16225 Cherrystone Dr · Oklahoma City, OK 73020

$185,000

3 bd · 2.0 ba · 1,292 sqft · Manufactured public records · 8 Days on market

Built 1991 5.11 ac lot $33/mo HOA · 2% of rent

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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 +20.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +5.4/10.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Horse lover's paradise! Well kept home in a 5 acre, park-like setting. Property is both fenced and cross-fenced, includes a 4 stall metal barn, 2-car carport, loafing shed, 3 bedroom and 2 baths with an interior rustic flare! All appliances remain but are not warrantied. Just minutes from I40, Bricktown and the turnpike. Priced at under $170k, this home is liable to fly off the shelf in no time at all!

Key facts

• 5.1 acre property
• Solid foundation
• Room for animals

Tags

• 5.1 ACRE PROPERTY
• SOLID FOUNDATION
• ROOM FOR ANIMALS

Property features AI

Finance

• Other: Homestead eligible; Livestock permitted
• Financial info: Loan qualifying available; Not assumable
• HOA & community: Mandatory association dues: $400 (includes grounds maintenance)

Exterior

• Parking: Detached or attached 2‑car garage
• Utilities: Propane; Private water well; Septic tank
• Home design: Single family residence; Residential property on one level; Property faces south
• Construction: Manufactured construction; Composition roof; Conventional foundation; Built to be moved to site
• Exterior features: Covered patio/deck; Covered deck; Barns and outbuildings; Pasture, rural and wooded lot

Interior

• Kitchen: Free‑standing electric range and oven
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: No fireplace; No in-law plan

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $185k.

Deal economics

• At list price, monthly cash flow is $236 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Cap rate 7.8% vs local median 3.7% in Oklahoma City — 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 80/100 on livability (#3 in OK, #1,635 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime F.
• Choctaw-Nicoma Park (suburban): math 28% / reading 32% proficiency, ranked #48 of 270 in OK (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Choctaw Es (math 42% / reading 32%, grade F, #132 of 845 statewide, top 19%, 349 students, 0% FRL); Choctaw Hs (math 26% / reading 37%, grade F, #73 of 447 statewide, top 16%, 1,811 students, 0% FRL) — zoned schools average 0% FRL vs 34% district-wide (34 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 326 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y 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.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $185,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.04% ✓
• Cap rate: 7.82%
• Cash-on-cash: 5.46%
• DSCR: 1.24
• GRM: 8.0

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: -7.8%
• Equity multiple: 0.71×
• Total profit: $-14,937
• Equity at exit: $27,584

10-year hold

• IRR: 1.8%
• Equity multiple: 1.12×
• Total profit: $6,450
• Equity at exit: $15,995

Cash invested: $51,800 (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 73020

• Active inventory: 326
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,924 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$204 /mo · $2,445/yr
• Insurance: −$77
• HOA: −$33
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $236

Break-even live

Break-even rent $1,625

Max offer price $185,000

Occupancy floor 83%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5617 S Indian Meridian Choctaw, OK	3.0	3.0	1178	$1,900	$1.61	2d	1	1.19mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 12 events

1. 2026-06-02
   statusdays on market $185,000 Pending 8 DOM
2. 2026-06-01
   days on market $185,000 Active 7 DOM
3. 2026-05-31
   days on market $185,000 Active 6 DOM
4. 2026-05-22
   listed $185,000 Active
5. 2021-11-19
   soldstatus $167,900 Sold 410-char remark

   Show marketing remark (410 chars)

   Horse lover's paradise! Well kept home in a 5 acre, park-like setting. Property is both fenced and cross-fenced, includes a 4 stall metal barn, 2-car carport, loafing shed, 3 bedroom and 2 baths with an interior rustic flare! All appliances remain but are not warrantied. Just minutes from I40, Bricktown and the turnpike. Priced at under $170k, this home is liable to fly off the shelf in no time at all!

6. 2021-11-19
   soldstatus $168,000

   Show marketing remark (410 chars)

   Horse lover's paradise! Well kept home in a 5 acre, park-like setting. Property is both fenced and cross-fenced, includes a 4 stall metal barn, 2-car carport, loafing shed, 3 bedroom and 2 baths with an interior rustic flare! All appliances remain but are not warrantied. Just minutes from I40, Bricktown and the turnpike. Priced at under $170k, this home is liable to fly off the shelf in no time at all!

