15375 Arrowhead Dr · Oklahoma City, OK 73099

$225,000

3 bd · 2.0 ba · 1,507 sqft · Land public records · 4 Days on market

Built 1980 0.75 ac lot $21/mo HOA · 1% of rent

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Why this score? — see what drove the F 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 +8.0/30.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +2.8/5.0
• Schools +2.8/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

You will love this remodeled home on almost an acre. This home has the most wonderful cathedral ceilinged large living room that features a brick fireplace with an insert that has a blower, helps keep your home warm in the winter without high utility bills. The home has all new paint, wood look tile flooring, carpeting, granite kitchen counters as well as new baths, stools, tile and shower. Windows are updated, storm shelter has a new door and the sellers poured lots of new concrete the right way. The property features a very nice above ground pool with a very nice deck and a seating platform with amazing views. The workshop has a roll up and walk thru door and a great slab. There is also a firepit and a small metal shed to store wood in. Amazing front and partial sides fence, wood on iron, with door and gates will last forever. You will love the beautiful views of the sunsets. Open Sunday Nov 13th 2-4

Key facts

• Spacious backyard
• Fire-pit
• Workshop

Tags

• SPACIOUS BACKYARD
• LARGE PERGOLA
• FIRE-PIT
• WORKSHOP
• CHICKEN COOP

Property features AI

Finance

• HOA & community: Mandatory association dues; Association fee: $250 (includes grounds maintenance)

Exterior

• Parking: 2-car garage
• Security: Outdoor storm shelter
• Utilities: Utilities: standard electric service
• Home design: Single Family Residence; One story; Property faces east; Residential property, existing
• Construction: Brick and frame construction; Composition roof; Built on slab foundation
• Exterior features: Covered porch; Fire pit; Outbuildings; Interior lot

Interior

• Kitchen: Free-standing electric range and oven
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: One living area; Wood-burning fireplace
• Laundry & utility: Slab foundation (utility access at slab)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $225k.

Deal economics

• At list price, monthly cash flow is $-235 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $191k (15.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (24.5% below list).
• Recommended offer: $170k (24.5% below list) — sets the bar for 1% rule.
• Cap rate 5.0% 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: Central Es (math 42% / reading 37%, grade F, #107 of 845 statewide, top 14%, 330 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; 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 17y 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 $168k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,764 (24.5% 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: 0.75% ✗
• Cap rate: 5.04%
• Cash-on-cash: -4.47%
• DSCR: 0.80
• GRM: 11.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.19% rent growth · sell at horizon

5-year hold

• IRR: -25.9%
• Equity multiple: 0.14×
• Total profit: $-54,412
• Equity at exit: $33,548

10-year hold

• IRR: -29.7%
• Equity multiple: -0.25×
• Total profit: $-78,497
• Equity at exit: $19,454

Cash invested: $63,000 (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: 1560
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,698 medium
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$21
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $-235

Break-even live

Break-even rent $1,995

Max offer price $191,026

Occupancy floor —

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $21 · $252/yr
• Likely covers: pool

Listing history 9 events

1. 2026-05-22
   listed $225,000 Active
2. 2017-01-25
   soldstatus $167,500
3. 2017-01-20
   soldstatus $167,500 Sold 916-char remark

   Show marketing remark (916 chars)

   You will love this remodeled home on almost an acre. This home has the most wonderful cathedral ceilinged large living room that features a brick fireplace with an insert that has a blower, helps keep your home warm in the winter without high utility bills. The home has all new paint, wood look tile flooring, carpeting, granite kitchen counters as well as new baths, stools, tile and shower. Windows are updated, storm shelter has a new door and the sellers poured lots of new concrete the right way. The property features a very nice above ground pool with a very nice deck and a seating platform with amazing views. The workshop has a roll up and walk thru door and a great slab. There is also a firepit and a small metal shed to store wood in. Amazing front and partial sides fence, wood on iron, with door and gates will last forever. You will love the beautiful views of the sunsets. Open Sunday Nov 13th 2-4

4. 2017-01-01
   status Pending 916-char remark

   Show marketing remark (916 chars)

   You will love this remodeled home on almost an acre. This home has the most wonderful cathedral ceilinged large living room that features a brick fireplace with an insert that has a blower, helps keep your home warm in the winter without high utility bills. The home has all new paint, wood look tile flooring, carpeting, granite kitchen counters as well as new baths, stools, tile and shower. Windows are updated, storm shelter has a new door and the sellers poured lots of new concrete the right way. The property features a very nice above ground pool with a very nice deck and a seating platform with amazing views. The workshop has a roll up and walk thru door and a great slab. There is also a firepit and a small metal shed to store wood in. Amazing front and partial sides fence, wood on iron, with door and gates will last forever. You will love the beautiful views of the sunsets. Open Sunday Nov 13th 2-4

5. 2016-10-31
   listed $174,900 Active 916-char remark

   Show marketing remark (916 chars)

   You will love this remodeled home on almost an acre. This home has the most wonderful cathedral ceilinged large living room that features a brick fireplace with an insert that has a blower, helps keep your home warm in the winter without high utility bills. The home has all new paint, wood look tile flooring, carpeting, granite kitchen counters as well as new baths, stools, tile and shower. Windows are updated, storm shelter has a new door and the sellers poured lots of new concrete the right way. The property features a very nice above ground pool with a very nice deck and a seating platform with amazing views. The workshop has a roll up and walk thru door and a great slab. There is also a firepit and a small metal shed to store wood in. Amazing front and partial sides fence, wood on iron, with door and gates will last forever. You will love the beautiful views of the sunsets. Open Sunday Nov 13th 2-4

6. 2010-02-04
   soldstatus $130,000
7. 2010-01-28
   soldstatus $129,800 283-char remark

   Show marketing remark (283 chars)

   Great lot in a wonderful neighborhood in top rated Yukon Schools. Acreage backs to large open field that will most likely never be developed. Livingroom is very large with a gorgeous beamed ceiling. Needs a little love but tremendous find. Everything here you need for a great price!

8. 2009-12-22
   listed $139,900 283-char remark

   Show marketing remark (283 chars)

   Great lot in a wonderful neighborhood in top rated Yukon Schools. Acreage backs to large open field that will most likely never be developed. Livingroom is very large with a gorgeous beamed ceiling. Needs a little love but tremendous find. Everything here you need for a great price!

9. 1999-02-16
   soldstatus $92,000

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $20,372
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,630
• − Management: −$1,630
• − HOA: −$252
• − Depreciation: −$6,545
• Taxable loss: −$6,789
• Est. tax savings @ 24.0%: +$1,629
• After-tax cash flow: $-1,188/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

• 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

+144.6% since first listed

9 events — show timeline

• 2026-05-22 Listed $225,000 MLSOK
• 2017-01-25 Sold (Public Records) $167,500 Public Records
• 2017-01-20 Sold (MLS) $167,500 MLSOK
• 2017-01-01 Pending — MLSOK
• 2016-10-31 Listed $174,900 MLSOK
• 2010-02-04 Sold (Public Records) $130,000 Public Records
• 2010-01-28 Sold (MLS) $129,800 MLSOK
• 2009-12-22 Listed $139,900 MLSOK
• 1999-02-16 Sold (Public Records) $92,000 Public Records

Property tax history

-19.8%/yr

Latest (2025): $130 · +3.2% YoY. Source: county tax records.