740 Buckwood Dr · Choctaw, OK 73020

$214,900

3 bd · 2.0 ba · 1,398 sqft · SingleFamily public records · 14 Days on market

Built 1979 9,043 sqft lot Est $225k · at est.

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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 +12.9/30.0
• ARV discount +9.5/15.0
• DSCR +3.9/10.0
• 1% rule +3.7/10.0
• Livability +3.6/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

ABSOLUTLY OUTSTANDING! SUPER CLEAN! READY TO MOVE IN. SELLER HAS HAD ROOF REPLACED, EXTRA INSULATION PUT IN ATTIC! OVERSIZED 2 CAR GARAGE! YOU HAVE TO SEE IT TO BELEIVE IT!

Key facts

• New water tank
• Large lot
• Painted interior

Tags

• LARGE LOT
• PAINTED INTERIOR
• REPLACED LIGHT FIXTURES
• INSTALLED NEW FLOORING
• NEW WATER TANK
• BREAKFAST BAR

Property features AI

Finance

• Other: Occupied by owner; No home warranty
• Financial info: Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Utilities: No storm shelter; Homestead exempt (yes)
• Home design: Single-family residence; One-story; Residential property
• Construction: Brick and frame construction; Composition roof; Slab foundation
• Exterior features: Covered porch; Outbuildings; Interior lot

Interior

• Kitchen: Free-standing electric range and oven; Breakfast bar
• Bedrooms: 3 bedrooms; Primary bedroom with built-ins, ceiling fan, full bath, shower and walk-in closet
• Bathrooms: 2 full bathrooms
• Interior features: Built-in bookcase in living room; Ceiling fans; Fireplace (masonry); Inside utility room; Smoke alarm; Garage door opener
• Laundry & utility: Inside utility

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 $-16 ($-189/yr) — negative.
• To cash-flow at today's rent, offer at most $213k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (13.4% below list).
• Recommended offer: $186k (13.4% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.1% in Choctaw — 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 71/100 on livability (#31 in OK) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Choctaw-Nicoma Park (suburban): math 28% / reading 32% proficiency, ranked #48 of 270 in OK (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: L. W. Westfall Es (math 52% / reading 47%, grade D, #42 of 845 statewide, top 5%, 448 students, 0% FRL); Choctaw Hs (math 26% / reading 37%, grade F, #73 of 447 statewide, top 16%, 1,811 students, 0% FRL) — zoned schools average 0% FRL vs 34% district-wide (34 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 326 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 5,365 units permitted in Oklahoma County in 2024 (569 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.
• Oklahoma County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $96k; list at $215k implies a 124% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $185,997 (13.4% 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. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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. 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: 0.87% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.31%
• DSCR: 0.99
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $225,078
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
540 Oak Park Dr	0.20mi	3/2.0	1,340 (-4%)	3mo	$212,000	$158	81
905 Sandy Ln	0.13mi	3/1.0	1,258 (-10%)	1mo	$162,000	$129	73
855 Twisted Oak Dr	0.13mi	3/2.0	1,584 (+13%)	1mo	$215,000	$136	71
687 Oak Park Dr	0.19mi	3/2.0	1,511 (+8%)	12mo	$273,000	$181	68
14580 NE 6th St	0.06mi	3/2.0	1,580 (+13%)	10mo	$235,000	$149	67
14516 Park Cir	0.41mi	3/2.0	1,450 (+4%)	12mo	$249,900	$172	65
600 Oak Park Dr	0.17mi	3/1.5	1,201 (-14%)	11mo	$213,000	$177	57
14313 Redvine Rd	0.50mi	3/2.0	1,581 (+13%)	3mo	$254,000	$161	52
13801 NE 8th St	0.65mi	3/2.0	1,284 (-8%)	8mo	$220,000	$171	49
14214 NE 5th St	0.37mi	2/1.5 (-1)	1,188 (-15%)	11mo	$180,000	$152	42
805 Thomas Ln	0.71mi	3/2.0	1,515 (+8%)	14mo	$213,000	$141	41
13801 NE 9th St	0.68mi	4/2.0 (+1)	1,538 (+10%)	10mo	$255,000	$166	38

