103 Valley Rim Ct · Shawnee, OK 74804

$49,900

3 bd · 1.0 ba · 840 sqft · Manufactured public records · 52 Days on market

Built 2005 0.33 ac lot $50/mo HOA · 4% of rent ↓ 23% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Step inside this two bedroom two bath home in the Dale School district. This home also includes a storm shelter offering peace of mind during Oklahoma's unpredictable weather. Outside, there's room to enjoy fresh air or start a small garden. While the quiet setting gives you the chance to slow down and settle in. Whether you're looking for your first home, downsizing to something manageable, or simply want a place that's balance of simplicity and function, this property is ready to welcome you.

Key facts

• Start a small garden
• Quiet setting
• Storm shelter

Tags

• STORM SHELTER
• DALE SCHOOL DISTRICT
• ROOM TO ENJOY FRESH AIR
• START A SMALL GARDEN
• QUIET SETTING

Property features AI

Finance

• Other: Homestead eligible; Occupancy: occupied (rented/leased)
• Financial info: Offered as-is
• HOA & community: Mandatory association dues; Association fee: $600 (includes greenbelt, common area maintenance, and partial utilities)

Exterior

• Utilities: Electricity available; Private water
• Home design: Single-family manufactured home; One level; Property faces north; Existing property
• Construction: Manufactured construction; Composition roof; Conventional foundation; Built on an infill interior lot
• Exterior features: Porch; Below-ground storm shelter

Interior

• Kitchen: Free-stand electric range and oven
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Zoned heating; Window air conditioning units
• Interior features: Dishwasher; No fireplace
• Laundry & utility: No separate study/office listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $543 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.3% vs local median 3.9% in Shawnee — 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 63/100 on livability (#217 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Dale (rural): math 21% / reading 33% proficiency, ranked #76 of 270 in OK (top 28%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Dale Es (math 22% / reading 32%, grade F, #311 of 845 statewide, top 40%, 393 students, 0% FRL); Dale Hs (math 24% / reading 44%, grade F, #48 of 447 statewide, top 14%, 192 students, 0% FRL) — zoned schools average 0% FRL vs 30% district-wide (30 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+2.5%/yr); 389 active listings in the ZIP; 183 units permitted in Pottawatomie County in 2024 (16 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $345 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Pottawatomie County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 2.5% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe 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 $48,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 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 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. 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?
6. 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.
7. 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.
8. 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: 2.31% ✓
• Cap rate: 19.35%
• Cash-on-cash: 46.62%
• DSCR: 3.07
• GRM: 3.6

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: 43.3%
• Equity multiple: 2.86×
• Total profit: $25,929
• Equity at exit: $7,440

10-year hold

• IRR: 49.1%
• Equity multiple: 5.64×
• Total profit: $64,833
• Equity at exit: $4,314

Cash invested: $13,972 (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 74804

• Home prices YoY: -25.1%
• Rents YoY: 2.5%
• Active inventory: 389
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,154 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$36 /mo · $432/yr
• Insurance: −$21
• HOA: −$50
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $543

Break-even live

Break-even rent $466

Max offer price $49,900

Occupancy floor 48%

Sensitivity live

Price	-10% $571	-5% $557	+0% $543	+5% $529	+10% $515
Rent	-10% $452	-5% $497	+0% $543	+5% $588	+10% $634
Rate	-1.0pp $568	-0.5pp $555	base $543	+0.5pp $530	+1.0pp $517

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 7 events

1. 2026-04-26
   status Pending
2. 2026-03-14
   price $49,900
3. 2026-03-01
   listed $54,900 Active
4. 2026-02-28
   historical
5. 2025-10-01
   price $59,900
6. 2025-09-23
   price $62,500
7. 2025-09-04
   listed $65,000 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: $432 · $36/mo
• Projected year-2 tax: $449 · $37/mo
• Expected delta: +$17/yr (+$1/mo · 4.0%)

ⓘ 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 8/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥109°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,842
• − Mortgage interest: −$2,795
• − Property taxes: −$432
• − Insurance: −$250
• − Repairs & maintenance: −$1,107
• − Management: −$1,107
• − HOA: −$600
• − Depreciation: −$1,452
• Taxable income: $6,099
• Est. tax owed @ 24.0%: −$1,464
• After-tax cash flow: $5,050/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: Dale
• NCES district ID: 4009390
• Math proficiency: 21% ▼ -13.00%
• Reading proficiency: 33% ▼ -13.00%
• Median HH income: $53,652
• Composite: 24.02/100
• National rank: #7773
• State rank: #76 of 270 in OK

Livability — Shawnee

• Score: 63/100
• State rank: #217
• US rank: #15593

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Pottawatomie County · 45,194 people
• City population: 45,194
• Metro: Shawnee, OK
• Population (ZIP): 23,227
• Household income: $67,631
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 442.0

Population outlook (Pottawatomie County) Hauer SSP2

• Today (2025): 76,622 people
• By 2030: 78,816 · +2.9%
• By 2040: 82,766 · +8.0%
• By 2050: 86,031 · +12.3%
• By 2075: 93,316 · +21.8%
• By 2100: 95,820 · +25.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Two or more races 11% Native American 11% Hispanic / Latino 6% Black 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Pottawatomie

• 2024 margin: Solid R (+47.4) · D 25.2% · R 72.7% · Other 2.1%
• 2008→2024 swing: -9.1pp toward R · 2008: -38.4pp · 2024: -47.4pp
• All cycles: 2024: R+47.4 2020: R+46.0 2016: R+46.5 2012: R+38.7 2008: R+38.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -83.01%
• Current HPI: 247.115
• Rent YoY: ▲ 2.49%
• Metro: Shawnee, 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

-23.2% since first listed

7 events — show timeline

• 2026-04-26 Pending — MLSOK
• 2026-03-14 Price Changed $49,900 MLSOK
• 2026-03-01 Listed $54,900 MLSOK
• 2026-02-28 Listing Removed — MLSOK
• 2025-10-01 Price Changed $59,900 MLSOK
• 2025-09-23 Price Changed $62,500 MLSOK
• 2025-09-04 Listed $65,000 MLSOK

Property tax history

+23.0%/yr

Latest (2025): $432 · +564.6% YoY. Source: county tax records.