16217 Maroon Dr · Oklahoma City, OK 73078

$229,400

3 bd · 2.0 ba · 1,355 sqft · SingleFamily · 71 Days on market

Built 2026 Good condition 6,599 sqft lot 2-car garage $169/sqft · 5% below area Est $242k · 5% under $42/mo HOA · 2% of rent ↓ 2% since listing

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Why this score? — see what drove the D 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 +10.1/30.0
• ARV discount +9.8/15.0
• Schools +4.0/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• 1% rule +3.2/10.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This new single-story home blends style with functionality. Two secondary bedrooms share a bathroom in the hall at the front of the home, while the owner's suite is tucked into the back corner with a private bathroom. Down the hall is the free-flowing main living area, which includes a kitchen with a center island, a welcoming family room and a dining room with a covered rear patio. A convenient two-car garage completes the home.

Key facts

• Covered rear patio
• Private bathroom
• Owner's suite

Tags

• SINGLE-STORY HOME
• OWNER'S SUITE
• PRIVATE BATHROOM
• KITCHEN WITH CENTER ISLAND
• COVERED REAR PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $229k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-135 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $210k (8.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (17.7% below list).
• Recommended offer: $189k (17.7% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 3.9% 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.
• Piedmont (rural): math 37% / reading 39% proficiency, ranked #9 of 270 in OK (top 3%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Northwood Es (math 47% / reading 37%, grade F, #84 of 845 statewide, top 11%, 469 students, 0% FRL); Piedmont Ms (math 32% / reading 32%, grade F, #39 of 345 statewide, top 12%, 772 students, 0% FRL); Piedmont Hs (math 38% / reading 44%, grade F, #24 of 447 statewide, top 5%, 1,422 students, 0% FRL).
• Market conditions: 725 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 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 $2k of loan paydown is wiped out by about $7k 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

• It's been on market 71 days — a 6% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $188,891 (17.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.82% ✗
• Cap rate: 5.59%
• Cash-on-cash: -2.52%
• DSCR: 0.89
• GRM: 10.1

CMA / ARV

• ARV (median comp): $241,659
• List price: $229,400
• Delta: -5.07%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16308 Lovers Ln	0.04mi	3/2.0	1,355 (0%)	1mo	$242,328	$179	97
16317 Harvester Dr	0.12mi	3/2.0	1,355 (0%)	1mo	$227,650	$168	94
16217 Harvester Dr	0.11mi	3/2.0	1,355 (0%)	5mo	$228,050	$168	91
16201 Cherokee Trl	0.19mi	3/2.0	1,263 (-7%)	0mo	$240,990	$191	79
16221 Cherokee Trl	0.18mi	3/2.0	1,263 (-7%)	2mo	$240,990	$191	79
16313 Cherokee Trl	0.18mi	3/2.0	1,263 (-7%)	2mo	$239,990	$190	78
16313 Harvester Dr	0.12mi	3/2.0	1,216 (-10%)	3mo	$224,988	$185	75
16209 Harvester Dr	0.11mi	3/2.0	1,209 (-11%)	4mo	$209,810	$174	73
2103 NE Van Buren Ave	0.64mi	3/2.0	1,347 (-1%)	2mo	$225,000	$167	68
16200 Lovers Ln	0.22mi	3/2.0	1,209 (-11%)	6mo	$234,900	$194	67
16205 Maroon Dr	0.30mi	3/2.0	1,209 (-11%)	6mo	$218,696	$181	64
16121 Harvester Dr	0.35mi	4/2.0 (+1)	1,470 (+8%)	6mo	$226,950	$154	59

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -20.5%
• Equity multiple: 0.29×
• Total profit: $-45,722
• Equity at exit: $34,204

10-year hold

• IRR: -13.6%
• Equity multiple: 0.21×
• Total profit: $-50,673
• Equity at exit: $19,834

Cash invested: $64,232 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 20 active · 26 under contract
• Months of supply: 4.6 mo (22%/mo absorbed)
• Median asking: $245,900 ($175/sqft)
• Median days on market: 85 d
• This list price: 5% of active listings are priced below it
• ARV vs active asking: +2.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 73078

• Home prices YoY: -14.2%
• Active inventory: 725
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,889 high
• Mortgage (P&I): −$1,203
• Tax est. 1.5%: −$287 /mo · $3,441/yr
• Insurance: −$96
• HOA: −$42
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $-135