7. 2021-10-26
   status Pending 410-char remark

   Show marketing remark (410 chars)

   Horse lover's paradise! Well kept home in a 5 acre, park-like setting. Property is both fenced and cross-fenced, includes a 4 stall metal barn, 2-car carport, loafing shed, 3 bedroom and 2 baths with an interior rustic flare! All appliances remain but are not warrantied. Just minutes from I40, Bricktown and the turnpike. Priced at under $170k, this home is liable to fly off the shelf in no time at all!

8. 2021-10-25
   status Active 410-char remark

   Show marketing remark (410 chars)

   Horse lover's paradise! Well kept home in a 5 acre, park-like setting. Property is both fenced and cross-fenced, includes a 4 stall metal barn, 2-car carport, loafing shed, 3 bedroom and 2 baths with an interior rustic flare! All appliances remain but are not warrantied. Just minutes from I40, Bricktown and the turnpike. Priced at under $170k, this home is liable to fly off the shelf in no time at all!

9. 2021-10-14
   status Pending 410-char remark

   Show marketing remark (410 chars)

   Horse lover's paradise! Well kept home in a 5 acre, park-like setting. Property is both fenced and cross-fenced, includes a 4 stall metal barn, 2-car carport, loafing shed, 3 bedroom and 2 baths with an interior rustic flare! All appliances remain but are not warrantied. Just minutes from I40, Bricktown and the turnpike. Priced at under $170k, this home is liable to fly off the shelf in no time at all!

10. 2021-10-12
    listed $169,900 Active 410-char remark

    Show marketing remark (410 chars)

    Horse lover's paradise! Well kept home in a 5 acre, park-like setting. Property is both fenced and cross-fenced, includes a 4 stall metal barn, 2-car carport, loafing shed, 3 bedroom and 2 baths with an interior rustic flare! All appliances remain but are not warrantied. Just minutes from I40, Bricktown and the turnpike. Priced at under $170k, this home is liable to fly off the shelf in no time at all!

11. 1999-08-23
    soldstatus $66,000
12. 1998-12-28
    soldstatus $56,000

ⓘ 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: $2,445 · $204/mo
• Projected year-2 tax: $2,445 · $204/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 18 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: $23,083
• − Mortgage interest: −$10,363
• − Property taxes: −$2,445
• − Insurance: −$925
• − Repairs & maintenance: −$1,847
• − Management: −$1,847
• − HOA: −$396
• − Depreciation: −$5,382
• Taxable loss: −$121
• Est. tax savings @ 24.0%: +$29
• After-tax cash flow: $2,857/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: Choctaw-Nicoma Park
• NCES district ID: 4007620
• Math proficiency: 28% ▼ -10.00%
• Reading proficiency: 32% ▼ -12.00%
• Median HH income: $69,072
• Composite: 28.02/100
• National rank: #6847
• State rank: #48 of 270 in OK

Livability — Oklahoma City

• Score: 80/100
• State rank: #3
• US rank: #1635

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oklahoma City, OK
• County: Oklahoma County · 771,644 people
• City population: 498,656
• Metro: Oklahoma City, OK
• Population (ZIP): 25,645
• Household income: $104,601
• Rent vs Own: 11.3% rent · 88.7% own
• Severe rent burden: 258.0

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 (77%)
• Race & ethnicity: White 77% Two or more races 8% Hispanic / Latino 6% Black 5% Native American 4% Asian 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 2% Italian 2% Iranian 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% 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: ▼ -131.61%
• Current HPI: 240.9989
• Rent YoY: —
• Metro: Oklahoma City, OK
• 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

+230.4% since first listed

9 events — show timeline

• 2026-05-22 Listed $185,000 MLSOK
• 2021-11-19 Sold (Public Records) $168,000 Public Records
• 2021-11-19 Sold (MLS) $167,900 MLSOK
• 2021-10-26 Pending — MLSOK
• 2021-10-25 Relisted — MLSOK
• 2021-10-14 Pending — MLSOK
• 2021-10-12 Listed $169,900 MLSOK
• 1999-08-23 Sold (Public Records) $66,000 Public Records
• 1998-12-28 Sold (Public Records) $56,000 Public Records

Property tax history

+15.5%/yr

Latest (2025): $2,445 · +0.8% YoY. Source: county tax records.