802 Waverly Way · Elgin, OK 73538

$315,000

3 bd · 2.0 ba · 1,853 sqft · SingleFamily public records · 22 Days on market

Built 2010 0.82 ac lot Est $291k · 8% over

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• Cash flow +6.7/30.0
• ARV discount +3.8/15.0
• Livability +3.7/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.2/10.0
• DSCR +0.9/10.0

Listing remarks MLS

Four bedroom home in Shadow Ridge Estates. This property offers approximately 1900 square feet, 2 bathrooms and a 2 car garage situated on a corner lot. Ceramic tile throughout the main living areas and carpets in the bedroom. Natural gas fireplace is tucked in the corner of the living room with space for a TV on top plus surround sound. The kitchen offers granite countertops, island, cooktop, pot filler and room for a dining table. The primary bedroom is secluded from the guest rooms and provides access to the back patio and an en-suite with dual sinks, jacuzzi tub, walk-in tiled shower and a closet complete with built-in dresser and loads of storage options. Guest bedrooms are roomy and share a hall bath. The home is wired for a security system, has blinds in 3 bedrooms, a water softener and wood privacy fence. Call listing agent Rachael Jones at 816-838-7687 for more information.

Key facts

• Private en suite
• Newer appliances
• Gas log fireplace

Tags

• LIME-WASHED EXTERIOR BRICK
• CUSTOM BUILT-IN CABINETRY
• GAS LOG FIREPLACE
• NEWER APPLIANCES
• PRIVATE EN SUITE
• JETTED TUB

Property features AI

Finance

• Other: Corner lot on a paved, public maintained city street; Lot approximately 0.82 acre; Therapeutic whirlpool (accessibility feature)

Exterior

• Parking: Detached garage with 2 covered spaces; 2 total parking spaces; Garage door opener; Garage faces side
• Security: Smoke detector(s)
• Utilities: Public water; Septic tank sewer; Natural gas available
• Home design: Single family residence; One story; Updated / remodeled
• Construction: Brick veneer exterior; Composition roof; Slab foundation; Built on slab
• Exterior features: Covered patio and porch; Porch; Fire pit; Wood fencing; Spa / hot tub

Interior

• Kitchen: Cooktop; Oven; Microwave; Dishwasher; Disposal; Refrigerator; Range hood; Gas water heater
• Flooring: Ceramic tile; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric); Ceiling fans
• Interior features: Kitchen island; Walk-in closets; Granite counters; Double pane windows; Window coverings; Gas fireplace; Smoke detectors; Insulation
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-506 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $226k (28.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (38.2% below list).
• Recommended offer: $195k (38.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#17 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A; Watch: amenities F, commute F, health & safety F.
• Elgin (rural): math 29% / reading 36% proficiency, ranked #38 of 270 in OK (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Elgin Es (math 36% / reading 33%, grade F, #168 of 845 statewide, top 24%, 945 students, 0% FRL); Elgin Ms (math 26% / reading 34%, grade F, #49 of 345 statewide, top 15%, 791 students, 0% FRL); Elgin Hs (math 27% / reading 47%, grade F, #42 of 447 statewide, top 10%, 771 students, 0% FRL) — zoned schools average 0% FRL vs 29% district-wide (29 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 95 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 133 units permitted in Comanche County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $34k of equity ($2k loan paydown + $32k appreciation (10.0% local appreciation)).
• Comanche County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$54k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 15y 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: severe wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $194,536 (38.2% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.62% ✗
• Cap rate: 4.37%
• Cash-on-cash: -6.88%
• DSCR: 0.69
• GRM: 13.5

CMA / ARV

• ARV (on-the-fly): $290,921
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1414 Limestone Way	0.62mi	4/2.0 (+1)	1,805 (-3%)	1mo	$275,000	$152	61
1420 Limestone Way	0.61mi	4/2.0 (+1)	1,800 (-3%)	1mo	$290,000	$161	61
1612 NE White Rock Dr	0.48mi	4/2.0 (+1)	1,800 (-3%)	8mo	$282,000	$157	61
1511 NE Stonehouse Dr	0.58mi	4/2.0 (+1)	1,800 (-3%)	4mo	$281,000	$156	59
1325 NE Saddle Rock Dr	0.69mi	4/2.0 (+1)	1,800 (-3%)	3mo	$267,000	$148	55
10561 NE Jordynn's Xing	0.71mi	4/2.0 (+1)	1,900 (+2%)	6mo	$299,900	$158	53
1209 Pebble Trl	0.73mi	4/2.0 (+1)	1,800 (-3%)	5mo	$282,500	$157	52
109 Sunny Ln	0.56mi	4/2.0 (+1)	1,697 (-8%)	4mo	$190,000	$112	52
1225 Pebble Trl	0.74mi	4/2.0 (+1)	1,800 (-3%)	8mo	$279,000	$155	49
1404 Limestone Way	0.67mi	4/2.0 (+1)	1,700 (-8%)	2mo	$267,000	$157	49
1408 Limestone Way	0.64mi	4/2.0 (+1)	1,700 (-8%)	6mo	$267,000	$157	47
1405 NE Limestone Way	0.64mi	3/2.0	1,600 (-14%)	7mo	$248,000	$155	42

