108 Blue Cedar Cir · Shawnee, OK 74804

$149,999

3 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 81 Days on market

Built 2022 1.05 ac lot $74/mo HOA · 6% of rent

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Why this score? — see what drove the D- 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 +12.7/30.0
• ARV discount +7.5/15.0
• DSCR +3.8/10.0
• 1% rule +3.4/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

This beautifully maintained 3-bedroom, 2-bathroom mobile home offers comfort, convenience, and a like-new feel that’s sure to impress. Ideally located just minutes from I-40, you’ll enjoy quick access to shopping, dining, and commuting routes. Outdoor enthusiasts will love being close to Shawnee Lake, perfect for fishing, boating, and relaxing weekends. For entertainment and dining options, the nearby Grand Casino provides excitement just a short drive away. Inside, this home has been exceptionally well cared for and shows like new. The spacious floor plan features a bright and inviting living area, a well-appointed kitchen with ample cabinet space, and a comfortable dining area

Key facts

• Nearby grand casino
• 1.05 acre lot
• Built 2022

Tags

• QUICK ACCESS TO SHOPPING
• CLOSE TO SHAWNEE LAKE
• NEARBY GRAND CASINO
• WELL-APPOINTED KITCHEN

Property features AI

Finance

• Other: Occupied; Price recently decreased
• Financial info: Accepts Cash, Conventional, FHA or VA financing; Loan qualification considered
• HOA & community: Mandatory association dues; Association fee $888 (includes partial utilities)

Exterior

• Parking: Gravel parking
• Home design: Single-family manufactured residence; One level; Composition roof; Conventional foundation; Located in Steelman Estates; Homestead exempt
• Construction: Manufactured construction
• Exterior features: Cul-de-sac lot; Below-ground storm shelter

Interior

• Kitchen: Electric freestanding range/oven
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: Ceiling fan(s); Open deck; Porch

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $-16 ($-195/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (16.0% below list).
• Recommended offer: $126k (16.0% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.9% in Shawnee — 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 63/100 on livability (#217 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Dale (rural): math 21% / reading 33% proficiency, ranked #76 of 270 in OK (top 28%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Dale Es (math 22% / reading 32%, grade F, #311 of 845 statewide, top 40%, 393 students, 0% FRL); Dale Ms (math 17% / reading 32%, grade F, #97 of 345 statewide, top 31%, 180 students, 0% FRL); Dale Hs (math 24% / reading 44%, grade F, #48 of 447 statewide, top 14%, 192 students, 0% FRL) — zoned schools average 0% FRL vs 30% district-wide (30 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+2.5%/yr); 394 active listings in the ZIP; 183 units permitted in Pottawatomie County in 2024 (16 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 $4k of value loss. Plan a longer hold.
• Pottawatomie County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 5 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.
• Current owner paid $18k; list at $150k implies a 711% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,063 (16.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.84% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.46%
• DSCR: 0.98
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.49% rent growth · sell at horizon

5-year hold

• IRR: -17.6%
• Equity multiple: 0.38×
• Total profit: $-25,979
• Equity at exit: $22,365

10-year hold

• IRR: -10.7%
• Equity multiple: 0.37×
• Total profit: $-26,549
• Equity at exit: $12,969

Cash invested: $42,000 (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 74804

• Home prices YoY: -25.1%
• Rents YoY: 2.5%
• Active inventory: 394
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,261 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$89 /mo · $1,068/yr
• Insurance: −$62
• HOA: −$74
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $-16

Break-even live

Break-even rent $1,281

Max offer price $147,135

Occupancy floor 96%

Sensitivity live

Price	-10% $69	-5% $26	+0% $-16	+5% $-59	+10% $-101
Rent	-10% $-116	-5% $-66	+0% $-16	+5% $34	+10% $83
Rate	-1.0pp $59	-0.5pp $22	base $-16	+0.5pp $-55	+1.0pp $-95

