11220 NW 112th St · Oklahoma City, OK 73099

$194,900

3 bd · 2.0 ba · 1,641 sqft · SingleFamily public records · 4 Days on market

Built 1984 7,022 sqft lot Est $230k · 15% under $25/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 +15.3/30.0
• ARV discount +14.3/15.0
• DSCR +4.7/10.0
• Livability +4.0/5.0
• 1% rule +3.6/10.0
• Rent growth +2.8/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This is your opportunity to renovate a wonderful home in sought after Surrey Hills! Although it needs quite a bit of work, the roof is around 5 years old and the dishwasher was replaced a couple of years ago! Along with the soaring high ceilings, the location is on a cul-de-sac surrounded by a greenbelt and within walking distance to Surrey Hills Elementary School! The home is surrounded by the Surrey Hills Golf Course and there is a neighborhood swimming pool just in time for summer!!! Schedule your showing today!! The home is offered in AS-IS condition and is part of a probate but has been cleared to sell. Will NOT go FHA or VA financing.

Key facts

• Cut-de-sac
• 7,022 sq ft lot
• 2 garage spots

Tags

• ROOF IS AROUND 5 YEARS OLD
• DISHWASHER WAS REPLACED
• SOARING HIGH CEILINGS
• CUT-DE-SAC
• NEIGHBORHOOD SWIMMING POOL

Property features AI

Finance

• Other: Homestead exempt; No storm shelter; Vacant/Not occupied; No home warranty; Property is existing (not new construction)
• Financial info: Listing terms: Cash or Conventional
• HOA & community: Mandatory association dues; Association fee of $300 (covers common area maintenance)

Exterior

• Parking: Concrete driveway; 2-car garage
• Utilities: Cable available; Electricity available; Natural gas available; Public water/sewer
• Home design: Single-family residence; Residential property; Entry level: One
• Construction: Brick and frame construction; Heavy composition roof (replaced/updated 2021); Slab foundation
• Exterior features: Covered porch; Located on a cul-de-sac; Greenbelt lot; Interior lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: One-level floor plan; Living area; Dining area; Gas log fireplace
• Laundry & utility: Garage door lift

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $70 ($845/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 $168k (13.8% below list).
• Recommended offer: $168k (13.8% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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; 36 comparable units currently listed for rent nearby; rentals leasing fast (median 14d 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.
• Current owner paid $85k; list at $195k implies a 129% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $168,009 (13.8% 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. 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: 0.86% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.55%
• DSCR: 1.07
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $229,740
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11228 NW 109th St	0.23mi	3/2.0	1,655 (+1%)	4mo	$220,000	$133	84
11028 Folkstone Dr	0.24mi	3/2.0	1,674 (+2%)	7mo	$150,000	$90	80
11108 NW 112th St	0.15mi	3/2.0	1,762 (+7%)	6mo	$255,000	$145	76
11004 NW 115th St	0.37mi	3/2.0	1,712 (+4%)	2mo	$225,000	$131	74
11312 Ashford Dr	0.35mi	4/2.0 (+1)	1,745 (+6%)	5mo	$232,000	$133	64
11525 Hastings Ave	0.20mi	3/2.0	1,873 (+14%)	5mo	$220,000	$117	63
11037 Coachman Rd	0.27mi	3/2.0	1,826 (+11%)	7mo	$250,000	$137	63
11912 W Wickford Pl	0.59mi	4/2.0 (+1)	1,687 (+3%)	2mo	$299,900	$178	61
11900 Ashford Dr	0.56mi	3/2.0	1,782 (+9%)	4mo	$250,000	$140	56
10917 NW 118th St	0.62mi	3/2.0	1,780 (+8%)	3mo	$249,000	$140	54
10800 Mountain Fork Dr	0.46mi	4/2.0 (+1)	1,866 (+14%)	0mo	$330,000	$177	50
11300 NW 101st St	0.73mi	3/2.0	1,775 (+8%)	3mo	$262,500	$148	50

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: -15.8%
• Equity multiple: 0.45×
• Total profit: $-30,134
• Equity at exit: $29,060

10-year hold

• IRR: -10.6%
• Equity multiple: 0.40×
• Total profit: $-32,481
• Equity at exit: $16,851

Cash invested: $54,572 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,680 high
• Mortgage (P&I): −$1,022
• Tax from tax record: −$129 /mo · $1,543/yr
• Insurance: −$81
• HOA: −$25
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $70

Break-even live

Break-even rent $1,591

Max offer price $194,900

Occupancy floor 91%

Sensitivity live

Price	-10% $181	-5% $126	+0% $70	+5% $15	+10% $-40
Rent	-10% $-62	-5% $4	+0% $70	+5% $137	+10% $203
Rate	-1.0pp $169	-0.5pp $120	base $70	+0.5pp $20	+1.0pp $-31

