9920 Ruger Rd · Oklahoma City, OK 73099

$200,000

3 bd · 2.0 ba · 1,252 sqft · SingleFamily public records · 4 Days on market

Built 2020 6,016 sqft lot Est $202k · at est. $28/mo HOA · 2% 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).

• Cash flow +13.1/30.0
• ARV discount +7.9/15.0
• Livability +4.0/5.0
• DSCR +3.9/10.0
• 1% rule +3.5/10.0
• 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

Meet the Wright! This Unique floor plan offers great space where it is needed most. This home is equipped with a living room that overlooks an incredible kitchen that is perfect for any use. The home features 3 bedrooms and 2 baths. Schedule your showing today!

Key facts

• Battery back up
• Spacious pantry
• Separate laundry

Tags

• SOLAR PANELS
• BATTERY BACK UP
• SEPARATE LAUNDRY
• SPACIOUS PANTRY
• EASY TO MAINTAIN YARD
• FULL PRIVACY FENCE

Property features AI

Finance

• Other: Home warranty provided
• Financial info: Financing options include Conventional, FHA, or VA; Loan qualification possible
• HOA & community: Mandatory association dues; Association fee of $334 (includes greenbelt)

Exterior

• Parking: Concrete driveway; 2-car garage
• Utilities: Public utilities; High-speed internet available
• Home design: Single-family residence; One level; Faces west; Residential property in Redstone Ranch Ph 4
• Construction: Brick and frame construction; Composition roof (replaced/installed 2020); Low E windows; Post-tension foundation; Built by Rausch Coleman
• Exterior features: Covered patio; Wood fencing; Interior lot

Interior

• Kitchen: Free-standing electric range/oven; Dishwasher
• Bedrooms: 3 bedrooms
• Flooring: Combination of flooring types
• Bathrooms: 2 full bathrooms
• Heating & cooling: Programmable thermostat; Double glazed (energy-efficient) windows; Solar energy features
• Interior features: Window treatments; No fireplace
• Laundry & utility: Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-8 ($-97/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (0.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (14.9% below list).
• Recommended offer: $170k (14.9% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: Surrey Hills Es (math 37% / reading 27%, grade F, #213 of 845 statewide, top 28%, 725 students, 0% FRL); Yukon Ms (math 21% / reading 26%, grade F, #113 of 345 statewide, top 34%, 1,407 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); 1574 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 $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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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 $150k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $170,292 (14.9% 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. 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. 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?
7. 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.
8. 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.
9. 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: 0.85% ✗
• Cap rate: 6.24%
• Cash-on-cash: -0.17%
• DSCR: 0.99
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $201,572
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11909 NW 100th St	0.29mi	3/2.0	1,248 (-0%)	2mo	$215,900	$173	85
9904 Jack Rabbit Rd	0.07mi	3/2.0	1,376 (+10%)	0mo	$205,000	$149	80
9601 Saddle Dr	0.39mi	3/2.0	1,221 (-2%)	1mo	$220,000	$180	77
10048 Blackjack Rd	0.52mi	3/2.0	1,248 (-0%)	1mo	$214,350	$172	74
10056 Blackjack Rd	0.35mi	3/2.0	1,373 (+10%)	1mo	$218,050	$159	67
11905 NW 100th St	0.29mi	3/2.0	1,402 (+12%)	1mo	$225,050	$161	66
10056 Appaloosa Ln	0.46mi	3/2.0	1,373 (+10%)	1mo	$223,300	$163	62
10045 Appaloosa Ln	0.49mi	3/2.0	1,373 (+10%)	0mo	$220,550	$161	61
11921 NW 100th St	0.52mi	3/2.0	1,373 (+10%)	1mo	$218,550	$159	59
10052 Appaloosa Ln	0.47mi	3/2.0	1,402 (+12%)	2mo	$226,800	$162	57
10057 Appaloosa Ln	0.48mi	3/2.0	1,402 (+12%)	1mo	$222,499	$159	57
11112 NW 99th St	0.57mi	3/2.0	1,407 (+12%)	1mo	$211,000	$150	52

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: -18.6%
• Equity multiple: 0.36×
• Total profit: $-35,963
• Equity at exit: $29,821

10-year hold

• IRR: -15.0%
• Equity multiple: 0.21×
• Total profit: $-44,002
• Equity at exit: $17,292

Cash invested: $56,000 (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: 1574
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,703 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$193 /mo · $2,319/yr
• Insurance: −$83
• HOA: −$28
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $-8

