14 Misty Morning Ln · Elgin, OK 73538

$314,900

4 bd · 2.0 ba · 1,902 sqft · SingleFamily public records · 46 Days on market

Built 2019 Est $297k · 6% over

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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).

• Appreciation +10.0/10.0
• Cash flow +7.3/30.0
• ARV discount +4.7/15.0
• Livability +3.7/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +1.5/10.0

Listing remarks MLS

Affordable new construction in desired Elgin School District. This approx. 1900 sq. ft. home has 4 bedrooms and 2 baths with 3 car garage. Expected completion date of the end of March 2020 so there is still time to pick finishes. Home will come with privacy fenced yard and sod. This floor plan is an open concept with custom built Alder cabinetry in the eat-in kitchen. Granite countertops and modern finishes. Natural gas features to save on utility costs include stainless gas range, gas log fireplace, and gas hot water heater. Tile flooring throughout with carpet only in the bedrooms. Give Julie Bridges, Realtor at RE/MAX Professionals, a call today.

Key facts

• 3 garage spots
• Built 2019
• Listed 46 days

Property features AI

Exterior

• Parking: 3 total parking spaces; 3 covered spaces; 3-car garage with garage door opener; Driveway / open parking
• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single family residence; One level
• Construction: Brick veneer exterior; Slab foundation; Built recently (year built not provided)
• Exterior features: Covered porch; Wood fencing; Composition roof; Therapeutic whirlpool / spa/hot tub

Interior

• Kitchen: Cooktop; Microwave; Dishwasher; Disposal; Refrigerator; Gas water heater
• Flooring: Ceramic tile; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air (electric); Ceiling fan(s)
• Interior features: Kitchen island; Walk-in closet(s); Granite counters; Window coverings; Gas fireplace; No wood-burning fireplace
• Laundry & utility: Washer hookup; Washer included; Dryer included

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-413 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $242k (23.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (33.7% below list).
• Recommended offer: $209k (33.7% 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: 96 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 + $31k 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 46 days — a 3% lower offer ($305k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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 $208,659 (33.7% 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 46 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.66% ✗
• Cap rate: 4.72%
• Cash-on-cash: -5.63%
• DSCR: 0.75
• GRM: 12.6

CMA / ARV

• ARV (on-the-fly): $296,712
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 Summerwood Dr	0.13mi	4/2.0	1,800 (-5%)	1mo	$260,000	$144	84
1414 Limestone Way	0.25mi	4/2.0	1,805 (-5%)	1mo	$275,000	$152	79
1420 Limestone Way	0.28mi	4/2.0	1,800 (-5%)	1mo	$290,000	$161	78
1325 NE Saddle Rock Dr	0.26mi	4/2.0	1,800 (-5%)	3mo	$267,000	$148	76
1110 Apple Creek Dr	0.48mi	4/2.0	1,900 (-0%)	2mo	$299,000	$157	75
1209 Pebble Trl	0.25mi	4/2.0	1,800 (-5%)	5mo	$282,500	$157	75
18 NE Summerwood Dr	0.10mi	4/2.0	1,700 (-11%)	3mo	$255,000	$150	75
33 Blue Mdw	0.18mi	4/2.0	1,700 (-11%)	1mo	$255,000	$150	73
1511 NE Stonehouse Dr	0.31mi	4/2.0	1,800 (-5%)	4mo	$281,000	$156	73
1404 Limestone Way	0.20mi	4/2.0	1,700 (-11%)	2mo	$267,000	$157	71
1408 Limestone Way	0.23mi	4/2.0	1,700 (-11%)	6mo	$267,000	$157	67
109 Sunny Ln	0.73mi	4/2.0	1,697 (-11%)	4mo	$190,000	$112	45

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: 20.3%
• Equity multiple: 2.65×
• Total profit: $145,138
• Equity at exit: $283,687

10-year hold

• IRR: 18.5%
• Equity multiple: 6.08×
• Total profit: $448,033
• Equity at exit: $611,781

Cash invested: $88,172 (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: 96
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $2,087 high
• Mortgage (P&I): −$1,651
• Tax from tax record: −$279 /mo · $3,350/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $-413

Break-even live

Break-even rent $2,610

Max offer price $241,882

Occupancy floor —

Sensitivity live

Price	-10% $-235	-5% $-324	+0% $-413	+5% $-502	+10% $-592
Rent	-10% $-578	-5% $-496	+0% $-413	+5% $-331	+10% $-248
Rate	-1.0pp $-255	-0.5pp $-333	base $-413	+0.5pp $-495	+1.0pp $-578

