14624 S Waterloo Valley Dr · Edmond, OK 73007

$159,000

2 bd · 2.0 ba · 1,008 sqft · Manufactured public records · 44 Days on market

Built 1982 1.25 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 +24.9/30.0
• Appreciation +10.0/10.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Beautiful 1.25 acreage, located 2 miles east of I35 with easy access to Edmond, Guthrie or Oklahoma City. This is a 2 bedroom 2 bath home in Edmond Schools. Property includes a carport, RV Carport wired with 30 amp plug in, outbuildings that have electricity and a storm shelter. On well and septic with plenty of room to spread out and enjoy watching the wildlife. Move-in ready and refrigerator stays. Make an appointment to see it today

Key facts

• Manicured property
• Rv carport
• Storm shelter

Tags

• MANICURED PROPERTY
• MATURE TREES
• RV CARPORT
• STORM SHELTER

Property features AI

Finance

• Other: Living area reported as 1,008 (assessor)
• Financial info: Loan qualifying allowed
• HOA & community: No mandatory association dues

Exterior

• Utilities: Homestead status
• Home design: Single family residence; One-story home; West-facing
• Construction: Manufactured construction with masonry veneer; Metal roof; Conventional foundation; Built (existing)
• Exterior features: Covered patio; Covered porch; Outdoor grill; Outbuildings; Rain gutters; Storage; Workshop; Storm shelter; Interior, wooded lot

Interior

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

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $159k.

Deal economics

• At list price, monthly cash flow is $343 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $154k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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.
• Edmond (suburban): math 38% / reading 40% proficiency, ranked #11 of 270 in OK (top 4%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Redbud Es (616 students, 0% FRL); Sequoyah Ms (math 40% / reading 34%, grade F, #17 of 345 statewide, top 6%, 1,006 students, 0% FRL); Memorial Hs (math 44% / reading 56%, grade D+, #4 of 447 statewide, top 1%, 2,605 students, 0% FRL) — zoned schools average 0% FRL vs 22% district-wide (22 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 192 active listings in the ZIP; 102 units permitted in Logan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Logan County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y ago 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 $86k; list at $159k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,230 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.06% ✓
• Cap rate: 8.88%
• Cash-on-cash: 9.24%
• DSCR: 1.41
• GRM: 7.9

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: 31.0%
• Equity multiple: 3.43×
• Total profit: $108,393
• Equity at exit: $143,240

10-year hold

• IRR: 26.8%
• Equity multiple: 7.78×
• Total profit: $301,936
• Equity at exit: $308,902

Cash invested: $44,520 (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 73007

• Home prices YoY: 4.0%
• Active inventory: 192
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,682 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$86 /mo · $1,034/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $343

Break-even live

Break-even rent $1,248

Max offer price $159,000

Occupancy floor 75%

Sensitivity live

Price	-10% $433	-5% $388	+0% $343	+5% $298	+10% $253
Rent	-10% $210	-5% $276	+0% $343	+5% $409	+10% $476
Rate	-1.0pp $423	-0.5pp $383	base $343	+0.5pp $302	+1.0pp $260

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $159,000 Active 44 DOM
2. 2026-06-18
   days on market $159,000 Active 41 DOM
3. 2026-06-17
   days on market $159,000 Active 40 DOM
4. 2026-06-16
   days on market $159,000 Active 39 DOM
5. 2026-06-15
   days on market $159,000 Active 38 DOM
6. 2026-06-13
   days on market $159,000 Active 36 DOM
7. 2026-06-09
   days on market $159,000 Active 32 DOM
8. 2026-06-08
   days on market $159,000 Active 31 DOM
9. 2026-06-07
   days on market $159,000 Active 30 DOM
10. 2026-06-03
    days on market $159,000 Active 26 DOM
11. 2026-06-02
    days on market $159,000 Active 25 DOM
12. 2026-06-01
    days on market $159,000 Active 24 DOM
13. 2026-05-31
    days on market $159,000 Active 23 DOM
14. 2026-05-08
    listed $159,000 Active
15. 2021-05-25
    soldstatus $86,000
16. 2021-05-10
    soldstatus $86,000 Sold 442-char remark

    Show marketing remark (442 chars)

    Beautiful 1.25 acreage, located 2 miles east of I35 with easy access to Edmond, Guthrie or Oklahoma City. This is a 2 bedroom 2 bath home in Edmond Schools. Property includes a carport, RV Carport wired with 30 amp plug in, outbuildings that have electricity and a storm shelter. On well and septic with plenty of room to spread out and enjoy watching the wildlife. Move-in ready and refrigerator stays. Make an appointment to see it today

17. 2021-04-09
    status Pending 442-char remark

    Show marketing remark (442 chars)

    Beautiful 1.25 acreage, located 2 miles east of I35 with easy access to Edmond, Guthrie or Oklahoma City. This is a 2 bedroom 2 bath home in Edmond Schools. Property includes a carport, RV Carport wired with 30 amp plug in, outbuildings that have electricity and a storm shelter. On well and septic with plenty of room to spread out and enjoy watching the wildlife. Move-in ready and refrigerator stays. Make an appointment to see it today

18. 2021-01-15
    status Active 442-char remark

    Show marketing remark (442 chars)

    Beautiful 1.25 acreage, located 2 miles east of I35 with easy access to Edmond, Guthrie or Oklahoma City. This is a 2 bedroom 2 bath home in Edmond Schools. Property includes a carport, RV Carport wired with 30 amp plug in, outbuildings that have electricity and a storm shelter. On well and septic with plenty of room to spread out and enjoy watching the wildlife. Move-in ready and refrigerator stays. Make an appointment to see it today