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $74 · $888/yr

Listing history 18 events

1. 2026-05-22
   status Pending
2. 2026-04-08
   price $149,999
3. 2026-03-27
   price $151,000
4. 2026-03-13
   price $152,500
5. 2026-03-12
   price $154,000
6. 2026-03-02
   listed $155,000 Active
7. 2024-08-27
   historical
8. 2024-08-27
   status Active
9. 2024-08-13
   historical
10. 2024-07-07
    listed $158,000 Active
11. 2022-09-02
    historical
12. 2022-08-19
    price $158,750
13. 2022-06-24
    listed $159,000 Active
14. 2021-10-14
    soldstatus $18,500 Sold
15. 2021-08-31
    status Pending
16. 2021-08-29
    listed $18,000 Active
17. 1994-07-13
    soldstatus $6,000
18. 1991-10-18
    soldstatus $6,000

ⓘ 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: $1,068 · $89/mo
• Projected year-2 tax: $1,350 · $112/mo
• Expected delta: +$282/yr (+$23/mo · 26.4%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 17 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: $15,128
• − Mortgage interest: −$8,402
• − Property taxes: −$1,068
• − Insurance: −$750
• − Repairs & maintenance: −$1,210
• − Management: −$1,210
• − HOA: −$888
• − Depreciation: −$4,364
• Taxable loss: −$2,765
• Est. tax savings @ 24.0%: +$664
• After-tax cash flow: $469/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: Dale
• NCES district ID: 4009390
• Math proficiency: 21% ▼ -13.00%
• Reading proficiency: 33% ▼ -13.00%
• Median HH income: $53,652
• Composite: 24.02/100
• National rank: #7773
• State rank: #76 of 270 in OK

Livability — Shawnee

• Score: 63/100
• State rank: #217
• US rank: #15593

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Pottawatomie County · 45,194 people
• City population: 45,194
• Metro: Shawnee, OK
• Population (ZIP): 23,227
• Household income: $67,631
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 442.0

Population outlook (Pottawatomie County) Hauer SSP2

• Today (2025): 76,622 people
• By 2030: 78,816 · +2.9%
• By 2040: 82,766 · +8.0%
• By 2050: 86,031 · +12.3%
• By 2075: 93,316 · +21.8%
• By 2100: 95,820 · +25.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Two or more races 11% Native American 11% Hispanic / Latino 6% Black 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Pottawatomie

• 2024 margin: Solid R (+47.4) · D 25.2% · R 72.7% · Other 2.1%
• 2008→2024 swing: -9.1pp toward R · 2008: -38.4pp · 2024: -47.4pp
• All cycles: 2024: R+47.4 2020: R+46.0 2016: R+46.5 2012: R+38.7 2008: R+38.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -83.01%
• Current HPI: 247.115
• Rent YoY: ▲ 2.49%
• Metro: Shawnee, 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

+2400.0% since first listed

18 events — show timeline

• 2026-05-22 Pending — MLSOK
• 2026-04-08 Price Changed $149,999 MLSOK
• 2026-03-27 Price Changed $151,000 MLSOK
• 2026-03-13 Price Changed $152,500 MLSOK
• 2026-03-12 Price Changed $154,000 MLSOK
• 2026-03-02 Listed $155,000 MLSOK
• 2024-08-27 Listing Removed — MLSOK
• 2024-08-27 Relisted — MLSOK
• 2024-08-13 Listing Removed — MLSOK
• 2024-07-07 Listed $158,000 MLSOK
• 2022-09-02 Listing Removed — MLSOK
• 2022-08-19 Price Changed $158,750 MLSOK
• 2022-06-24 Listed $159,000 MLSOK
• 2021-10-14 Sold (MLS) $18,500 MLSOK
• 2021-08-31 Pending — MLSOK
• 2021-08-29 Listed $18,000 MLSOK
• 1994-07-13 Sold (Public Records) $6,000 Public Records
• 1991-10-18 Sold (Public Records) $6,000 Public Records

Property tax history

+28.4%/yr

Latest (2025): $1,068 · +318.8% YoY. Source: county tax records.