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: $78,725
• Closing costs: $9,447
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1205 Alma Dr Elgin, OK	4.0	2.0	1800	$1,900	$1.06	14d	1	0.33mi
1517 Stonehouse Dr Elgin, OK	4.0	2.0	1565	$1,700	$1.09	23d	1	0.34mi
1534 Stonehouse Dr Elgin, OK	3.0	2.0	1700	$1,975	$1.16	25d	1	0.36mi
107 Oak St Elgin, OK	4.0	1.0	1300	$1,295	$1.00	14d	1	0.40mi
313 Marilyn Glover Dr Elgin, OK	3.0	2.0	1600	$1,650	$1.03	25d	1	1.18mi

Listing history 25 events

1. 2026-06-21
   days on market $314,900 Active 46 DOM
2. 2026-06-19
   days on market $314,900 Active 44 DOM
3. 2026-06-18
   price $314,900 Active 43 DOM
4. 2026-06-18
   days on market $325,000 Active 43 DOM
5. 2026-06-17
   days on market $325,000 Active 42 DOM
6. 2026-06-16
   days on market $325,000 Active 41 DOM
7. 2026-06-15
   days on market $325,000 Active 40 DOM
8. 2026-06-14
   days on market $325,000 Active 38 DOM
9. 2026-06-13
   days on market $325,000 Active 37 DOM
10. 2026-06-10
    days on market $325,000 Active 35 DOM
11. 2026-06-09
    days on market $325,000 Active 34 DOM
12. 2026-06-08
    days on market $325,000 Active 33 DOM
13. 2026-06-07
    days on market $325,000 Active 32 DOM
14. 2026-06-05
    days on market $325,000 Active 29 DOM
15. 2026-06-02
    days on market $325,000 Active 27 DOM
16. 2026-06-01
    days on market $325,000 Active 26 DOM
17. 2026-05-31
    days on market $325,000 Active 25 DOM
18. 2026-05-30
    days on market $325,000 Active 24 DOM
19. 2026-05-06
    listed $325,000 Active
20. 2023-07-21
    soldstatus $284,667
21. 2023-07-20
    soldstatus $285,000 Closed
22. 2023-05-29
    listed $279,000
23. 2020-05-08
    soldstatus $216,000
24. 2020-05-07
    soldstatus $216,000 657-char remark

    Show marketing remark (657 chars)

    Affordable new construction in desired Elgin School District. This approx. 1900 sq. ft. home has 4 bedrooms and 2 baths with 3 car garage. Expected completion date of the end of March 2020 so there is still time to pick finishes. Home will come with privacy fenced yard and sod. This floor plan is an open concept with custom built Alder cabinetry in the eat-in kitchen. Granite countertops and modern finishes. Natural gas features to save on utility costs include stainless gas range, gas log fireplace, and gas hot water heater. Tile flooring throughout with carpet only in the bedrooms. Give Julie Bridges, Realtor at RE/MAX Professionals, a call today.

25. 2020-02-20
    listed $217,000 657-char remark

    Show marketing remark (657 chars)

    Affordable new construction in desired Elgin School District. This approx. 1900 sq. ft. home has 4 bedrooms and 2 baths with 3 car garage. Expected completion date of the end of March 2020 so there is still time to pick finishes. Home will come with privacy fenced yard and sod. This floor plan is an open concept with custom built Alder cabinetry in the eat-in kitchen. Granite countertops and modern finishes. Natural gas features to save on utility costs include stainless gas range, gas log fireplace, and gas hot water heater. Tile flooring throughout with carpet only in the bedrooms. Give Julie Bridges, Realtor at RE/MAX Professionals, a call today.

ⓘ 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: $3,350 · $279/mo
• Projected year-2 tax: $3,350 · $279/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 3/10 Moderate 5% 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: $25,039
• − Mortgage interest: −$17,639
• − Property taxes: −$3,350
• − Insurance: −$1,574
• − Repairs & maintenance: −$2,003
• − Management: −$2,003
• − Depreciation: −$9,161
• Taxable loss: −$10,692
• Est. tax savings @ 24.0%: +$2,566
• After-tax cash flow: $-2,394/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

+49.8% since first listed

7 events — show timeline

• 2026-05-06 Listed $325,000 LBRMLS
• 2023-07-21 Sold (Public Records) $284,667 Public Records
• 2023-07-20 Sold (MLS) $285,000 LBRMLS
• 2023-05-29 Listed $279,000 LBRMLS
• 2020-05-08 Sold (Public Records) $216,000 Public Records
• 2020-05-07 Sold (MLS) $216,000 LBRMLS
• 2020-02-20 Listed $217,000 LBRMLS

Property tax history

+109.2%/yr

Latest (2025): $3,350 · +1.1% YoY. Source: county tax records.