Break-even live

Break-even rent $2,060

Max offer price $209,852

Occupancy floor —

Sensitivity live

Price	-10% $23	-5% $-56	+0% $-135	+5% $-214	+10% $-294
Rent	-10% $-284	-5% $-210	+0% $-135	+5% $-60	+10% $14
Rate	-1.0pp $-20	-0.5pp $-77	base $-135	+0.5pp $-195	+1.0pp $-255

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: $57,350
• Closing costs: $6,882
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16208 Lovers Ln Piedmont, OK	4.0	2.0	1470	$1,895	$1.29	10d	1	0.04mi
16300 Harvester Dr Piedmont, OK	4.0	2.0	1613	$1,695	$1.05	10d	1	0.10mi
16300 Harvester Dr Piedmont, OK	4.0	2.0	1613	$1,695	$1.05	7d	1	0.10mi
16209 Harvester Dr Piedmont, OK	3.0	2.0	1209	$1,595	$1.32	98d	1	0.12mi
16301 Harvester Dr Piedmont, OK	3.0	2.0	1633	$1,995	$1.22	71d	1	0.13mi
16301 Harvester Dr Piedmont, OK	3.0	2.0	1633	$1,895	$1.16	67d	1	0.13mi
16309 Harvester Dr Piedmont, OK	4.0	2.0	1613	$1,895	$1.17	10d	1	0.13mi
16304 Cherokee TRL Piedmont, OK	4.0	2.0	1833	$1,845	$1.01	0d	1	0.17mi

Property features AI

Finance

• Other: Homestead eligible
• Financial info: Loan financing availableNot assumable
• HOA & community: Mandatory association duesAssociation fee $500 annually (includes exterior maintenance)

Exterior

• Parking: 2-car garage
• Home design: Single family residenceOne storyNew home
• Construction: Brick and frame constructionShingle roofBuilt by Lennar
• Exterior features: Interior lotExterior maintenance covered by association

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: One living areaOne dining areaNo fireplacePost-tension foundation

Listing history 44 events

1. 2026-07-23
   days on market $229,400 Active 71 DOM
2. 2026-07-22
   days on market $229,400 Active 70 DOM
3. 2026-07-21
   pricedays on market $229,400 Active 69 DOM
4. 2026-07-20
   days on market $230,850 Active 68 DOM
5. 2026-07-18
   days on market $230,850 Active 66 DOM
6. 2026-07-18
   days on market $230,850 Active 65 DOM
7. 2026-07-16
   days on market $230,850 Active 64 DOM
8. 2026-07-15
   days on market $230,850 Active 63 DOM
9. 2026-07-14
   days on market $230,850 Active 62 DOM
10. 2026-07-14
    price $230,850 Active 61 DOM
11. 2026-07-13
    pricedays on market $233,000 Active 61 DOM
12. 2026-07-13
    days on market $235,200 Active 60 DOM
13. 2026-07-11
    days on market $235,200 Active 59 DOM
14. 2026-07-10
    days on market $235,200 Active 58 DOM
15. 2026-07-09
    days on market $235,200 Active 57 DOM
16. 2026-07-07
    days on market $235,200 Active 55 DOM
17. 2026-07-06
    days on market $235,200 Active 54 DOM
18. 2026-07-05
    days on market $235,200 Active 53 DOM
19. 2026-07-03
    days on market $235,200 Active 51 DOM
20. 2026-07-02
    days on market $235,200 Active 50 DOM
21. 2026-07-01
    days on market $235,200 Active 49 DOM
22. 2026-06-30
    days on market $235,200 Active 48 DOM
23. 2026-06-29
    days on market $235,200 Active 47 DOM
24. 2026-06-28
    days on market $235,200 Active 46 DOM
25. 2026-06-27
    days on market $235,200 Active 45 DOM
26. 2026-06-27
    days on market $235,200 Active 44 DOM
27. 2026-06-25
    days on market $235,200 Active 42 DOM
28. 2026-06-22
    pricedays on market $235,200 Active 40 DOM
29. 2026-06-21
    days on market $238,900 Active 39 DOM
30. 2026-06-18
    days on market $238,900 Active 36 DOM
31. 2026-06-17
    days on market $238,900 Active 35 DOM
32. 2026-06-16
    days on market $238,900 Active 34 DOM
33. 2026-06-15
    days on market $238,900 Active 33 DOM
34. 2026-06-13
    days on market $238,900 Active 31 DOM
35. 2026-06-13
    days on market $238,900 Active 30 DOM
36. 2026-06-09
    days on market $238,900 Active 27 DOM
37. 2026-06-08
    days on market $238,900 Active 26 DOM
38. 2026-06-07
    days on market $238,900 Active 25 DOM
39. 2026-06-03
    days on market $238,900 Active 21 DOM
40. 2026-06-02
    days on market $238,900 Active 20 DOM
41. 2026-06-01
    days on market $238,900 Active 19 DOM
42. 2026-05-31
    days on market $238,900 Active 18 DOM
43. 2026-05-13
    listed $238,900 Active
44. 2026-05-12
    listed $238,900 Active 433-char remark

