10700 NW 32nd St · Oklahoma City, OK 73099

$215,000

3 bd · 2.0 ba · 1,326 sqft · SingleFamily public records · 3 Days on market

Built 2005 6,835 sqft lot Est $251k · 14% under $12/mo HOA · 1% of rent

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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).

• ARV discount +13.9/15.0
• Cash flow +13.5/30.0
• DSCR +4.1/10.0
• Livability +4.0/5.0
• 1% rule +3.1/10.0
• Rent growth +2.8/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for more storage? The Everett includes several huge walk-in closets and a large kitchen pantry. This design includes a formal entryway with decorating niches to add character.

Key facts

• Huge walk-in closets
• Formal entryway
• Large kitchen pantry

Tags

• HUGE WALK-IN CLOSETS
• LARGE KITCHEN PANTRY
• FORMAL ENTRYWAY
• CORNER LOT
• LARGE BACKYARD

Property features AI

Finance

• Other: Located in Brighton Place Add 5; No storm shelter; Corner lot (directions: Turn left on 32nd St. Home is on corner)
• Financial info: Loan qualification possible
• HOA & community: Mandatory association dues; Association fee $138 monthly covering greenbelt and common area maintenance

Exterior

• Parking: Detached or attached 2-car garage
• Home design: Single family residence; One level; Residential property
• Construction: Brick and frame construction; Composition roof; Slab foundation; Existing property
• Exterior features: Open patio; Infill lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: One living area; Masonry fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $7 ($80/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 $173k (19.5% below list).
• Recommended offer: $173k (19.5% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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.
• 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: Skyview Es (math 32% / reading 37%, grade F, #168 of 845 statewide, top 24%, 462 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; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $6k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 22y 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 $135k; list at $215k implies a 59% gain — meaningful room to come down on a strong offer.

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 $173,130 (19.5% below list)

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. 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?
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: 0.81% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.13%
• DSCR: 1.01
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $250,614
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10636 NW 34th Ter	0.15mi	3/2.0	1,404 (+6%)	4mo	$225,000	$160	80
10213 NW 27th St	0.36mi	3/2.0	1,263 (-5%)	1mo	$240,990	$191	75
705 Mcconnell Dr	0.52mi	3/2.0	1,344 (+1%)	4mo	$209,000	$156	70
3309 Piney River Dr	0.43mi	3/2.0	1,385 (+4%)	4mo	$279,880	$202	69
3432 Piney River Dr	0.51mi	3/2.0	1,296 (-2%)	5mo	$250,000	$193	69
10648 NW 35th St	0.26mi	3/2.0	1,501 (+13%)	3mo	$212,000	$141	63
2808 Casey Dr	0.65mi	3/2.0	1,263 (-5%)	2mo	$238,990	$189	60
761 Okie Ridge Rd	0.62mi	3/2.0	1,374 (+4%)	6mo	$215,000	$156	60
2716 Casey Dr	0.65mi	3/2.0	1,263 (-5%)	2mo	$240,990	$191	60
3305 Piney River Dr	0.42mi	3/2.0	1,496 (+13%)	2mo	$299,881	$200	57
3301 Piney River Dr	0.41mi	4/2.0 (+1)	1,486 (+12%)	1mo	$277,981	$187	55
1177 Mcconnell Dr	0.61mi	3/2.0	1,486 (+12%)	4mo	$262,000	$176	48

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: -18.0%
• Equity multiple: 0.38×
• Total profit: $-37,563
• Equity at exit: $32,057

10-year hold

• IRR: -13.8%
• Equity multiple: 0.26×
• Total profit: $-44,624
• Equity at exit: $18,589

Cash invested: $60,200 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,731 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$132 /mo · $1,584/yr
• Insurance: −$90
• HOA: −$12
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $7