19. 2021-01-03
    historical 442-char remark

    Show marketing remark (442 chars)

    Beautiful 1.25 acreage, located 2 miles east of I35 with easy access to Edmond, Guthrie or Oklahoma City. This is a 2 bedroom 2 bath home in Edmond Schools. Property includes a carport, RV Carport wired with 30 amp plug in, outbuildings that have electricity and a storm shelter. On well and septic with plenty of room to spread out and enjoy watching the wildlife. Move-in ready and refrigerator stays. Make an appointment to see it today

20. 2020-12-22
    status Pending 442-char remark

    Show marketing remark (442 chars)

    Beautiful 1.25 acreage, located 2 miles east of I35 with easy access to Edmond, Guthrie or Oklahoma City. This is a 2 bedroom 2 bath home in Edmond Schools. Property includes a carport, RV Carport wired with 30 amp plug in, outbuildings that have electricity and a storm shelter. On well and septic with plenty of room to spread out and enjoy watching the wildlife. Move-in ready and refrigerator stays. Make an appointment to see it today

21. 2020-12-07
    listed $97,500 Active 442-char remark

    Show marketing remark (442 chars)

    Beautiful 1.25 acreage, located 2 miles east of I35 with easy access to Edmond, Guthrie or Oklahoma City. This is a 2 bedroom 2 bath home in Edmond Schools. Property includes a carport, RV Carport wired with 30 amp plug in, outbuildings that have electricity and a storm shelter. On well and septic with plenty of room to spread out and enjoy watching the wildlife. Move-in ready and refrigerator stays. Make an appointment to see it today

22. 2018-09-28
    soldstatus $82,500 Sold 413-char remark

    Show marketing remark (413 chars)

    Beautiful manicured 1.25 acreage with mature trees. Located 2 miles E of I-35 easy access to Guthrie, Edmond or OKC. This 2 bed 2 bath home has new flooring and a metal roof with 12 inch overhang. Property includes carport, RV carport wired with 30 amp plug in, outbuildings that have electricity and a storm shelter. Enjoy watching turkey, deer, birds and more wildlife. Move-in ready and Refrigerator stays.

23. 2018-08-27
    status Pending 413-char remark

    Show marketing remark (413 chars)

    Beautiful manicured 1.25 acreage with mature trees. Located 2 miles E of I-35 easy access to Guthrie, Edmond or OKC. This 2 bed 2 bath home has new flooring and a metal roof with 12 inch overhang. Property includes carport, RV carport wired with 30 amp plug in, outbuildings that have electricity and a storm shelter. Enjoy watching turkey, deer, birds and more wildlife. Move-in ready and Refrigerator stays.

24. 2018-08-18
    listed $89,900 Active 413-char remark

    Show marketing remark (413 chars)

    Beautiful manicured 1.25 acreage with mature trees. Located 2 miles E of I-35 easy access to Guthrie, Edmond or OKC. This 2 bed 2 bath home has new flooring and a metal roof with 12 inch overhang. Property includes carport, RV carport wired with 30 amp plug in, outbuildings that have electricity and a storm shelter. Enjoy watching turkey, deer, birds and more wildlife. Move-in ready and Refrigerator stays.

25. 2014-03-24
    historical
26. 2013-11-18
    listed $75,000

ⓘ 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: $1,034 · $86/mo
• Projected year-2 tax: $1,431 · $119/mo
• Expected delta: +$397/yr (+$33/mo · 38.4%)

ⓘ 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 ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $20,190
• − Mortgage interest: −$8,906
• − Property taxes: −$1,034
• − Insurance: −$795
• − Repairs & maintenance: −$1,615
• − Management: −$1,615
• − Depreciation: −$4,625
• Taxable income: $1,598
• Est. tax owed @ 24.0%: −$384
• After-tax cash flow: $3,731/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: Edmond
• NCES district ID: 4010590
• Math proficiency: 38% ▼ -12.00%
• Reading proficiency: 40% ▼ -12.00%
• Median HH income: $73,212
• Composite: 35.88/100
• National rank: #4814
• State rank: #11 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

• City population: 177,083
• Population (ZIP): 2,945

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 (80%)
• Race & ethnicity: White 80% Two or more races 15% Hispanic / Latino 5% Black 2%
• Common ancestry: Lithuanian 5% Romanian 3% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 2% Other Asian/Pacific 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: ▲ 12.99%
• Current HPI: 336.6015
• 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

+112.0% since first listed

13 events — show timeline

• 2026-05-08 Listed $159,000 MLSOK
• 2021-05-25 Sold (Public Records) $86,000 Public Records
• 2021-05-10 Sold (MLS) $86,000 MLSOK
• 2021-04-09 Pending — MLSOK
• 2021-01-15 Relisted — MLSOK
• 2021-01-03 Listing Removed — MLSOK
• 2020-12-22 Pending — MLSOK
• 2020-12-07 Listed $97,500 MLSOK
• 2018-09-28 Sold (MLS) $82,500 MLSOK
• 2018-08-27 Pending — MLSOK
• 2018-08-18 Listed $89,900 MLSOK
• 2014-03-24 Listing Removed — MLSOK
• 2013-11-18 Listed $75,000 MLSOK

Property tax history

+23.6%/yr

Latest (2025): $1,034 · +5.2% YoY. Source: county tax records.