14717 Turkey Hills Rd · Oklahoma City, OK 74857

$158,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 91 Days on market

Built 2002 5.01 ac lot $5/mo HOA

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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 +28.6/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

5 acres of opportunity on a private road awaits you! This is a great opportunity to build your dream home on this well maintained road in Newalla in Little Axe school district. This is a wooded acreage with visible deer tracks with no restrictions for recreational hunting or you can enjoy the beauty of the wildlife. The 3 bed 2 bath open concept home would provide a great place for you to stay in temporarily while you build your dream home or improve the current home while creating your outdoor oasis. There is a perfect area in the rear of the property that overlooks a neighboring pond that is absolutely breathtaking. This is a blank canvas on 5 acres waiting for the visionary buyer to make it their own. Check it out before it's gone!

Key facts

• Large back deck
• Renovated bathroom
• Two goat pastures

Tags

• 5 ACRES
• RENOVATED BATHROOM
• BUILT-IN BOOKSHELF
• LARGE BACK DECK
• TWO GOAT PASTURES
• LARGE CHICKEN COOP

Property features AI

Finance

• Other: Homestead exempt; Located in Turkey Hills addition; Livestock allowed
• Financial info: Loan qualification: Yes; Assumable: No
• HOA & community: Mandatory association dues; Association fee: $65 (includes grounds maintenance)

Exterior

• Utilities: No flood insurance indicated
• Home design: Single family manufactured home; One level; East-facing
• Construction: Manufactured construction; Composition roof (replaced/installed 2002); Single-pane windows with steel frames; Built on post-tension foundation
• Exterior features: Open deck; Porch; Outbuilding(s); Wire fencing; Rural, wooded lot; Below-ground/outdoor storm shelter

Interior

• Kitchen: Dishwasher; Microwave; Electric range/oven; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Other heating; Other cooling
• Interior features: In-law plan; No fireplace; One living area
• Laundry & utility: Washer; Dryer; Post-tension foundation

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $158k.

Deal economics

• At list price, monthly cash flow is $453 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $158k).
• Recommended offer: $144k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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.
• Little Axe (rural): math 10% / reading 14% proficiency, ranked #236 of 270 in OK (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Little Axe Es (math 10% / reading 14%, grade F, #667 of 845 statewide, top 82%, 587 students, 0% FRL); Little Axe Hs (math 8% / reading 22%, grade F, #332 of 447 statewide, top 78%, 331 students, 0% FRL) — zoned schools average 0% FRL vs 63% district-wide (63 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 97 active listings in the ZIP; 592 units permitted in Cleveland County in 2024 (12 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 $5k of value loss. Plan a longer hold.
• Cleveland County population projected at +40% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $44k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($144k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $30k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $110k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $143,780 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.22% ✓
• Cap rate: 10.24%
• Cash-on-cash: 14.08%
• DSCR: 1.63
• GRM: 6.8

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: 1.9%
• Equity multiple: 1.07×
• Total profit: $3,254
• Equity at exit: $23,558

10-year hold

• IRR: 11.5%
• Equity multiple: 1.91×
• Total profit: $40,043
• Equity at exit: $13,661

Cash invested: $44,240 (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 74857

• Home prices YoY: -10.6%
• Active inventory: 97
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,934 medium
• Mortgage (P&I): −$829
• Tax from tax record: −$109 /mo · $1,311/yr
• Insurance: −$66
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$5
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $453

Break-even live

Break-even rent $1,361

Max offer price $158,000

Occupancy floor 72%

Sensitivity live

Price	-10% $542	-5% $498	+0% $453	+5% $408	+10% $363
Rent	-10% $300	-5% $376	+0% $453	+5% $529	+10% $606
Rate	-1.0pp $532	-0.5pp $493	base $453	+0.5pp $412	+1.0pp $370

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: $39,500
• Closing costs: $4,740
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $5 · $60/yr

Listing history 18 events

1. 2026-06-13
   statusdays on market $158,000 Pending 91 DOM
2. 2026-06-09
   days on market $158,000 Active 89 DOM
3. 2026-06-08
   days on market $158,000 Active 88 DOM
4. 2026-06-07
   days on market $158,000 Active 87 DOM
5. 2026-06-03
   days on market $158,000 Active 83 DOM
6. 2026-06-02
   days on market $158,000 Active 82 DOM
7. 2026-06-01
   days on market $158,000 Active 81 DOM
8. 2026-05-31
   days on market $158,000 Active 80 DOM
9. 2026-05-01
   price $158,000
10. 2026-03-27
    price $168,000
11. 2026-03-11
    listed $188,000 Active
12. 2023-03-30
    soldstatus $110,000
13. 2023-03-28
    soldstatus $110,000 Closed 746-char remark

    Show marketing remark (746 chars)

    5 acres of opportunity on a private road awaits you! This is a great opportunity to build your dream home on this well maintained road in Newalla in Little Axe school district. This is a wooded acreage with visible deer tracks with no restrictions for recreational hunting or you can enjoy the beauty of the wildlife. The 3 bed 2 bath open concept home would provide a great place for you to stay in temporarily while you build your dream home or improve the current home while creating your outdoor oasis. There is a perfect area in the rear of the property that overlooks a neighboring pond that is absolutely breathtaking. This is a blank canvas on 5 acres waiting for the visionary buyer to make it their own. Check it out before it's gone!

