2020 Lankestar Pl · Oklahoma City, OK 73099

$235,000

3 bd · 2.0 ba · 2,334 sqft · SingleFamily public records · 68 Days on market

Built 1978 9,021 sqft lot Est $338k · 31% under ↓ 2% since listing

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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 +15.0/15.0
• Cash flow +13.9/30.0
• DSCR +4.2/10.0
• Livability +4.0/5.0
• 1% rule +3.1/10.0
• Schools +3.1/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

BACK ON THE MARKET! The previous buyer’s loss is your absolute gain! Through no fault of the property, this incredible home is officially available again. Opportunities like this don't knock twice—if you missed out the first time, now is your chance to slide in and claim it! Massive equity opportunity in a prime location. This 2,334 sq. ft. home offers a spacious 4-bed, 3-bath footprint with immense potential. Major capital expenses have already been tackled: the roof was replaced in 2020, and the home features a high-efficiency variable-speed AC system installed in 2020. Additionally, a brand-new hot water tank was recently added in 2026. Property is being sold As-Is, making i

Key facts

• New hot water tank
• Roof replaced
• 9,021 sq ft lot

Tags

• NEW HOT WATER TANK
• ROOF REPLACED

Property features AI

Finance

• Other: Listed as active; Occupied: No; Days on market: 30
• Financial info: Current price listed; Assumable: Unknown; Loan qualifying: Unknown
• HOA & community: No mandatory association dues

Exterior

• Parking: Detached 2-car garage
• Utilities: Homestead exemption applied
• Home design: Single-family residence; Residential property; One story; Entry on one level
• Construction: Brick construction; Composition roof; Slab foundation; Built (existing)
• Exterior features: Interior lot; Covered porch; Open patio; Rain gutters

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Interior features: One-level living; Living area; Covered porch; Open patio; Rain gutters; Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $24 ($286/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 $190k (19.1% below list).
• Recommended offer: $190k (19.1% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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.
• Mustang (suburban): math 35% / reading 33% proficiency, ranked #28 of 270 in OK (top 10%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mustang Valley Es (math 50% / reading 40%, grade D-, #60 of 845 statewide, top 7%, 652 students, 0% FRL); Canyon Ridge Ies (math 43% / reading 36%, grade F, #8 of 345 statewide, top 2%, 749 students, 0% FRL); Mustang Hs (math 28% / reading 39%, grade F, #65 of 447 statewide, top 14%, 3,756 students, 0% FRL) — zoned schools average 0% FRL vs 28% district-wide (28 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; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $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

• It's been on market 68 days — a 6% lower offer ($221k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $190,179 (19.1% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 6.41%
• Cash-on-cash: 0.43%
• DSCR: 1.02
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $338,430
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1813 Lankestar Pl	0.12mi	3/2.0	2,307 (-1%)	2mo	$285,900	$124	91
10416 Paisley Rd	0.14mi	4/3.0 (+1)	2,363 (+1%)	1mo	$175,000	$74	82
2712 Kathleens Xing	0.53mi	3/3.0	2,208 (-5%)	1mo	$315,000	$143	62
10036 Paisley Rd	0.47mi	3/2.0	2,111 (-10%)	2mo	$235,000	$111	61
2124 Sycamore Creek Ave	0.62mi	3/2.0	2,108 (-10%)	3mo	$385,000	$183	53
2705 Kathleens Xing	0.53mi	4/3.0 (+1)	2,107 (-10%)	1mo	$264,500	$126	49
2705 Tracys Mnr	0.55mi	4/2.0 (+1)	2,031 (-13%)	3mo	$294,990	$145	45
2808 Ryder Dr	0.60mi	4/2.0 (+1)	2,058 (-12%)	4mo	$330,000	$160	44
2805 Tracys Mnr	0.61mi	4/2.0 (+1)	2,031 (-13%)	1mo	$299,990	$148	44
2725 Tracys Mnr	0.59mi	4/2.0 (+1)	2,031 (-13%)	2mo	$284,990	$140	44
2717 Tracys Mnr	0.58mi	4/2.0 (+1)	2,031 (-13%)	4mo	$299,990	$148	43
10408 SW 28th St	0.67mi	4/2.0 (+1)	2,031 (-13%)	2mo	$299,990	$148	41

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: -17.5%
• Equity multiple: 0.39×
• Total profit: $-40,027
• Equity at exit: $35,039

10-year hold

• IRR: -13.1%
• Equity multiple: 0.29×
• Total profit: $-46,612
• Equity at exit: $20,319

