5775 Cedar Dr · West Siloam Springs, OK 74338

$215,000

2 bd · 2.0 ba · 1,176 sqft · SingleFamily · 218 Days on market

Built 2026 0.50 ac lot Est $243k · 12% under ↓ 4% since listing

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Why this score? — see what drove the B- 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 +24.0/30.0
• ARV discount +12.8/15.0
• DSCR +7.7/10.0
• 1% rule +6.2/10.0
• Appreciation +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks

Builder ready to get this one off the books! Construction completed by the end of the month! Charming 2 bedroom 2 bathroom 1176 sq ft home on approximately . 50 acre lot. This home has the perfect floor plan with comfortable and well-sized bedrooms, kitchen and spacious laundry room. Granite, walk in closets, and covered front porch makes this the perfect home. All on an over-sized lot with mature trees for shade, and plenty of space for gardening or outdoor activities. Located just 5 minutes from the AR/OK line.

Key facts

• Covered front porch
• Over-sized lot
• Space for gardening

Tags

• WALK IN CLOSETS
• COVERED FRONT PORCH
• OVER-SIZED LOT
• MATURE TREES
• SPACE FOR GARDENING

Property features AI

Finance

• Other: Home warranty included
• HOA & community: Monthly association fee; Located near a fire station

Exterior

• Utilities: Electricity available; Public water; Septic (septic tank) available
• Home design: Single-story; New construction; Crawlspace foundation; Vinyl siding; Asphalt shingle roof
• Construction: Built as new construction; Vinyl siding; Asphalt shingle roof; Crawlspace foundation
• Exterior features: Covered patio and porch; Gravel driveway; Cleared, level lot; Public road frontage

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Granite counters
• Flooring: Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Ceiling fans; Granite counters
• Laundry & utility: Washer hookup; Dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $420 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).
• Recommended offer: $189k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#318 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, schools F, amenities F.
• Moseley (rural): math 20% / reading 20% proficiency, ranked #418 of 513 in OK (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 36 active listings in the ZIP; 51 units permitted in Delaware County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $6k appreciation (3.0% local appreciation)).
• Delaware County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $60k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 218 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 218 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.12% ✓
• Cap rate: 8.64%
• Cash-on-cash: 8.38%
• DSCR: 1.37
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $243,432
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5817 Cedar	0.02mi	2/2.0	1,156 (-2%)	12mo	$220,000	$190	86
5771 Cedar Dr	0.02mi	2/2.0	1,037 (-12%)	2mo	$215,000	$207	77

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 15.3%
• Equity multiple: 1.88×
• Total profit: $52,714
• Equity at exit: $96,673

10-year hold

• IRR: 17.0%
• Equity multiple: 3.50×
• Total profit: $150,212
• Equity at exit: $148,985

Cash invested: $60,200 (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 74338

• Active inventory: 36
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,413 medium
• Mortgage (P&I): −$1,127
• Tax est. 1.5%: −$269 /mo · $3,225/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$507
• Net cashflow: $420

Break-even live

Break-even rent $1,881

Max offer price $215,000

Occupancy floor 78%

Sensitivity live

Price	-10% $569	-5% $495	+0% $420	+5% $346	+10% $272
Rent	-10% $230	-5% $325	+0% $420	+5% $516	+10% $611
Rate	-1.0pp $529	-0.5pp $475	base $420	+0.5pp $365	+1.0pp $308

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   remarks 519-char remark
2. 2026-06-21
   pricedays on market $215,000 Active 218 DOM
3. 2026-06-18
   days on market $224,900 Active 215 DOM
4. 2026-06-17
   days on market $224,900 Active 214 DOM
5. 2026-06-16
   days on market $224,900 Active 213 DOM
6. 2026-06-15
   days on market $224,900 Active 212 DOM
7. 2026-06-14
   days on market $224,900 Active 210 DOM
8. 2026-06-13
   days on market $224,900 Active 209 DOM
9. 2026-06-10
   days on market $224,900 Active 207 DOM
10. 2026-06-09
    days on market $224,900 Active 206 DOM
11. 2026-06-08
    days on market $224,900 Active 205 DOM
12. 2026-06-07
    days on market $224,900 Active 204 DOM
13. 2026-06-03
    days on market $224,900 Active 200 DOM
14. 2026-06-02
    days on market $224,900 Active 199 DOM
15. 2026-06-01
    days on market $224,900 Active 198 DOM
16. 2026-05-31
    days on market $224,900 Active 197 DOM
17. 2026-05-31
    days on market $224,900 Active 196 DOM
18. 2026-04-16
    status Active
19. 2026-04-03
    historical
20. 2025-12-03
    price $224,900
21. 2025-11-02
    listed $235,000 Active

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $28,956
• − Mortgage interest: −$12,043
• − Property taxes: −$3,225
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,316
• − Management: −$2,316
• − Depreciation: −$6,255
• Taxable income: $1,725
• Est. tax owed @ 24.0%: −$414
• After-tax cash flow: $4,631/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: Moseley
• NCES district ID: 4020430
• Math proficiency: 20% ▬ 0.00%
• Reading proficiency: 20% ▬ 0.00%
• Median HH income: $36,121
• Composite: 19.83/100
• National rank: #13893
• State rank: #418 of 513 in OK

Livability — West Siloam Springs

• Score: 61/100
• State rank: #318
• US rank: #18248

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Siloam Springs, OK
• Population (ZIP): 5,306

Population outlook (Delaware County) Hauer SSP2

• Today (2025): 41,302 people
• By 2030: 40,888 · -1.0%
• By 2040: 39,802 · -3.6%
• By 2050: 38,839 · -6.0%
• By 2075: 37,438 · -9.4%
• By 2100: 34,910 · -15.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 55% Native American 24% Two or more races 16% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 2% Portuguese 1% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% Other Asian/Pacific 1% Tagalog/Filipino 1%

Political lean MEDSL · Delaware

• 2024 margin: Solid R (+60.4) · D 19.2% · R 79.6% · Other 1.2%
• 2008→2024 swing: -26.6pp toward R · 2008: -33.8pp · 2024: -60.4pp
• All cycles: 2024: R+60.4 2020: R+58.5 2016: R+54.1 2012: R+41.3 2008: R+33.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-4.3% since first listed

4 events — show timeline

• 2026-04-16 Relisted — NWARMLS
• 2026-04-03 Delisted — NWARMLS
• 2025-12-03 Price Changed $224,900 NWARMLS
• 2025-11-02 Listed $235,000 NWARMLS