Break-even live

Break-even rent $1,713

Max offer price $198,569

Occupancy floor 95%

Sensitivity live

Price	-10% $105	-5% $49	+0% $-8	+5% $-65	+10% $-121
Rent	-10% $-143	-5% $-75	+0% $-8	+5% $59	+10% $126
Rate	-1.0pp $93	-0.5pp $43	base $-8	+0.5pp $-60	+1.0pp $-113

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10001 Glover River Dr Yukon, OK	3.0	3.0	1812	$1,950	$1.08	18d	1	0.16mi
11744 NW 99th Ter Yukon, OK	3.0	2.0	1713	$1,720	$1.00	16d	1	0.26mi
10421 Salt Fork Dr Yukon, OK	3.0	2.0	1733	$1,795	$1.04	12d	1	0.27mi
11713 NW 95th St Yukon, OK	4.0	2.0	1691	$1,699	$1.00	16d	1	0.27mi
9633 Glover River Dr Yukon, OK	3.0	2.0	1316	$1,450	$1.10	25d	1	0.30mi
9627 Glover River Dr Yukon, OK	3.0	2.0	1316	$1,450	$1.10	6d	1	0.31mi
9627 Glover River Dr Yukon, OK	3.0	2.0	1316	$1,450	$1.10	13d	1	0.31mi
9724 Saddle Dr Yukon, OK	3.0	2.0	1277	$1,595	$1.25	6d	1	0.31mi
9517 Black Tail Cir Yukon, OK	3.0	2.0	1316	$1,450	$1.10	25d	1	0.35mi
9513 Black Tail Cir Yukon, OK	4.0	2.5	1816	$1,595	$0.88	6d	1	0.36mi
9513 Black Tail Cir Yukon, OK	4.0	2.5	1816	$1,595	$0.88	5d	1	0.36mi
9501 Timberwind Ln Yukon, OK	3.0	2.0	1848	$1,795	$0.97	18d	1	0.41mi
9613 Laredo Ln Yukon, OK	3.0	2.0	1216	$1,475	$1.21	25d	1	0.41mi
10049 Appaloosa Ln Yukon, OK	4.0	2.0	1459	$1,695	$1.16	4d	1	0.46mi
11212 NW 101st St Yukon, OK	3.0	2.0	1633	$1,850	$1.13	5d	1	0.48mi
10052 Blackjack Rd Yukon, OK	3.0	2.0	1402	$1,650	$1.18	6d	1	0.52mi
11112 NW 99th St Yukon, OK	3.0	2.0	1407	$1,700	$1.21	13d	1	0.58mi
11009 NW 100th St Yukon, OK	3.0	2.0	1329	$1,595	$1.20	25d	1	0.65mi
11008 NW 97th St Yukon, OK	3.0	2.0	1350	$1,595	$1.18	6d	1	0.66mi
11206 NW 114th St Yukon, OK	3.0	2.0	1450	$1,495	$1.03	6d	1	0.98mi
11202 NW 114th St Yukon, OK	3.0	2.0	1548	$1,549	$1.00	13d	1	0.99mi
11214 Coachmans Rd Yukon, OK	3.0	2.0	1305	$1,395	$1.07	6d	1	1.00mi
11208 Coachmans Rd Yukon, OK	3.0	2.0	1450	$1,495	$1.03	5d	1	1.03mi
11719 Surrey Hills Blvd Yukon, OK	2.0	2.0	1100	$1,350	$1.23	23d	1	1.07mi
11907 N Mustang Rd Yukon, OK	3.0	2.0	1400	$1,500	$1.07	13d	1	1.32mi

HOA detail

• Monthly dues: $28 · $336/yr

Listing history 4 events

1. 2026-06-21
   days on market $200,000 Active 4 DOM
2. 2026-06-18
   remarks 537-char remark
3. 2026-06-17
   remarks 519-char remark
4. 2026-06-17
   listed $200,000 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: $2,319 · $193/mo
• Projected year-2 tax: $2,319 · $193/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,435
• − Mortgage interest: −$11,203
• − Property taxes: −$2,319
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,635
• − Management: −$1,635
• − HOA: −$336
• − Depreciation: −$5,818
• Taxable loss: −$3,511
• Est. tax savings @ 24.0%: +$843
• After-tax cash flow: $745/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

+33.4% since first listed

4 events — show timeline

• 2026-06-17 Listed $200,000 MLSOK
• 2020-03-24 Sold (MLS) $149,955 MLSOK
• 2020-02-26 Pending — MLSOK
• 2020-01-09 Listed $149,955 MLSOK

Property tax history

+104.4%/yr

Latest (2025): $2,319 · -1.9% YoY. Source: county tax records.