9100 Misty Ct · Oklahoma City, OK 74857

$62,000

2 bd · 2.0 ba · 960 sqft · Manufactured public records · 28 Days on market

Built 1997 1.00 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Tucked away on a quiet cul-de-sac in Oklahoma City, 9100 Misty Court offers a solid opportunity for buyers looking to make a home their own or add to their investment portfolio. With a functional layout and good bones, this property is ready for updates and personal touches to unlock its full potential. Whether you’re an investor looking for your next project or a homeowner willing to put in some work and build equity, this is the kind of deal that doesn’t come around often in today’s market. Conveniently located with easy access to major highways, shopping, and dining, the location adds long-term value to the opportunity. If you’ve been waiting for a property you ca

Key facts

• Quiet cul-de-sac
• Functional layout
• Shopping and dining

Tags

• QUIET CUL-DE-SAC
• FUNCTIONAL LAYOUT
• EASY ACCESS TO MAJOR HIGHWAYS
• SHOPPING AND DINING

Property features AI

Finance

• Other: Property listed as active; Living area reported as 960 (assessor)
• Financial info: Loan financing available; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Home design: Single family residence; One-story property; Existing property
• Construction: Frame construction; Composition roof; Slab foundation; Built on an existing lot in the Sleepyhollow Hills addition
• Exterior features: Interior lot; No exterior special features listed

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: One living area; No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $62k.

Deal economics

• At list price, monthly cash flow is $910 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $62k).
• Recommended offer: $61k (1.5% below list) — sets the bar for market timing.
• Cap rate 23.9% vs local median 3.7% in Oklahoma City — 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 80/100 on livability (#3 in OK, #1,635 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime F.
• Mcloud (rural): math 13% / reading 19% proficiency, ranked #201 of 270 in OK (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Mcloud Es (math 27% / reading 22%, grade F, #354 of 845 statewide, top 47%, 214 students, 0% FRL); Mcloud Hs (math 12% / reading 27%, grade F, #296 of 447 statewide, top 67%, 509 students, 0% FRL) — zoned schools average 0% FRL vs 53% district-wide (53 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 96 active listings in the ZIP; 592 units permitted in Cleveland County in 2024 (12 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $429 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Cleveland County population projected at +40% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $8k; list at $62k implies a 675% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,070 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. Crime grade is F 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?
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: 2.62% ✓
• Cap rate: 23.92%
• Cash-on-cash: 62.94%
• DSCR: 3.80
• GRM: 3.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 61.9%
• Equity multiple: 3.76×
• Total profit: $47,933
• Equity at exit: $9,244

10-year hold

• IRR: 66.5%
• Equity multiple: 7.70×
• Total profit: $116,372
• Equity at exit: $5,361

Cash invested: $17,360 (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 74857

• Home prices YoY: -10.6%
• Active inventory: 96
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,625 medium
• Mortgage (P&I): −$325
• Tax from tax record: −$23 /mo · $272/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $910

Break-even live

Break-even rent $473

Max offer price $62,000

Occupancy floor 39%

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: $15,500
• Closing costs: $1,860
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-17
   days on market $62,000 Active 28 DOM
2. 2026-06-16
   days on market $62,000 Active 27 DOM
3. 2026-06-15
   days on market $62,000 Active 26 DOM
4. 2026-06-14
   days on market $62,000 Active 24 DOM
5. 2026-06-12
   days on market $62,000 Active 23 DOM
6. 2026-06-09
   days on market $62,000 Active 20 DOM
7. 2026-06-08
   days on market $62,000 Active 19 DOM
8. 2026-06-07
   days on market $62,000 Active 18 DOM
9. 2026-06-05
   days on market $62,000 Active 15 DOM
10. 2026-06-02
    days on market $62,000 Active 13 DOM
11. 2026-06-01
    days on market $62,000 Active 12 DOM
12. 2026-05-31
    days on market $62,000 Active 11 DOM
13. 2026-05-30
    days on market $62,000 Active 10 DOM
14. 2026-05-20
    listed $62,000 Active
15. 2026-05-14
    historical
16. 2026-05-13
    price $62,000
17. 2026-05-01
    listed $75,000 Active
18. 2000-04-23
    soldstatus $8,000
19. 1989-06-02
    soldstatus $16,000

ⓘ 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: $272 · $23/mo
• Projected year-2 tax: $558 · $46/mo
• Expected delta: +$286/yr (+$24/mo · 105.1%)

ⓘ 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 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,506
• − Mortgage interest: −$3,473
• − Property taxes: −$272
• − Insurance: −$310
• − Repairs & maintenance: −$1,560
• − Management: −$1,560
• − Depreciation: −$1,804
• Taxable income: $10,526
• Est. tax owed @ 24.0%: −$2,526
• After-tax cash flow: $8,399/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: Mcloud
• NCES district ID: 4019560
• Math proficiency: 13% ▼ -12.00%
• Reading proficiency: 19% ▼ -13.00%
• Median HH income: $51,519
• Composite: 14.72/100
• National rank: #9398
• State rank: #201 of 270 in OK

Livability — Oklahoma City

• Score: 80/100
• State rank: #3
• US rank: #1635

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oklahoma City, OK
• City population: 498,656
• Population (ZIP): 9,902

Population outlook (Cleveland County) Hauer SSP2

• Today (2025): 323,621 people
• By 2030: 349,070 · +7.9%
• By 2040: 400,168 · +23.7%
• By 2050: 454,101 · +40.3%
• By 2075: 602,926 · +86.3%
• By 2100: 734,485 · +127.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Two or more races 9% Native American 8% Hispanic / Latino 4% Black 2%
• Common ancestry: Slovak 2% Iranian 2% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Cleveland

• 2024 margin: R (+14.9) · D 41.4% · R 56.4% · Other 2.2%
• 2008→2024 swing: +9.1pp toward D · 2008: -24.0pp · 2024: -14.9pp
• All cycles: 2024: R+14.9 2020: R+14.1 2016: R+21.7 2012: R+25.9 2008: R+24.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -33.83%
• Current HPI: 284.6727
• 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

+287.5% since first listed

6 events — show timeline

• 2026-05-20 Listed $62,000 MLSOK
• 2026-05-14 Listing Removed — MLSOK
• 2026-05-13 Price Changed $62,000 MLSOK
• 2026-05-01 Listed $75,000 MLSOK
• 2000-04-23 Sold (Public Records) $8,000 Public Records
• 1989-06-02 Sold (Public Records) $16,000 Public Records

Property tax history

+0.1%/yr

Latest (2024): $272 · +4.2% YoY. Source: county tax records.