101 Utah Ave · Yukon, OK 73099

$149,900

3 bd · 2.0 ba · 1,068 sqft · SingleFamily public records · 8 Days on market

Built 1962 8,581 sqft lot Est $172k · 13% under

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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 +21.0/30.0
• ARV discount +13.3/15.0
• DSCR +6.7/10.0
• 1% rule +4.4/10.0
• Livability +3.4/5.0
• Rent growth +2.8/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This well-maintained home has great bones and is ready for your personal touches to truly make it your own. Features include newer double-pane energy-efficient windows and a 2023 roof, adding comfort, value, and peace of mind for years to come. Step outside to a beautiful backyard complete with a spacious covered porch — perfect for relaxing, entertaining, or enjoying Oklahoma sunsets. Whether you’re a first-time buyer, downsizing, or investing, this home is full of opportunity and charm! Nestled in the heart of Yukon, this charming home offers the perfect blend of comfort, convenience, and potential! Located in a great neighborhood just minutes from parks, shopping, restaurants

Key facts

• Easy access to i-40
• 2023 roof
• Beautiful backyard

Tags

• 2023 ROOF
• BEAUTIFUL BACKYARD
• SPACIOUS COVERED PORCH
• EASY ACCESS TO I-40

Property features AI

Finance

• Other: Homestead exemption applied
• Financial info: Loan qualifying available; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Utilities: No flood insurance required
• Home design: Single family residence; One-level home; Faces south; Residential property
• Construction: Brick and frame construction; Composition roof (re-roofed in 2023); Double-pane vinyl frame windows; Slab foundation
• Exterior features: Covered patio; Storage; Combination fencing; Interior lot

Interior

• Kitchen: Free-standing electric range; Free-standing electric oven; Dishwasher; Disposal
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 1 full bath; 1 half bath
• Interior features: Dishwasher; Disposal; Carpet flooring; Tile flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $211 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $141k (6.0% below list).
• Recommended offer: $141k (6.0% below list) — sets the bar for 1% rule.
• Cap rate 8.0% vs local median 4.9% in Yukon — 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 67/100 on livability (#96 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety F.
• Yukon (suburban): math 30% / reading 32% proficiency, ranked #47 of 270 in OK (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Myers Es (math 34% / reading 24%, grade F, #255 of 845 statewide, top 35%, 456 students, 0% FRL); Yukon Hs (math 26% / reading 38%, grade F, #67 of 447 statewide, top 16%, 2,833 students, 0% FRL) — zoned schools average 0% FRL vs 32% district-wide (32 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+1.2%/yr); 1560 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 260 units permitted in Canadian County in 2024 (0 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 $4k of value loss. Plan a longer hold.
• Canadian County population projected at +64% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $140,974 (6.0% below list)

Questions for the listing agent

1. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.94% ✗
• Cap rate: 7.98%
• Cash-on-cash: 6.02%
• DSCR: 1.27
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $171,948
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
116 Utah Ave	0.11mi	3/1.5	1,078 (+1%)	3mo	$174,000	$161	89
706 S 1st St	0.22mi	3/1.0	1,040 (-3%)	4mo	$173,000	$166	78
103 Aspen Dr	0.48mi	3/2.0	1,108 (+4%)	3mo	$194,530	$176	69
116 Pine Ave	0.25mi	3/1.0	1,156 (+8%)	4mo	$131,000	$113	67
101 Pine Ave	0.22mi	3/1.0	962 (-10%)	2mo	$162,000	$168	67
317 Asbill Ave	0.51mi	3/1.5	1,018 (-5%)	4mo	$165,000	$162	64
505 S 3rd St	0.36mi	3/1.0	1,152 (+8%)	4mo	$175,000	$152	63
726 Garden Grove Rd	0.49mi	3/2.0	1,183 (+11%)	2mo	$95,000	$80	58
1 Glenda Dr	0.64mi	3/2.0	1,168 (+9%)	3mo	$173,500	$149	52
1211 Holly Ave	0.67mi	3/1.5	1,176 (+10%)	1mo	$199,600	$170	49
425 S 7th St	0.71mi	2/1.0 (-1)	972 (-9%)	4mo	$148,500	$153	39
308 S 6th St	0.71mi	2/1.0 (-1)	1,169 (+10%)	4mo	$180,000	$154	39

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 · 1.19% rent growth · sell at horizon

5-year hold

• IRR: -8.9%
• Equity multiple: 0.68×
• Total profit: $-13,462
• Equity at exit: $22,351

10-year hold

• IRR: -1.8%
• Equity multiple: 0.89×
• Total profit: $-4,678
• Equity at exit: $12,961

Cash invested: $41,972 (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 73099

• Rents YoY: 1.2%
• Active inventory: 1560
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,410 high
• Mortgage (P&I): −$786
• Tax from tax record: −$55 /mo · $655/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $211

