2803 N Cedar Ridge St · Seminole, OK 74868

$153,900

3 bd · 2.0 ba · 1,530 sqft · Other · 30 Days on market

8,019 sqft lot

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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 +8.6/30.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0

Listing remarks

New construction that just needs someone to take it over the finish line. The builder didn't complete it and now it's available for you to come in and wrap it up. The big stuff is done — now it just needs your finishing touches to make it a home. This is a great opportunity if you're handy, know a contractor, or just want to pick out your own floors, fixtures, and paint instead of inheriting someone else's choices. You'll save money coming in at this stage and get to put your own stamp on it. Sitting close to Seminole High School in a solid Seminole neighborhood. Good location, good bones, just needs to be finished out. If you've been looking for a project with a clear finish line &md

Key facts

• New construction
• 8,019 sq ft lot
• 2 garage spots

Tags

• NEW CONSTRUCTION
• CLOSE TO SEMINOLE HIGH SCHOOL

Property features AI

Finance

• Other: Living area reported by builder; Living area: 1,530; Occupancy: unoccupied; Listing status: Active; Directions: From Wrangler Blvd. turn right on Landmark Drive. Cedar Ridge is to the left.
• Financial info: Not assumable; Does not qualify for loan (per listing); REO / Bank Owned (conditions affecting sale)
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Utilities: Public power; No flood insurance required (per listing)
• Home design: Single family residence; One level; Residential property; Under construction (estimated completion: 2026-05-04)
• Construction: Brick and frame construction; Composition roof; Slab foundation; Built/being built (model: not a model home)
• Exterior features: Covered deck; Interior lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: One living area; Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $154k.

Deal economics

• At list price, monthly cash flow is $-133 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $135k (12.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $118k (23.5% below list).
• Recommended offer: $118k (23.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#222 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: crime D+, amenities F, commute F.
• Varnum (rural): math 30% / reading 30% proficiency, ranked #253 of 513 in OK (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Varnum Es (math 12% / reading 17%, grade F, #604 of 845 statewide, top 76%, 243 students, 0% FRL); Varnum Hs (math 24% / reading 24%, grade F, #150 of 447 statewide, top 48%, 89 students, 0% FRL) — zoned schools average 0% FRL vs 68% district-wide (68 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 136 active listings in the ZIP; 93 units permitted in Seminole County in 2024 (43 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($152k) is reasonable based on typical stale-listing flexibility.

Recommended offer $117,756 (23.5% 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. 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 D 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. 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?
6. 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.
7. 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.
8. 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: 0.77% ✗
• Cap rate: 5.25%
• Cash-on-cash: -3.71%
• DSCR: 0.83
• GRM: 10.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.6%
• Equity multiple: 2.75×
• Total profit: $75,346
• Equity at exit: $138,645

10-year hold

• IRR: 19.5%
• Equity multiple: 6.30×
• Total profit: $228,593
• Equity at exit: $298,994

Cash invested: $43,092 (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 74868

• Home prices YoY: 6.4%
• Active inventory: 136
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,178 medium
• Mortgage (P&I): −$807
• Tax est. 1.5%: −$192 /mo · $2,308/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $-133

Break-even live

Break-even rent $1,346

Max offer price $134,612

Occupancy floor —

Sensitivity live

Price	-10% $-27	-5% $-80	+0% $-133	+5% $-186	+10% $-240
Rent	-10% $-226	-5% $-180	+0% $-133	+5% $-87	+10% $-40
Rate	-1.0pp $-56	-0.5pp $-94	base $-133	+0.5pp $-173	+1.0pp $-214

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: $38,475
• Closing costs: $4,617
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-12
   statusdays on market $153,900 Pending 30 DOM
2. 2026-06-09
   days on market $153,900 Active 27 DOM
3. 2026-06-08
   days on market $153,900 Active 26 DOM
4. 2026-06-08
   days on market $153,900 Active 25 DOM
5. 2026-06-07
   days on market $153,900 Active 24 DOM
6. 2026-06-04
   days on market $153,900 Active 21 DOM
7. 2026-06-02
   days on market $153,900 Active 20 DOM
8. 2026-06-01
   days on market $153,900 Active 19 DOM
9. 2026-05-31
   days on market $153,900 Active 18 DOM
10. 2026-05-13
    listed $153,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $14,131
• − Mortgage interest: −$8,621
• − Property taxes: −$2,308
• − Insurance: −$770
• − Repairs & maintenance: −$1,130
• − Management: −$1,130
• − Depreciation: −$4,477
• Taxable loss: −$4,306
• Est. tax savings @ 24.0%: +$1,033
• After-tax cash flow: $-566/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: Varnum
• NCES district ID: 4030990
• Math proficiency: 30% ▼ -5.00%
• Reading proficiency: 30% ▬ 0.00%
• Median HH income: $44,378
• Composite: 28.5/100
• National rank: #12088
• State rank: #253 of 513 in OK

Livability — Seminole

• Score: 63/100
• State rank: #222
• US rank: #15706

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Seminole, OK
• Population (ZIP): 12,451

Population outlook (Seminole County) Hauer SSP2

• Today (2025): 25,628 people
• By 2030: 25,617 · +-0.0%
• By 2040: 25,619 · +-0.0%
• By 2050: 25,726 · +0.4%
• By 2075: 26,261 · +2.5%
• By 2100: 25,844 · +0.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 65% Native American 19% Two or more races 10% Hispanic / Latino 5% Black 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Iranian 1% Italian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Seminole

• 2024 margin: Solid R (+49.7) · D 24.2% · R 74.0% · Other 1.8%
• 2008→2024 swing: -19.1pp toward R · 2008: -30.6pp · 2024: -49.7pp
• All cycles: 2024: R+49.7 2020: R+46.3 2016: R+44.1 2012: R+30.3 2008: R+30.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 15.39%
• Current HPI: 255.6657
• 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

1 event — show timeline

• 2026-05-13 Listed $153,900 MLSOK

Property tax history

+12.5%/yr

Latest (2025): $9 · +12.5% YoY. Source: county tax records.