14. 2023-03-07
    status Pending 746-char remark

    Show marketing remark (746 chars)

    5 acres of opportunity on a private road awaits you! This is a great opportunity to build your dream home on this well maintained road in Newalla in Little Axe school district. This is a wooded acreage with visible deer tracks with no restrictions for recreational hunting or you can enjoy the beauty of the wildlife. The 3 bed 2 bath open concept home would provide a great place for you to stay in temporarily while you build your dream home or improve the current home while creating your outdoor oasis. There is a perfect area in the rear of the property that overlooks a neighboring pond that is absolutely breathtaking. This is a blank canvas on 5 acres waiting for the visionary buyer to make it their own. Check it out before it's gone!

15. 2023-03-04
    listed $135,000 Active 746-char remark

    Show marketing remark (746 chars)

    5 acres of opportunity on a private road awaits you! This is a great opportunity to build your dream home on this well maintained road in Newalla in Little Axe school district. This is a wooded acreage with visible deer tracks with no restrictions for recreational hunting or you can enjoy the beauty of the wildlife. The 3 bed 2 bath open concept home would provide a great place for you to stay in temporarily while you build your dream home or improve the current home while creating your outdoor oasis. There is a perfect area in the rear of the property that overlooks a neighboring pond that is absolutely breathtaking. This is a blank canvas on 5 acres waiting for the visionary buyer to make it their own. Check it out before it's gone!

16. 2019-04-11
    historical
17. 2019-03-17
    price $22,000
18. 2019-01-12
    listed $30,000 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: $1,311 · $109/mo
• Projected year-2 tax: $1,422 · $118/mo
• Expected delta: +$111/yr (+$9/mo · 8.5%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥110°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $23,208
• − Mortgage interest: −$8,850
• − Property taxes: −$1,311
• − Insurance: −$1,588
• − Repairs & maintenance: −$1,857
• − Management: −$1,857
• − HOA: −$60
• − Depreciation: −$4,596
• Taxable income: $3,090
• Est. tax owed @ 24.0%: −$742
• After-tax cash flow: $4,692/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: Little Axe
• NCES district ID: 4017880
• Math proficiency: 10% ▼ -17.00%
• Reading proficiency: 14% ▼ -13.00%
• Median HH income: $51,174
• Composite: 11.38/100
• National rank: #9708
• State rank: #236 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
• City population: 498,656
• Population (ZIP): 9,902

Population outlook (Cleveland County) Hauer SSP2

• Today (2025): 323,621 people
• By 2030: 349,070 · +7.9%
• By 2040: 400,168 · +23.7%
• By 2050: 454,101 · +40.3%
• By 2075: 602,926 · +86.3%
• By 2100: 734,485 · +127.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Two or more races 9% Native American 8% Hispanic / Latino 4% Black 2%
• Common ancestry: Slovak 2% Iranian 2% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Cleveland

• 2024 margin: R (+14.9) · D 41.4% · R 56.4% · Other 2.2%
• 2008→2024 swing: +9.1pp toward D · 2008: -24.0pp · 2024: -14.9pp
• All cycles: 2024: R+14.9 2020: R+14.1 2016: R+21.7 2012: R+25.9 2008: R+24.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -33.83%
• Current HPI: 284.6727
• 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

+426.7% since first listed

10 events — show timeline

• 2026-05-01 Price Changed $158,000 MLSOK
• 2026-03-27 Price Changed $168,000 MLSOK
• 2026-03-11 Listed $188,000 MLSOK
• 2023-03-30 Sold (Public Records) $110,000 Public Records
• 2023-03-28 Sold (MLS) $110,000 MLSOK
• 2023-03-07 Pending — MLSOK
• 2023-03-04 Listed $135,000 MLSOK
• 2019-04-11 Listing Removed — MLSOK
• 2019-03-17 Price Changed $22,000 MLSOK
• 2019-01-12 Listed $30,000 MLSOK

Property tax history

+44.8%/yr

Latest (2024): $1,311 · +66.2% YoY. Source: county tax records.