Break-even live

Break-even rent $1,143

Max offer price $149,900

Occupancy floor 80%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1000 Cornwell Dr Yukon, OK	1.0–2.0	1.0–1.5	950	$975	$1.03	1d	5	0.18mi
116 Pine Ave Yukon, OK	3.0	1.0	1156	$1,400	$1.21	17d	1	0.25mi
404 S 2nd St Yukon, OK	2.0–3.0	1.0–1.5	934	$875	$0.94	1d	2	0.37mi
315 Willow Pl Yukon, OK	3.0	1.5	1044	$1,425	$1.36	23d	1	0.54mi
315 Willow Pl Yukon, OK	3.0	1.5	1044	$1,425	$1.36	4d	1	0.54mi
730 Arlington Dr Yukon, OK	3.0	2.0	1376	$1,495	$1.09	11d	1	0.60mi
908 Ranchoak Ct Yukon, OK	3.0	2.0	1200	$1,000	$0.83	14d	1	0.65mi
55 N Ranchwood Blvd Yukon, OK	1.0–2.0	1.0–1.5	790	$1,075	$1.36	1d	5	0.66mi
100 N Kimbell Rd Yukon, OK	1.0–2.0	1.0	900	$850	$0.94	1d	4	0.67mi
109 N 2nd St Yukon, OK	3.0	1.0	852	$1,200	$1.41	14d	1	0.71mi
202 Dianna Dr Yukon, OK	3.0	1.5	939	$1,599	$1.70	14d	1	0.75mi
633 W Vandament Ave Yukon, OK	1.0–2.0	1.0	726	$1,045	$1.44	1d	19	0.79mi
1006 Richmond St Yukon, OK	3.0	2.0	1171	$1,395	$1.19	23d	1	0.81mi
224 N 3rd St Yukon, OK	3.0	2.5	1342	$1,500	$1.12	11d	1	0.83mi
1018 Arlington Dr Yukon, OK	3.0	2.0	1313	$1,560	$1.19	4d	1	0.86mi
925 Saint James Ct Unit 1 Yukon, OK	3.0	2.0	1325	$1,425	$1.08	10d	1	0.86mi
1305 Creek Dr Yukon, OK	3.0	2.0	1317	$1,400	$1.06	10d	1	0.91mi
102 Chickasaw Ln Yukon, OK	3.0	2.0	1468	$1,445	$0.98	23d	1	0.93mi
1013 Elm Ave Unit D Yukon, OK	2.0	2.0	750	$925	$1.23	23d	1	1.15mi
1103 Ashton Ln Yukon, OK	3.0	2.0	1138	$1,495	$1.31	23d	1	1.19mi
1107 Ashton Ln Yukon, OK	3.0	2.0	1138	$1,495	$1.31	23d	1	1.20mi
4501 Wagner Lake Dr Yukon, OK	3.0	2.0	1139	$1,495	$1.31	23d	1	1.27mi
203 Gray ST Yukon, OK	3.0	2.0	1138	$2,850	$2.50	23d	1	1.30mi
1054 Cumberland Mansion Yukon, OK	3.0	2.0	1218	$1,500	$1.23	4d	1	1.37mi

Listing history 3 events

1. 2026-06-01
   status $149,900 Pending 8 DOM
2. 2026-05-31
   days on market $149,900 Active 8 DOM
3. 2026-05-23
   listed $149,900 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: $655 · $55/mo
• Projected year-2 tax: $1,349 · $112/mo
• Expected delta: +$694/yr (+$58/mo · 106.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $16,917
• − Mortgage interest: −$8,397
• − Property taxes: −$655
• − Insurance: −$750
• − Repairs & maintenance: −$1,353
• − Management: −$1,353
• − Depreciation: −$4,361
• Taxable income: $48
• Est. tax owed @ 24.0%: −$12
• After-tax cash flow: $2,515/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: Yukon
• NCES district ID: 4033480
• Math proficiency: 30% ▼ -16.00%
• Reading proficiency: 32% ▼ -10.00%
• Median HH income: $63,741
• Composite: 28.35/100
• National rank: #6776
• State rank: #47 of 270 in OK

Livability — Yukon

• Score: 67/100
• State rank: #96
• US rank: #10958

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Yukon, OK
• County: Canadian County · 154,341 people
• City population: 91,014
• Metro: Oklahoma City, OK
• Population (ZIP): 91,014
• Household income: $88,030
• Rent vs Own: 26.1% rent · 73.9% own
• Severe rent burden: 1838.0

Population outlook (Canadian County) Hauer SSP2

• Today (2025): 174,062 people
• By 2030: 195,170 · +12.1%
• By 2040: 239,293 · +37.5%
• By 2050: 285,457 · +64.0%
• By 2075: 403,766 · +132.0%
• By 2100: 498,766 · +186.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Two or more races 11% Hispanic / Latino 10% Black 3% Asian 3% Native American 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 2% Slovak 1% Portuguese 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 91% English-only · Spanish 5% Vietnamese 2% Other Asian/Pacific 1%

Political lean MEDSL · Canadian

• 2024 margin: Solid R (+40.4) · D 28.8% · R 69.2% · Other 2.0%
• 2008→2024 swing: +11.9pp toward D · 2008: -52.2pp · 2024: -40.4pp
• All cycles: 2024: R+40.4 2020: R+43.3 2016: R+51.2 2012: R+54.4 2008: R+52.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -206.04%
• Current HPI: 244.6836
• Rent YoY: ▲ 1.19%
• 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

1 event — show timeline

• 2026-05-23 Listed $149,900 MLSOK

Property tax history

-0.3%/yr

Latest (2025): $655 · -2.2% YoY. Source: county tax records.