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: -16.8%
• Equity multiple: 0.41×
• Total profit: $-35,798
• Equity at exit: $32,042

10-year hold

• IRR: -8.6%
• Equity multiple: 0.46×
• Total profit: $-32,350
• Equity at exit: $18,581

Cash invested: $60,172 (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 73020

• Active inventory: 326
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,860 medium
• Mortgage (P&I): −$1,127
• Tax est. 1.5%: −$269 /mo · $3,224/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $-16

Break-even live

Break-even rent $1,880

Max offer price $212,621

Occupancy floor 96%

Sensitivity live

Price	-10% $133	-5% $59	+0% $-16	+5% $-90	+10% $-164
Rent	-10% $-163	-5% $-89	+0% $-16	+5% $58	+10% $131
Rate	-1.0pp $92	-0.5pp $39	base $-16	+0.5pp $-71	+1.0pp $-128

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14505 Park Cir Choctaw, OK	3.0	2.0	1458	$1,785	$1.22	16d	1	0.42mi

Listing history 10 events

1. 2026-06-18
   days on market $214,900 Active 14 DOM
2. 2026-06-17
   days on market $214,900 Active 13 DOM
3. 2026-06-16
   days on market $214,900 Active 12 DOM
4. 2026-06-15
   days on market $214,900 Active 11 DOM
5. 2026-06-13
   days on market $214,900 Active 9 DOM
6. 2026-06-13
   days on market $214,900 Active 8 DOM
7. 2026-06-09
   days on market $214,900 Active 5 DOM
8. 2026-06-08
   days on market $214,900 Active 4 DOM
9. 2026-06-07
   remarks 516-char remark
10. 2026-06-07
    listed $214,900 Active 3 DOM

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,320
• − Mortgage interest: −$12,038
• − Property taxes: −$3,224
• − Insurance: −$1,074
• − Repairs & maintenance: −$1,786
• − Management: −$1,786
• − Depreciation: −$6,252
• Taxable loss: −$3,839
• Est. tax savings @ 24.0%: +$921
• After-tax cash flow: $732/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: Choctaw-Nicoma Park
• NCES district ID: 4007620
• Math proficiency: 28% ▼ -10.00%
• Reading proficiency: 32% ▼ -12.00%
• Median HH income: $69,072
• Composite: 28.02/100
• National rank: #6847
• State rank: #48 of 270 in OK

Livability — Choctaw

• Score: 71/100
• State rank: #31
• US rank: #6853

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment A+ Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Choctaw, OK
• County: Oklahoma County · 771,644 people
• City population: 25,645
• Metro: Oklahoma City, OK
• Population (ZIP): 25,645
• Household income: $104,601
• Rent vs Own: 11.3% rent · 88.7% own
• Severe rent burden: 258.0

Population outlook (Oklahoma County) Hauer SSP2

• Today (2025): 911,875 people
• By 2030: 982,413 · +7.7%
• By 2040: 1,130,468 · +24.0%
• By 2050: 1,288,422 · +41.3%
• By 2075: 1,711,482 · +87.7%
• By 2100: 2,088,448 · +129.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Two or more races 8% Hispanic / Latino 6% Black 5% Native American 4% Asian 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 2% Italian 2% Iranian 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Oklahoma

• 2024 margin: Toss-up / Even · D 48.0% · R 49.7% · Other 2.3%
• 2008→2024 swing: +15.1pp toward D · 2008: -16.8pp · 2024: -1.7pp
• All cycles: 2024: R+1.7 2020: R+1.1 2016: R+10.5 2012: R+16.7 2008: R+16.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -131.61%
• Current HPI: 240.9989
• Rent YoY: —
• 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

+252.3% since first listed

5 events — show timeline

• 2026-06-04 Listed $214,900 MLSOK
• 2004-10-04 Sold (Public Records) $96,000 Public Records
• 2004-10-01 Sold (MLS) $96,000 MLSOK
• 2004-07-28 Listed $96,000 MLSOK
• 1981-04-01 Sold (Public Records) $61,000 Public Records