    Show marketing remark (433 chars)

    This new single-story home blends style with functionality. Two secondary bedrooms share a bathroom in the hall at the front of the home, while the owner's suite is tucked into the back corner with a private bathroom. Down the hall is the free-flowing main living area, which includes a kitchen with a center island, a welcoming family room and a dining room with a covered rear patio. A convenient two-car garage completes the home.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $22,667
• − Mortgage interest: −$12,850
• − Property taxes: −$3,441
• − Insurance: −$1,147
• − Repairs & maintenance: −$1,813
• − Management: −$1,813
• − HOA: −$504
• − Depreciation: −$6,673
• Taxable loss: −$5,575
• Est. tax savings @ 24.0%: +$1,338
• After-tax cash flow: $-283/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This single-story home is currently under construction and is expected to be move-in ready by July. The interior is modern and well-designed, with a good condition score. The home has a good curb appeal and is in excellent condition.

Value-add opportunities

• Both Painting the exterior brick and trim — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Upgrading the kitchen appliances — Modernizes the kitchen and can increase both resale and rental value. ↑
• Both Adding a smart home system — Improves convenience and can increase both resale and rental value. ↑
• Both Landscaping the front yard — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Adding a smart thermostat — Improves energy efficiency and can increase both resale and rental value. ↑

F Composite school gradezoned avg 40/100

Zoned Schools

Elementary Northwood Es F OK #84/845 Nat'l #17,861/41,679 Middle Piedmont Intermediate Es F OK #15/345 Nat'l #6,708/14,009 High Piedmont Hs F OK #24/447 Nat'l #7,961/17,239

Schools (NCES district)

• District: Piedmont
• NCES district ID: 4023970
• Math proficiency: 37% ▼ -15.00%
• Reading proficiency: 39% ▼ -9.00%
• Median HH income: $83,943
• Composite: 36.08/100
• National rank: #4762
• State rank: #9 of 270 in OK

A Composite livability gradescore 80/100

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
• County: Canadian County · 174,062 people
• City population: 498,656
• Metro: Oklahoma City, OK
• Population (ZIP): 13,021
• Household income: $105,441
• Rent vs Own: 7.9% rent · 92.1% own
• Severe rent burden: 4% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Two or more races 11% Hispanic / Latino 10% Black 3% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 4% Iranian 3% Serbian 1%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 5%

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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: ▼ -43.50%
• Current HPI: 262.6535
• Rent YoY: —
• Metro: Oklahoma City, OK
• State GDP YoY: ▲ 1.55%
• F500 in state: 6

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Industry mix (Fortune 500 HQ in OK)

Industry	F500 HQs	Revenue
▸Energy	3	$48B

Property features AI

Finance

• Other: Homestead eligible
• Financial info: Loan financing availableNot assumable
• HOA & community: Mandatory association duesAssociation fee $500 annually (includes exterior maintenance)

Exterior

• Parking: 2-car garage
• Home design: Single family residenceOne storyNew home
• Construction: Brick and frame constructionShingle roofBuilt by Lennar
• Exterior features: Interior lotExterior maintenance covered by association

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: One living areaOne dining areaNo fireplacePost-tension foundation

Price history

-1.5% since first listed

4 events — show timeline

• 2026-06-23 Price Changed $235,200 Zillow
• 2026-06-22 Price Changed $235,200 MLSOK
• 2026-05-13 Listed $238,900 MLSOK
• 2026-05-12 Listed $238,900 Zillow