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: 19.4%
• Equity multiple: 2.58×
• Total profit: $139,294
• Equity at exit: $283,777

10-year hold

• IRR: 17.9%
• Equity multiple: 5.94×
• Total profit: $435,422
• Equity at exit: $611,976

Cash invested: $88,200 (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 73538

• Home prices YoY: 22.9%
• Active inventory: 95
• Price-to-rent: 13.5×

Monthly cashflow live

• Estimated rent: $1,945 high
• Mortgage (P&I): −$1,652
• Tax from tax record: −$259 /mo · $3,113/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $-506

Break-even live

Break-even rent $2,586

Max offer price $225,661

Occupancy floor —

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1517 Stonehouse Dr Elgin, OK	4.0	2.0	1565	$1,700	$1.09	21d	1	0.57mi
1534 Stonehouse Dr Elgin, OK	3.0	2.0	1700	$1,975	$1.16	24d	1	0.63mi
107 Oak St Elgin, OK	4.0	1.0	1300	$1,295	$1.00	12d	1	0.90mi
1205 Alma Dr Elgin, OK	4.0	2.0	1800	$1,900	$1.06	12d	1	1.00mi
313 Marilyn Glover Dr Elgin, OK	3.0	2.0	1600	$1,650	$1.03	24d	1	1.06mi

Listing history 13 events

1. 2026-05-04
   listed $315,000 Active
2. 2023-10-23
   soldstatus $275,000 Closed 895-char remark

   Show marketing remark (895 chars)

   Four bedroom home in Shadow Ridge Estates. This property offers approximately 1900 square feet, 2 bathrooms and a 2 car garage situated on a corner lot. Ceramic tile throughout the main living areas and carpets in the bedroom. Natural gas fireplace is tucked in the corner of the living room with space for a TV on top plus surround sound. The kitchen offers granite countertops, island, cooktop, pot filler and room for a dining table. The primary bedroom is secluded from the guest rooms and provides access to the back patio and an en-suite with dual sinks, jacuzzi tub, walk-in tiled shower and a closet complete with built-in dresser and loads of storage options. Guest bedrooms are roomy and share a hall bath. The home is wired for a security system, has blinds in 3 bedrooms, a water softener and wood privacy fence. Call listing agent Rachael Jones at 816-838-7687 for more information.

3. 2023-10-23
   soldstatus $275,000

   Show marketing remark (895 chars)

   Four bedroom home in Shadow Ridge Estates. This property offers approximately 1900 square feet, 2 bathrooms and a 2 car garage situated on a corner lot. Ceramic tile throughout the main living areas and carpets in the bedroom. Natural gas fireplace is tucked in the corner of the living room with space for a TV on top plus surround sound. The kitchen offers granite countertops, island, cooktop, pot filler and room for a dining table. The primary bedroom is secluded from the guest rooms and provides access to the back patio and an en-suite with dual sinks, jacuzzi tub, walk-in tiled shower and a closet complete with built-in dresser and loads of storage options. Guest bedrooms are roomy and share a hall bath. The home is wired for a security system, has blinds in 3 bedrooms, a water softener and wood privacy fence. Call listing agent Rachael Jones at 816-838-7687 for more information.

4. 2023-10-04
   status Active Under Contract 895-char remark

   Show marketing remark (895 chars)

   Four bedroom home in Shadow Ridge Estates. This property offers approximately 1900 square feet, 2 bathrooms and a 2 car garage situated on a corner lot. Ceramic tile throughout the main living areas and carpets in the bedroom. Natural gas fireplace is tucked in the corner of the living room with space for a TV on top plus surround sound. The kitchen offers granite countertops, island, cooktop, pot filler and room for a dining table. The primary bedroom is secluded from the guest rooms and provides access to the back patio and an en-suite with dual sinks, jacuzzi tub, walk-in tiled shower and a closet complete with built-in dresser and loads of storage options. Guest bedrooms are roomy and share a hall bath. The home is wired for a security system, has blinds in 3 bedrooms, a water softener and wood privacy fence. Call listing agent Rachael Jones at 816-838-7687 for more information.

5. 2023-09-18
   listed $277,000 Active 895-char remark

   Show marketing remark (895 chars)

   Four bedroom home in Shadow Ridge Estates. This property offers approximately 1900 square feet, 2 bathrooms and a 2 car garage situated on a corner lot. Ceramic tile throughout the main living areas and carpets in the bedroom. Natural gas fireplace is tucked in the corner of the living room with space for a TV on top plus surround sound. The kitchen offers granite countertops, island, cooktop, pot filler and room for a dining table. The primary bedroom is secluded from the guest rooms and provides access to the back patio and an en-suite with dual sinks, jacuzzi tub, walk-in tiled shower and a closet complete with built-in dresser and loads of storage options. Guest bedrooms are roomy and share a hall bath. The home is wired for a security system, has blinds in 3 bedrooms, a water softener and wood privacy fence. Call listing agent Rachael Jones at 816-838-7687 for more information.