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: $48,725
• Closing costs: $5,847
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11206 NW 114th St Yukon, OK	3.0	2.0	1450	$1,495	$1.03	6d	1	0.09mi
11202 NW 114th St Yukon, OK	3.0	2.0	1548	$1,549	$1.00	13d	1	0.10mi
11214 Coachmans Rd Yukon, OK	3.0	2.0	1305	$1,395	$1.07	6d	1	0.11mi
11208 Coachmans Rd Yukon, OK	3.0	2.0	1450	$1,495	$1.03	5d	1	0.14mi
11907 N Mustang Rd Yukon, OK	3.0	2.0	1400	$1,500	$1.07	13d	1	0.49mi
11719 Surrey Hills Blvd Yukon, OK	2.0	2.0	1100	$1,350	$1.23	23d	1	0.58mi
10421 Salt Fork Dr Yukon, OK	3.0	2.0	1733	$1,795	$1.04	12d	1	0.64mi
10810 NW 119th Pl Yukon, OK	3.0	2.5	1300	$1,495	$1.15	25d	1	0.67mi
11244 NW 102nd St Yukon, OK	3.0	2.5	1935	$2,500	$1.29	3d	1	0.70mi
10801 NW 119th Pl Yukon, OK	3.0	2.5	1300	$1,545	$1.19	5d	1	0.71mi
10805 NW 119th Pl Yukon, OK	3.0	2.5	1300	$1,495	$1.15	13d	1	0.71mi
11409 NW 121st Pl Unit 11409 Yukon, OK	3.0	2.0	1439	$1,500	$1.04	16d	1	0.73mi
11212 NW 101st St Yukon, OK	3.0	2.0	1633	$1,850	$1.13	5d	1	0.77mi
11009 NW 100th St Yukon, OK	3.0	2.0	1329	$1,595	$1.20	25d	1	0.84mi
10001 Glover River Dr Yukon, OK	3.0	3.0	1812	$1,950	$1.08	18d	1	0.85mi
10004 Glover River Dr Yukon, OK	4.0	2.0	2200	$2,450	$1.11	25d	1	0.85mi
11112 NW 99th St Yukon, OK	3.0	2.0	1407	$1,700	$1.21	13d	1	0.90mi
10005 Blue Wing Trl Yukon, OK	4.0	2.0	2022	$1,840	$0.91	25d	1	1.00mi
11008 NW 97th St Yukon, OK	3.0	2.0	1350	$1,595	$1.18	6d	1	1.02mi
11744 NW 99th Ter Yukon, OK	3.0	2.0	1713	$1,720	$1.00	16d	1	1.10mi
9633 Glover River Dr Yukon, OK	3.0	2.0	1316	$1,450	$1.10	25d	1	1.11mi
9627 Glover River Dr Yukon, OK	3.0	2.0	1316	$1,450	$1.10	6d	1	1.13mi
9627 Glover River Dr Yukon, OK	3.0	2.0	1316	$1,450	$1.10	13d	1	1.13mi
10049 Appaloosa Ln Yukon, OK	4.0	2.0	1459	$1,695	$1.16	4d	1	1.15mi
11624 NW 96th St Yukon, OK	4.0	2.0	1917	$1,795	$0.94	23d	1	1.15mi
11713 NW 95th St Yukon, OK	4.0	2.0	1691	$1,699	$1.00	16d	1	1.16mi
9517 Black Tail Cir Yukon, OK	3.0	2.0	1316	$1,450	$1.10	25d	1	1.17mi
9501 Timberwind Ln Yukon, OK	3.0	2.0	1848	$1,795	$0.97	18d	1	1.17mi
9513 Black Tail Cir Yukon, OK	4.0	2.5	1816	$1,595	$0.88	5d	1	1.18mi
9513 Black Tail Cir Yukon, OK	4.0	2.5	1816	$1,595	$0.88	6d	1	1.18mi
9724 Saddle Dr Yukon, OK	3.0	2.0	1277	$1,595	$1.25	6d	1	1.18mi
10052 Blackjack Rd Yukon, OK	3.0	2.0	1402	$1,650	$1.18	6d	1	1.19mi
12817 Double V Dr Piedmont, OK	4.0	2.0	1704	$1,995	$1.17	16d	1	1.22mi
9613 Laredo Ln Yukon, OK	3.0	2.0	1216	$1,475	$1.21	25d	1	1.29mi
11444 NW 130th St Piedmont, OK	3.0	2.0	1243	$1,595	$1.28	25d	1	1.32mi
13112 Grass Plain Ave Yukon, OK	3.0	2.0	1601	$1,950	$1.22	23d	1	1.39mi

HOA detail

• Monthly dues: $25 · $300/yr
• Likely covers: pool

Listing history 3 events

1. 2026-05-17
   status Pending
2. 2026-05-13
   listed $194,900 Active
3. 1996-11-19
   soldstatus $85,000

ⓘ 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: $1,543 · $129/mo
• Projected year-2 tax: $1,754 · $146/mo
• Expected delta: +$211/yr (+$18/mo · 13.7%)

ⓘ 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 ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $20,161
• − Mortgage interest: −$10,917
• − Property taxes: −$1,543
• − Insurance: −$974
• − Repairs & maintenance: −$1,613
• − Management: −$1,613
• − HOA: −$300
• − Depreciation: −$5,670
• Taxable loss: −$2,469
• Est. tax savings @ 24.0%: +$593
• After-tax cash flow: $1,437/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

+129.3% since first listed

3 events — show timeline

• 2026-05-17 Pending — MLSOK
• 2026-05-13 Listed $194,900 MLSOK
• 1996-11-19 Sold (Public Records) $85,000 Public Records

Property tax history

+0.8%/yr

Latest (2025): $1,543 · +0.2% YoY. Source: county tax records.