Break-even live

Break-even rent $1,723

Max offer price $215,000

Occupancy floor 95%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3301 Buckingham Pl Yukon, OK	3.0	2.0	1382	$1,550	$1.12	16d	1	0.06mi
2921 Thompson Farm Ln Yukon, OK	3.0	2.0	1555	$1,650	$1.06	11d	1	0.26mi
2932 Cider Mill Ln Yukon, OK	3.0	2.0	1529	$1,625	$1.06	23d	1	0.30mi
10516 NW 31st Pl Yukon, OK	3.0	2.0	1586	$1,950	$1.23	3d	1	0.30mi
2928 Cider Mill Ln Yukon, OK	4.0	2.0	1853	$2,100	$1.13	2d	1	0.30mi
10512 NW 31st Pl Yukon, OK	3.0	2.0	1385	$1,795	$1.30	10d	1	0.31mi
2901 Cider Mill Ln Yukon, OK	3.0	2.0	1633	$1,950	$1.19	10d	1	0.35mi
3208 Mt Nebo Dr Yukon, OK	3.0	2.0	1295	$1,695	$1.31	3d	1	0.44mi
2717 Dennis Dr Yukon, OK	4.0	2.0	1614	$1,835	$1.14	23d	1	0.50mi
10601 NW 23rd St Unit 18 Yukon, OK	3.0	2.5	1281	$1,550	$1.21	15d	1	0.67mi
10601 NW 23rd St Unit 7 Yukon, OK	3.0	2.5	1258	$1,500	$1.19	14d	1	0.69mi
10705 NW 23rd Ter Yukon, OK	3.0	2.0	1431	$1,545	$1.08	23d	1	0.70mi
4004 Regatta Rd Yukon, OK	3.0	2.0	1350	$1,550	$1.15	2d	1	0.70mi
10601 NW 20th St Yukon, OK	3.0	2.0	1440	$1,850	$1.28	23d	1	0.86mi
925 Saint James Ct Unit 1 Yukon, OK	3.0	2.0	1325	$1,425	$1.08	10d	1	0.90mi
1107 Ashton Ln Yukon, OK	3.0	2.0	1138	$1,495	$1.31	23d	1	0.93mi
1103 Ashton Ln Yukon, OK	3.0	2.0	1138	$1,495	$1.31	23d	1	0.94mi
1001 Walsh Ln Yukon, OK	3.0	2.0	1596	$1,540	$0.96	23d	1	0.97mi
1925 Sara Vista Dr Yukon, OK	4.0	2.0	1730	$1,795	$1.04	23d	1	1.00mi
10429 NW 19th St Oklahoma City, OK	3.0	2.0	1313	$1,495	$1.14	23d	1	1.00mi
1409 Chimney Hill Rd Yukon, OK	3.0	2.0	1473	$1,705	$1.16	20d	1	1.03mi
1018 Arlington Dr Yukon, OK	3.0	2.0	1313	$1,560	$1.19	3d	1	1.04mi
1006 Richmond St Yukon, OK	3.0	2.0	1171	$1,395	$1.19	23d	1	1.05mi
9900 U.S. Route 66 Yukon, OK	1.0–2.0	1.0–2.0	818	$1,315	$1.61	3d	1	1.09mi
10216 NW 19th St Oklahoma City, OK	3.0	2.0	1248	$1,500	$1.20	23d	1	1.16mi
730 Arlington Dr Yukon, OK	3.0	2.0	1376	$1,495	$1.09	11d	1	1.17mi
4804 Doe Run Dr Yukon, OK	4.0	2.0	1674	$1,795	$1.07	23d	1	1.22mi
908 Ranchoak Ct Yukon, OK	3.0	2.0	1200	$1,000	$0.83	14d	1	1.28mi
1054 Cumberland Mansion Yukon, OK	3.0	2.0	1218	$1,500	$1.23	3d	1	1.30mi

HOA detail

• Monthly dues: $12 · $144/yr

Listing history 4 events

1. 2026-06-18
   days on market $215,000 Active 3 DOM
2. 2026-06-17
   days on market $215,000 Active 2 DOM
3. 2026-06-15
   remarks 348-char remark
4. 2026-06-15
   listed $215,000 Active 1 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: $1,584 · $132/mo
• Projected year-2 tax: $1,935 · $161/mo
• Expected delta: +$351/yr (+$29/mo · 22.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $20,776
• − Mortgage interest: −$12,043
• − Property taxes: −$1,584
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,662
• − Management: −$1,662
• − HOA: −$144
• − Depreciation: −$6,255
• Taxable loss: −$3,649
• Est. tax savings @ 24.0%: +$876
• After-tax cash flow: $956/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 — 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 · 154,341 people
• City population: 498,656
• 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

+1243.8% since first listed

6 events — show timeline

• 2026-06-15 Listed $215,000 MLSOK
• 2007-12-19 Listing Removed — MLSOK
• 2006-02-10 Sold (MLS) $135,182 MLSOK
• 2005-12-06 Listed $136,214 MLSOK
• 2004-12-01 Listed $135,648 MLSOK
• 2004-11-15 Sold (Public Records) $16,000 Public Records

Property tax history

+0.0%/yr

Latest (2025): $1,584 · +0.2% YoY. Source: county tax records.