Cash invested: $65,800 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,902 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$148 /mo · $1,780/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $24

Break-even live

Break-even rent $1,872

Max offer price $235,000

Occupancy floor 94%

Sensitivity live

Price	-10% $157	-5% $90	+0% $24	+5% $-43	+10% $-109
Rent	-10% $-126	-5% $-51	+0% $24	+5% $99	+10% $174
Rate	-1.0pp $142	-0.5pp $84	base $24	+0.5pp $-37	+1.0pp $-99

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2613 Kathleens Xing Yukon, OK	4.0	2.0	1614	$2,100	$1.30	25d	1	0.46mi
2509 Crystal Creek Dr Yukon, OK	3.0	2.5	1996	$2,000	$1.00	6d	1	0.51mi
2200 Bleeker St Yukon, OK	4.0	2.0	1784	$1,595	$0.89	16d	1	0.53mi
10018 Birkenhead Ct Yukon, OK	3.0	2.5	2779	$2,300	$0.83	25d	1	0.56mi
10921 SW 22nd St Yukon, OK	4.0	2.0	1784	$1,640	$0.92	25d	1	0.61mi
2809 Tracys Mnr Yukon, OK	4.0	2.0	1614	$1,849	$1.15	6d	1	0.61mi
1304 Fairfax Cir Yukon, OK	4.0	2.0	1923	$1,725	$0.90	16d	1	0.77mi
2109 Breakers West Blvd Oklahoma City, OK	3.0	2.0	1722	$1,800	$1.05	6d	1	0.85mi
3004 Copan Ct Yukon, OK	4.0	2.5	2252	$1,975	$0.88	25d	1	0.85mi
1338 Selborne Pl Yukon, OK	3.0	2.0	1581	$1,785	$1.13	25d	1	0.86mi
10913 SW 30th St Yukon, OK	4.0	2.0	1992	$1,900	$0.95	25d	1	0.93mi
1712 Riviera Ln Oklahoma City, OK	2.0	2.0	2574	$1,250	$0.49	25d	1	1.04mi
11000 SW 8th St Yukon, OK	3.0	2.0	1750	$1,750	$1.00	21d	1	1.09mi
1401 Chisholm Springs Blvd Oklahoma City, OK	4.0	2.0	1620	$1,450	$0.90	25d	1	1.20mi
3524 Upland Ridge Dr Yukon, OK	3.0	2.5	1908	$1,741	$0.91	25d	1	1.26mi
10524 SW 38th St Mustang, OK	3.0–5.0	2.0–2.5	1680	$1,800	$1.07	3d	4	1.28mi
11424 SW 25th St Yukon, OK	4.0	2.0	1721	$1,833	$1.07	25d	1	1.30mi
10425 SW 41st St Oklahoma City, OK	4.0	2.5	1822	$1,950	$1.07	25d	1	1.47mi
3909 Dutch LN Mustang, OK	4.0	2.0	1613	$1,595	$0.99	16d	1	1.47mi
3909 Dutch LN Mustang, OK	4.0	2.0	1613	$1,595	$0.99	18d	1	1.47mi
11000 SW 38th Cir Mustang, OK	4.0	2.5	2404	$2,250	$0.94	25d	1	1.48mi

Listing history 4 events

1. 2026-06-21
   remarks 687-char remark
2. 2026-06-21
   statusdays on market $235,000 Active 68 DOM
3. 2026-04-17
   price $235,000
4. 2026-03-18
   listed $240,000 Active

ⓘ 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: $1,780 · $148/mo
• Projected year-2 tax: $2,115 · $176/mo
• Expected delta: +$335/yr (+$28/mo · 18.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 19 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: $22,821
• − Mortgage interest: −$13,164
• − Property taxes: −$1,780
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,826
• − Management: −$1,826
• − Depreciation: −$6,836
• Taxable loss: −$3,785
• Est. tax savings @ 24.0%: +$908
• After-tax cash flow: $1,194/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: Mustang
• NCES district ID: 4021000
• Math proficiency: 35% ▼ -10.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $67,559
• Composite: 31.21/100
• National rank: #6038
• State rank: #28 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

-2.1% since first listed

2 events — show timeline

• 2026-04-17 Price Changed $235,000 MLSOK
• 2026-03-18 Listed $240,000 MLSOK

Property tax history

+0.2%/yr

Latest (2025): $1,780 · +1.3% YoY. Source: county tax records.