6. 2020-08-19
   soldstatus $223,500
7. 2020-08-17
   soldstatus $223,500 457-char remark

   Show marketing remark (457 chars)

   Four bedroom, 2 bath, 2 car garage on a corner lot in Shadow Ridge Estates. This home has tile flooring in all living areas and carpet only in the bedrooms. Open concept living with gas log fireplace in the living room and island in the kitchen. Modern colors with white trim. Spacious master with walk through to the back covered patio. Master bath has 2 sinks, jacuzzi tub, tiled shower and walk-in closet. Roof and window to be replaced prior to closing.

8. 2020-06-08
   listed $223,900 457-char remark

   Show marketing remark (457 chars)

   Four bedroom, 2 bath, 2 car garage on a corner lot in Shadow Ridge Estates. This home has tile flooring in all living areas and carpet only in the bedrooms. Open concept living with gas log fireplace in the living room and island in the kitchen. Modern colors with white trim. Spacious master with walk through to the back covered patio. Master bath has 2 sinks, jacuzzi tub, tiled shower and walk-in closet. Roof and window to be replaced prior to closing.

9. 2014-10-16
   soldstatus $205,000
10. 2014-10-15
    soldstatus $205,000
11. 2014-06-24
    listed $215,000
12. 2011-03-23
    soldstatus $189,000
13. 2011-01-07
    listed $195,500

ⓘ 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: $3,113 · $259/mo
• Projected year-2 tax: $3,113 · $259/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 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,344
• − Mortgage interest: −$17,645
• − Property taxes: −$3,113
• − Insurance: −$1,575
• − Repairs & maintenance: −$1,868
• − Management: −$1,868
• − Depreciation: −$9,164
• Taxable loss: −$11,887
• Est. tax savings @ 24.0%: +$2,853
• After-tax cash flow: $-3,216/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: Elgin
• NCES district ID: 4010710
• Math proficiency: 29% ▼ -9.00%
• Reading proficiency: 36% ▼ -5.00%
• Median HH income: $65,900
• Composite: 29.77/100
• National rank: #6432
• State rank: #38 of 270 in OK

Livability — Elgin

• Score: 73/100
• State rank: #17
• US rank: #5411

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elgin, OK
• County: Comanche County · 96,361 people
• City population: 7,128
• Metro: Lawton, OK
• Population (ZIP): 7,128
• Household income: $91,324
• Rent vs Own: 16.1% rent · 83.9% own
• Severe rent burden: 70.0

Population outlook (Comanche County) Hauer SSP2

• Today (2025): 124,518 people
• By 2030: 124,231 · -0.2%
• By 2040: 122,193 · -1.9%
• By 2050: 120,368 · -3.3%
• By 2075: 120,492 · -3.2%
• By 2100: 123,113 · -1.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Two or more races 15% Hispanic / Latino 13% Native American 4% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 11% Puerto Rican 2%
• Common ancestry: Slovak 5% Romanian 2% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 4% German/W. Germanic 1%

Political lean MEDSL · Comanche

• 2024 margin: Strong R (+23.3) · D 37.4% · R 60.7% · Other 1.9%
• 2008→2024 swing: -5.8pp toward R · 2008: -17.5pp · 2024: -23.3pp
• All cycles: 2024: R+23.3 2020: R+20.1 2016: R+23.7 2012: R+17.0 2008: R+17.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 45.70%
• Current HPI: 245.4249
• Rent YoY: —
• Metro: Lawton, 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

+61.1% since first listed

13 events — show timeline

• 2026-05-04 Listed $315,000 LBRMLS
• 2023-10-23 Sold (Public Records) $275,000 Public Records
• 2023-10-23 Sold (MLS) $275,000 LBRMLS
• 2023-10-04 Relisted — LBRMLS
• 2023-09-18 Listed $277,000 LBRMLS
• 2020-08-19 Sold (Public Records) $223,500 Public Records
• 2020-08-17 Sold (MLS) $223,500 LBRMLS
• 2020-06-08 Listed $223,900 LBRMLS
• 2014-10-16 Sold (Public Records) $205,000 Public Records
• 2014-10-15 Sold (MLS) $205,000 LBRMLS
• 2014-06-24 Listed $215,000 LBRMLS
• 2011-03-23 Sold (MLS) $189,000 LBRMLS
• 2011-01-07 Listed $195,500 LBRMLS

Property tax history

+3.4%/yr

Latest (2025): $3,113 · -3.9% YoY. Source: county tax records.