1801 Fairway Dr · Cedar Valley, OK 73044

$125,000

4 bd · 2.0 ba · 2,077 sqft · SingleFamily public records · 55 Days on market

Built 2022 0.27 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 +28.9/30.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Under Construction But it can be reserved tosay!!! Great new home almost completed. Come take a look!!!!!

Key facts

• 0.27 acre lot
• 2 garage spots
• Built 2022

Property features AI

Finance

• Other: REO / Bank-owned condition; Directions: North on Fairview Dr; home located on the west side of the road
• Financial info: Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Utilities: Homestead exemption claimed
• Home design: Single-family residence; Residential property; Two levels; Part of Cedar Valley III addition; Existing property
• Construction: Brick and frame construction; Composition roof; Slab foundation; Built (existing)
• Exterior features: Interior lot; No additional exterior features listed

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: No fireplace; Living area reported as 2,077 (assessor); Living areas: 1

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $423 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 1.7% in Cedar Valley — 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 65/100 on livability (#136 in OK) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F, health & safety 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: 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 fast (+12.2%/yr); 843 active listings in the ZIP; 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 $864 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $35k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask is 6249900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.43% ✓
• Cap rate: 10.36%
• Cash-on-cash: 14.51%
• DSCR: 1.65
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $415,400
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1924 Cedar Valley Mnr	0.16mi	4/2.0	2,087 (+0%)	12mo	$390,000	$187	82
10105 Cedar Valley Cir	0.24mi	3/2.5 (-1)	2,078 (0%)	0mo	$415,000	$200	82

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 11.0%
• Equity multiple: 1.46×
• Total profit: $16,221
• Equity at exit: $18,638

10-year hold

• IRR: 24.1%
• Equity multiple: 3.63×
• Total profit: $92,098
• Equity at exit: $10,808

Cash invested: $35,000 (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 73044

• Home prices YoY: -25.9%
• Rents YoY: 12.2%
• Active inventory: 843
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,781 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$276 /mo · $3,316/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $423

Break-even live

Break-even rent $1,245

Max offer price $125,000

Occupancy floor 71%

Sensitivity live

Price	-10% $494	-5% $459	+0% $423	+5% $388	+10% $353
Rent	-10% $283	-5% $353	+0% $423	+5% $494	+10% $564
Rate	-1.0pp $486	-0.5pp $455	base $423	+0.5pp $391	+1.0pp $358

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-06
   status Pending
2. 2026-03-17
   price $125,000
3. 2026-03-12
   listed $2 Active
4. 2022-08-15
   soldstatus $313,500 Sold 105-char remark

   Show marketing remark (105 chars)

   Under Construction But it can be reserved tosay!!! Great new home almost completed. Come take a look!!!!!

5. 2022-06-25
   status Pending 105-char remark

   Show marketing remark (105 chars)

   Under Construction But it can be reserved tosay!!! Great new home almost completed. Come take a look!!!!!

6. 2022-05-17
   price $310,000 105-char remark

   Show marketing remark (105 chars)

   Under Construction But it can be reserved tosay!!! Great new home almost completed. Come take a look!!!!!

7. 2022-04-28
   price $290,000 105-char remark

   Show marketing remark (105 chars)

   Under Construction But it can be reserved tosay!!! Great new home almost completed. Come take a look!!!!!

8. 2022-04-27
   listed $364,450 Active 105-char remark

   Show marketing remark (105 chars)

   Under Construction But it can be reserved tosay!!! Great new home almost completed. Come take a look!!!!!

9. 2021-12-30
   historical
10. 2021-08-05
    listed $312,700 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: $3,316 · $276/mo
• Projected year-2 tax: $3,316 · $276/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $21,376
• − Mortgage interest: −$7,002
• − Property taxes: −$3,316
• − Insurance: −$625
• − Repairs & maintenance: −$1,710
• − Management: −$1,710
• − Depreciation: −$3,636
• Taxable income: $3,376
• Est. tax owed @ 24.0%: −$810
• After-tax cash flow: $4,269/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 — Cedar Valley

• Score: 65/100
• State rank: #136
• US rank: #12937

Category grades

Amenities F Commute F Cost of living B- 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: Cedar Valley, OK
• County: Logan County · 25,398 people
• Metro: Oklahoma City, OK
• Population (ZIP): 25,398
• Household income: $72,288
• Rent vs Own: 20.3% rent · 79.7% own
• Severe rent burden: 397.0

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 (77%)
• Race & ethnicity: White 77% Two or more races 10% Hispanic / Latino 8% Black 6% Native American 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 3% Lithuanian 3% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 6%

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: ▼ -86.90%
• Current HPI: 247.9481
• Rent YoY: ▲ 12.22%
• 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

-60.0% since first listed

10 events — show timeline

• 2026-05-06 Pending — MLSOK
• 2026-03-17 Price Changed $125,000 MLSOK
• 2026-03-12 Listed $2 MLSOK
• 2022-08-15 Sold (MLS) $313,500 MLSOK
• 2022-06-25 Pending — MLSOK
• 2022-05-17 Price Changed $310,000 MLSOK
• 2022-04-28 Price Changed $290,000 MLSOK
• 2022-04-27 Listed $364,450 MLSOK
• 2021-12-30 Listing Removed — MLSOK
• 2021-08-05 Listed $312,700 MLSOK

Property tax history

+191.4%/yr

Latest (2025): $3,316 · +1.1% YoY. Source: county tax records.