1701 Breezeway Hts · Harrah, OK 73045

$118,000

3 bd · 2.0 ba · 1,704 sqft · Manufactured public records · 111 Days on market

Built 1986 2.24 ac 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
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Unlock the potential of this 3-bedroom, 2-bath property situated on a spacious 2.25-acre lot. Whether you're looking to expand your rental portfolio, explore future development possibilities, or create a value-add project, this property offers versatility and room to grow. With acreage becoming increasingly desirable, this property combines space, utility, and investment upside. A rare opportunity for investors or buyers seeking land and flexibility.

Key facts

• 2.24 acre lot
• Built 1986
• Listed 111 days

Property features AI

Finance

• Other: Interior lot; Approximately 2.24 acres
• Financial info: Financing available: Cash, Conventional, FHA or VA; Assumable loan: No; Loan qualification possible
• HOA & community: No mandatory association dues

Exterior

• Home design: Single family residence; One level; Residential property; Existing property
• Construction: Manufactured / Mobile home; Metal siding; Composition roof; Combination foundation
• Exterior features: Storage

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: One living area; No fireplace; No study

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $118k.

Deal economics

• At list price, monthly cash flow is $596 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $118k).
• Recommended offer: $107k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.4% vs local median 4.3% in Harrah — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 64/100 on livability (#163 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety D-.
• Harrah (town): math 24% / reading 29% proficiency, ranked #82 of 270 in OK (top 30%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Clara Reynolds Es (math 27% / reading 27%, grade F, #311 of 845 statewide, top 40%, 313 students, 0% FRL); Harrah Hs (math 27% / reading 27%, grade F, #125 of 447 statewide, top 31%, 630 students, 0% FRL) — zoned schools average 0% FRL vs 42% district-wide (42 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 192 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 5,365 units permitted in Oklahoma County in 2024 (569 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $816 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Oklahoma County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $58k; list at $118k implies a 103% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $107,380 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% 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. Schools are D-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. 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.
6. 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.
7. 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: 1.40% ✓
• Cap rate: 12.35%
• Cash-on-cash: 21.64%
• DSCR: 1.96
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 14.2%
• Equity multiple: 1.57×
• Total profit: $18,780
• Equity at exit: $17,594

10-year hold

• IRR: 23.0%
• Equity multiple: 2.97×
• Total profit: $65,040
• Equity at exit: $10,202

Cash invested: $33,040 (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 73045

• Home prices YoY: -16.9%
• Active inventory: 192
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,648 medium
• Mortgage (P&I): −$619
• Tax from tax record: −$38 /mo · $455/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $596

Break-even live

Break-even rent $894

Max offer price $118,000

Occupancy floor 59%

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: $29,500
• Closing costs: $3,540
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20849 Landmark Dr Harrah, OK	3.0	2.0	1300	$2,000	$1.54	1d	5	1.00mi
20849 Landmark Cir Unit 15 Harrah, OK	3.0	2.0	1300	$1,400	$1.08	1d	1	1.04mi
20618 Frontier Pl Harrah, OK	3.0	2.0	1298	$1,549	$1.19	10d	1	1.26mi
20542 Frontier Pl Harrah, OK	3.0	2.0	1350	$1,600	$1.19	1d	1	1.35mi

Listing history 17 events

1. 2026-06-18
   days on market $118,000 Active 111 DOM
2. 2026-06-17
   days on market $118,000 Active 110 DOM
3. 2026-06-16
   days on market $118,000 Active 109 DOM
4. 2026-06-15
   days on market $118,000 Active 108 DOM
5. 2026-06-13
   days on market $118,000 Active 106 DOM
6. 2026-06-13
   days on market $118,000 Active 105 DOM
7. 2026-06-09
   days on market $118,000 Active 102 DOM
8. 2026-06-08
   days on market $118,000 Active 101 DOM
9. 2026-06-07
   days on market $118,000 Active 100 DOM
10. 2026-06-03
    days on market $118,000 Active 96 DOM
11. 2026-06-02
    days on market $118,000 Active 95 DOM
12. 2026-06-01
    days on market $118,000 Active 94 DOM
13. 2026-05-31
    days on market $118,000 Active 93 DOM
14. 2026-05-07
    price $118,000
15. 2026-04-16
    price $120,000
16. 2026-02-27
    listed $125,000 Active
17. 1992-06-08
    soldstatus $58,000

ⓘ 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: $455 · $38/mo
• Projected year-2 tax: $1,062 · $88/mo
• Expected delta: +$607/yr (+$51/mo · 133.2%)

ⓘ 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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,772
• − Mortgage interest: −$6,610
• − Property taxes: −$455
• − Insurance: −$590
• − Repairs & maintenance: −$1,582
• − Management: −$1,582
• − Depreciation: −$3,433
• Taxable income: $5,521
• Est. tax owed @ 24.0%: −$1,325
• After-tax cash flow: $5,824/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: Harrah
• NCES district ID: 4013890
• Math proficiency: 24% ▼ -9.00%
• Reading proficiency: 29% ▼ -9.00%
• Median HH income: $52,737
• Composite: 23.55/100
• National rank: #7860
• State rank: #82 of 270 in OK

Livability — Harrah

• Score: 64/100
• State rank: #163
• US rank: #13659

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 11,542
• Population (ZIP): 11,542

Population outlook (Oklahoma County) Hauer SSP2

• Today (2025): 911,875 people
• By 2030: 982,413 · +7.7%
• By 2040: 1,130,468 · +24.0%
• By 2050: 1,288,422 · +41.3%
• By 2075: 1,711,482 · +87.7%
• By 2100: 2,088,448 · +129.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Two or more races 9% Hispanic / Latino 7% Native American 6% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 3% Lithuanian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Oklahoma

• 2024 margin: Toss-up / Even · D 48.0% · R 49.7% · Other 2.3%
• 2008→2024 swing: +15.1pp toward D · 2008: -16.8pp · 2024: -1.7pp
• All cycles: 2024: R+1.7 2020: R+1.1 2016: R+10.5 2012: R+16.7 2008: R+16.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -55.25%
• Current HPI: 272.5731
• 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

+103.4% since first listed

4 events — show timeline

• 2026-05-07 Price Changed $118,000 MLSOK
• 2026-04-16 Price Changed $120,000 MLSOK
• 2026-02-27 Listed $125,000 MLSOK
• 1992-06-08 Sold (Public Records) $58,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $455 · +2.1% YoY. Source: county tax records.