26% under

---

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 +16.4/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +5.1/10.0
• 1% rule +3.3/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks

Auction 4/28/26 @ 10 am. This well-maintained brick home offers approximately 1,344 sf of comfortable living space featuring three bedrooms and two bathrooms. The exterior is topped with a durable metal roof, while the interior boasts modern updates including new windows, a newer HVAC system, and stylish vinyl plank flooring. Situated on a sprawling appx 0.93-acre lot, the property provides a peaceful retreat highlighted by an in-ground pool and stunning panoramic views of the surrounding mountains.

Key facts

• One acre lot
• Metal roof
• Brick home

Tags

• BRICK HOME
• METAL ROOF
• NEW WINDOWS
• NEWER HVAC SYSTEM
• VINYL PLANK FLOORING
• ONE ACRE LOT

Property features AI

Finance

• Other: Private pool (in ground); Directions: From HWY 112 at Rock Island turn West on Old HWY 112 go 1/2 mile; then turn South on Edwards Loop go approx. 1 mile.

Exterior

• Parking: 2 covered parking spaces; Garage with concrete driveway and garage door opener
• Utilities: Public water; Electricity available; Water available
• Home design: Single-family residence; One story; House; Public-maintained paved road access; Subdivision: Rock Island Township Add
• Construction: Brick construction; Metal roof; Slab foundation; Built as a residential single-family home
• Exterior features: Covered patio/porch; Back-yard fencing; In-ground private pool

Interior

• Kitchen: Oven; Electric water heater
• Flooring: Carpet; Vinyl
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Ceiling fans; Blinds; Fireplace in the family room
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $144k.

Deal economics

• At list price, monthly cash flow is $82 ($988/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 $119k (17.5% below list).
• Recommended offer: $119k (17.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 54/100 on livability (#578 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: crime F, amenities F, commute F.
• Cameron (rural): math 10% / reading 15% proficiency, ranked #485 of 513 in OK (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Cameron Es (math 12% / reading 8%, grade F, #711 of 845 statewide, top 87%, 220 students, 0% FRL); Cameron Hs (math 10% / reading 10%, grade F, #361 of 447 statewide, top 94%, 99 students, 0% FRL) — zoned schools average 0% FRL vs 60% district-wide (60 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 22 active listings in the ZIP; 73 units permitted in Le Flore County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($996 loan paydown + $14k appreciation (10.0% local appreciation)).
• Le Flore County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $40k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($140k) is reasonable based on typical stale-listing flexibility.

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 $118,899 (17.5% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 6.98%
• Cash-on-cash: 2.45%
• DSCR: 1.11
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $193,536
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14630 Edwards Loop	0.00mi	3/3.5	1,344 (0%)	1mo	$144,100	$107	93
14572 Edwards Loop	0.09mi	3/2.0	1,435 (+7%)	10mo	$207,000	$144	77

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: 26.0%
• Equity multiple: 3.07×
• Total profit: $83,657
• Equity at exit: $129,817

10-year hold

• IRR: 22.8%
• Equity multiple: 7.00×
• Total profit: $242,099
• Equity at exit: $279,955

Cash invested: $40,348 (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 74932

• Home prices YoY: 3.5%
• Active inventory: 22
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,189 medium
• Mortgage (P&I): −$756
• Tax from tax record: −$41 /mo · $495/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $82

Break-even live

Break-even rent $1,085

Max offer price $144,100

Occupancy floor 88%

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: $36,025
• Closing costs: $4,323
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-02
   price $144,100 Pending 35 DOM
2. 2026-04-28
   status Pending
3. 2026-03-20
   listed $1 Active

ⓘ 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: $495 · $41/mo
• Projected year-2 tax: $1,297 · $108/mo
• Expected delta: +$802/yr (+$67/mo · 162.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥112°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,268
• − Mortgage interest: −$8,072
• − Property taxes: −$495
• − Insurance: −$720
• − Repairs & maintenance: −$1,141
• − Management: −$1,141
• − Depreciation: −$4,192
• Taxable loss: −$1,494
• Est. tax savings @ 24.0%: +$359
• After-tax cash flow: $1,347/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: Cameron
• NCES district ID: 4006330
• Math proficiency: 10% ▬ 0.00%
• Reading proficiency: 15% ▬ 0.00%
• Median HH income: $37,024
• Composite: 14.0/100
• National rank: #14452
• State rank: #485 of 513 in OK

Livability — Rock Island

• Score: 54/100
• State rank: #578
• US rank: #23813

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rock Island, OK
• Population (ZIP): 2,550

Population outlook (Le Flore County) Hauer SSP2

• Today (2025): 48,504 people
• By 2030: 47,474 · -2.1%
• By 2040: 44,914 · -7.4%
• By 2050: 42,239 · -12.9%
• By 2075: 35,071 · -27.7%
• By 2100: 25,949 · -46.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Two or more races 12% Native American 12% Hispanic / Latino 4%
• Common ancestry: Lithuanian 2% Slovak 2% Serbian 1%
• Foreign-born: 1% · Canada, Jamaica
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · Le Flore

• 2024 margin: Solid R (+64.8) · D 17.0% · R 81.8% · Other 1.3%
• 2008→2024 swing: -26.1pp toward R · 2008: -38.6pp · 2024: -64.8pp
• All cycles: 2024: R+64.8 2020: R+63.4 2016: R+58.7 2012: R+41.1 2008: R+38.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.57%
• Current HPI: 346.0767
• 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

Property tax history

-3.9%/yr

Latest (2025): $495 · -33.0% YoY. Source: county tax records.