13033 Forest Fox Rd · Edmond, OK 73034

$163,750

3 bd · 2.0 ba · 1,240 sqft · Manufactured public records · 35 Days on market

Built 2001 1.00 ac lot $13/mo HOA · 1% of rent

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Why this score? — see what drove the C 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 +25.2/30.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

NICELY TREED CUL-DE-SAC LOT WITH IN-LAW 3 BED 2 BATH HOME, 2 LIVING AREAS AND 2 CAR CARPORT. LARGE COVERED FRONT PORCH AND OPEN BACK DECK FOR YOUR OUTSIDE ENJOYMENT. HOME NEEDS UPDATING AND IS PRICED TO ALLOW FOR SUCH. WELL PUMP CURRENTLY ISN'T WORKING. SELLER WILL NOT TURN ON ANY ADDITONAL UTILITIES. SELLER RESERVES ANY AND ALL MINERAL RIGHTS NOT PREVIOUSLY RESERVED.

Key facts

• Cul-de-sac lot
• Covered front porch
• Open back deck

Tags

• CUL-DE-SAC LOT
• COVERED FRONT PORCH
• OPEN BACK DECK

Property features AI

Finance

• Other: Living area reported as 1,496 (source: plans)
• Financial info: Court approval may affect sale; Assumable: No; Loan qualify: Does not apply; Occupied by owner
• HOA & community: Mandatory association dues; Association fee $150 (includes grounds maintenance)

Exterior

• Parking: 2-car garage; Backyard parking; Concrete and gravel parking surfaces
• Utilities: Electricity available; Private well available
• Home design: Single family residence; One level
• Construction: Manufactured construction; Composition roof; Conventional foundation; Built by CLAYTON
• Exterior features: Covered porch; Open deck; Outbuildings; Located on a cul-de-sac

Interior

• Bedrooms: 3 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; Full bath with tub
• Interior features: In-law plan; Two living areas; Inside utility
• Laundry & utility: Inside utility

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $164k.

Deal economics

• At list price, monthly cash flow is $369 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $164k).
• Recommended offer: $159k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 3.4% in Edmond — 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 78/100 on livability (#6 in OK, #2,383 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: health & safety C-, commute F.
• Guthrie (town): math 24% / reading 24% proficiency, ranked #119 of 270 in OK (top 44%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Central Es (math 12% / reading 8%, grade F, #711 of 845 statewide, top 87%, 278 students, 0% FRL); Guthrie Hs (math 22% / reading 32%, grade F, #125 of 447 statewide, top 31%, 1,025 students, 0% FRL) — zoned schools average 0% FRL vs 55% district-wide (55 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+2.5%/yr); 763 active listings in the ZIP; solid renter incomes; 102 units permitted in Logan County in 2024 (0 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 $5k of value loss. Plan a longer hold.
• Logan County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($159k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,837 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.05% ✓
• Cap rate: 8.99%
• Cash-on-cash: 9.65%
• DSCR: 1.43
• GRM: 8.0

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: -2.3%
• Equity multiple: 0.91×
• Total profit: $-3,999
• Equity at exit: $24,416

10-year hold

• IRR: 6.8%
• Equity multiple: 1.50×
• Total profit: $22,932
• Equity at exit: $14,158

Cash invested: $45,850 (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 73034

• Rents YoY: 2.5%
• Active inventory: 763
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,716 medium
• Mortgage (P&I): −$859
• Tax from tax record: −$47 /mo · $564/yr
• Insurance: −$68
• HOA: −$13
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $369

Break-even live

Break-even rent $1,249

Max offer price $163,750

Occupancy floor 74%

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: $40,938
• Closing costs: $4,912
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $13 · $156/yr

Listing history 15 events

1. 2026-06-18
   days on market $163,750 Active 35 DOM
2. 2026-06-17
   days on market $163,750 Active 34 DOM
3. 2026-06-16
   days on market $163,750 Active 33 DOM
4. 2026-06-15
   days on market $163,750 Active 32 DOM
5. 2026-06-13
   days on market $163,750 Active 30 DOM
6. 2026-06-13
   days on market $163,750 Active 29 DOM
7. 2026-06-09
   days on market $163,750 Active 26 DOM
8. 2026-06-08
   days on market $163,750 Active 25 DOM
9. 2026-06-07
   days on market $163,750 Active 24 DOM
10. 2026-06-05
    days on market $163,750 Active 21 DOM
11. 2026-06-03
    days on market $163,750 Active 20 DOM
12. 2026-06-02
    days on market $163,750 Active 19 DOM
13. 2026-06-01
    days on market $163,750 Active 18 DOM
14. 2026-05-31
    days on market $163,750 Active 17 DOM
15. 2026-05-13
    listed $163,750 Active

ⓘ 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: $564 · $47/mo
• Projected year-2 tax: $1,474 · $123/mo
• Expected delta: +$910/yr (+$76/mo · 161.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 6 d/yr ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,590
• − Mortgage interest: −$9,173
• − Property taxes: −$564
• − Insurance: −$819
• − Repairs & maintenance: −$1,647
• − Management: −$1,647
• − HOA: −$156
• − Depreciation: −$4,764
• Taxable income: $1,821
• Est. tax owed @ 24.0%: −$437
• After-tax cash flow: $3,986/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: Guthrie
• NCES district ID: 4013560
• Math proficiency: 24% ▼ -7.00%
• Reading proficiency: 24% ▼ -2.00%
• Median HH income: $45,370
• Composite: 20.79/100
• National rank: #8513
• State rank: #119 of 270 in OK

Livability — Edmond

• Score: 78/100
• State rank: #6
• US rank: #2383

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Oklahoma County · 771,644 people
• City population: 177,083
• Metro: Oklahoma City, OK
• Population (ZIP): 48,831
• Household income: $109,700
• Rent vs Own: 25.8% rent · 74.2% own
• Severe rent burden: 1198.0

Population outlook (Logan County) Hauer SSP2

• Today (2025): 55,683 people
• By 2030: 60,011 · +7.8%
• By 2040: 68,071 · +22.2%
• By 2050: 75,815 · +36.2%
• By 2075: 94,749 · +70.2%
• By 2100: 108,057 · +94.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Two or more races 10% Hispanic / Latino 8% Asian 4% Black 3% Native American 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 4% Slovak 3% Lithuanian 3%
• Foreign-born: 6% · Canada, China, Vietnam
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 1% Chinese 1%

Political lean MEDSL · Logan

• 2024 margin: Solid R (+49.0) · D 24.4% · R 73.5% · Other 2.1%
• 2008→2024 swing: -11.6pp toward R · 2008: -37.4pp · 2024: -49.0pp
• All cycles: 2024: R+49.0 2020: R+47.1 2016: R+49.5 2012: R+44.8 2008: R+37.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -164.67%
• Current HPI: 223.1391
• Rent YoY: ▲ 2.49%
• Metro: Oklahoma City, 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

1 event — show timeline

• 2026-05-13 Listed $163,750 MLSOK

Property tax history

+2.0%/yr

Latest (2025): $564 · +28.2% YoY. Source: county tax records.