9500 Shady Meadow Way · Oklahoma City, OK 74857

$174,900

4 bd · 3.0 ba · 1,838 sqft · Manufactured public records · 3 Days on market

Built 1997 1.00 ac lot $15/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 +27.5/30.0
• DSCR +9.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• 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 MLS

What a lovely 4 bedroom house in the country! This spacious home features a covered front and rear patio, large living area with corner fireplace, and separate master suite. The backyard has a huge above ground pool with a partially finished deck, perfect for those hot summer days. This 1 acre property is fenced and comes with an oversized workshop out back, plenty of storage for all of your tools and equipment. Beautiful property in a quiet neighborhood! Great location! Close to Tinker!

Key facts

• Covered front porch
• Pantry
• Open patio space

Tags

• COVERED FRONT PORCH
• COVERED BACK DECK
• OPEN PATIO SPACE
• MATURE TREES
• BUILT-IN SHELVING
• PANTRY

Property features AI

Finance

• Other: Occupied by owner; Smoke alarm installed
• Financial info: Loan qualification possible; Not assumable
• HOA & community: Mandatory association dues: $180 (includes common area maintenance)

Exterior

• Parking: Gravel parking
• Utilities: Electricity available; Private well available; Septic tank
• Home design: Single family residence; One story; Faces southwest; Existing property
• Construction: Mobile construction; Shingle roof; Conventional foundation; Homestead exempt
• Exterior features: Covered porch; Interior lot

Interior

• Kitchen: Free‑standing electric range and oven; Dishwasher
• Bedrooms: 4 bedrooms (all on one level)
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Electric heating
• Interior features: Ceiling fan(s); One living area; One fireplace with insert

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $515 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 9.8% 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: 97 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 $1k of loan paydown is wiped out by about $5k 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 $49k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 18y 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 $114k; list at $175k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major 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 $174,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.18% ✓
• Cap rate: 9.83%
• Cash-on-cash: 12.63%
• DSCR: 1.56
• GRM: 7.0

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: 2.4%
• Equity multiple: 1.09×
• Total profit: $4,468
• Equity at exit: $26,078

10-year hold

• IRR: 11.9%
• Equity multiple: 1.94×
• Total profit: $46,073
• Equity at exit: $15,122

Cash invested: $48,972 (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 74857

• Home prices YoY: -10.6%
• Active inventory: 97
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,070 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$115 /mo · $1,380/yr
• Insurance: −$73
• HOA: −$15
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $515

Break-even live

Break-even rent $1,418

Max offer price $174,900

Occupancy floor 70%

Sensitivity live

Price	-10% $615	-5% $565	+0% $515	+5% $466	+10% $416
Rent	-10% $352	-5% $434	+0% $515	+5% $597	+10% $679
Rate	-1.0pp $604	-0.5pp $560	base $515	+0.5pp $470	+1.0pp $424

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $15 · $180/yr
• Likely covers: pool

Listing history 3 events

1. 2026-06-13
   status $174,900 Pending 3 DOM
2. 2026-06-12
   remarks 693-char remark
3. 2026-06-12
   listed $174,900 Active 3 DOM

ⓘ 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: $1,380 · $115/mo
• Projected year-2 tax: $1,574 · $131/mo
• Expected delta: +$194/yr (+$16/mo · 14.1%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $24,844
• − Mortgage interest: −$9,797
• − Property taxes: −$1,380
• − Insurance: −$874
• − Repairs & maintenance: −$1,988
• − Management: −$1,988
• − HOA: −$180
• − Depreciation: −$5,088
• Taxable income: $3,549
• Est. tax owed @ 24.0%: −$852
• After-tax cash flow: $5,334/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

+1565.7% since first listed

10 events — show timeline

• 2026-06-09 Listed $174,900 MLSOK
• 2019-07-23 Sold (Public Records) $114,500 Public Records
• 2019-07-19 Sold (MLS) $114,500 MLSOK
• 2019-06-19 Pending — MLSOK
• 2019-06-13 Price Changed $114,500 MLSOK
• 2019-04-08 Listed $125,000 MLSOK
• 2009-01-29 Sold (MLS) $75,000 MLSOK
• 2009-01-27 Sold (Public Records) $75,000 Public Records
• 2008-09-03 Listed $75,000 MLSOK
• 1996-06-17 Sold (Public Records) $10,500 Public Records

Property tax history

+6.1%/yr

Latest (2024): $1,380 · +4.9% YoY. Source: county tax records.