10445 Aberdeen Dr · Oklahoma City, OK 73099

$210,000

3 bd · 2.0 ba · 1,327 sqft · SingleFamily public records · 3 Days on market

Built 2001 5,502 sqft lot Est $194k · 8% over $3/mo HOA

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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 +12.7/30.0
• Livability +4.0/5.0
• DSCR +3.8/10.0
• ARV discount +3.7/15.0
• Schools +3.1/10.0
• Rent growth +2.8/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Remodeled 3 bed 2 bath in Westbury North addition. Mustang schools right down the road. Easy access to turnpike and i-40. Kitchen was remodeled with new cabinets, granite counters, all new appliances, and tile flooring. Luxury vinyl flooring installed in living room, dining room, hallways with brand new, soft and plushy, carpet in the bedrooms. All doors, trim, fans, lights are new. Inside was freshly painted from ceiling to walls. Bathrooms updated with new vanities, tile flooring, and modern tub/showers. There's an in-ground storm shelter in the garage. Seller is licensed agent in state of Oklahoma #170512.

Key facts

• Remodeled
• New cabinets
• New appliances

Tags

• REMODELED
• NEW CABINETS
• GRANITE COUNTERS
• NEW APPLIANCES
• TILE FLOORING
• LUXURY VINYL FLOORING

Property features AI

Finance

• Other: Living area reported as 1,327 (source: assessor); Property located in Bellflower Add S 2; Directions: East of Sara Rd and Aberdeen
• Financial info: Loan qualifying permitted; Not assumable
• HOA & community: Mandatory association dues; Association fee approximately $30; Association fee includes greenbelt, grounds maintenance, and common area maintenance

Exterior

• Parking: Detached 2-car garage
• Security: No security details provided
• Utilities: No specific utility details provided
• Home design: Single family residence; One level; Residential property; Existing property
• Construction: Vinyl siding; Shingle roof; Slab foundation; Built status: existing
• Exterior features: Interior lot; No additional exterior features listed; Storm shelter located on garage floor and below ground

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: 3 bedrooms
• Flooring: No flooring details provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating or cooling details provided
• Interior features: No fireplace; No study; In-law plan not present
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-24 ($-287/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (2.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (23.2% below list).
• Recommended offer: $161k (23.2% 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.
• 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 Creek Es (math 41% / reading 31%, grade F, #162 of 845 statewide, top 19%, 703 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); 1560 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $12k; list at $210k implies a 1726% gain — meaningful room to come down on a strong offer.

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 $161,277 (23.2% 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: 0.77% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.49%
• DSCR: 0.98
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $193,742
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10445 Aberdeen Dr	0.00mi	3/2.0	1,327 (0%)	0mo	$208,000	$157	100
1017 Tulip Dr	0.13mi	3/2.0	1,300 (-2%)	6mo	$199,500	$153	85
904 Periwinkle Dr	0.05mi	3/2.0	1,382 (+4%)	7mo	$180,000	$130	85
10445 Birkenhead Rd	0.19mi	3/2.0	1,396 (+5%)	1mo	$225,000	$161	82
10316 Glascow Dr	0.41mi	3/2.0	1,312 (-1%)	1mo	$215,000	$164	78
10301 Aberdeen Dr	0.27mi	3/2.0	1,233 (-7%)	2mo	$210,000	$170	74
10321 Exter Ave	0.29mi	3/2.0	1,402 (+6%)	7mo	$198,000	$141	71
1000 Edinburg Dr	0.12mi	4/2.0 (+1)	1,460 (+10%)	4mo	$210,000	$144	69
10305 Hollyhead Way	0.49mi	3/2.0	1,393 (+5%)	3mo	$199,000	$143	67
10321 Hollyhead Way	0.47mi	3/2.0	1,446 (+9%)	2mo	$194,900	$135	61
10436 Dover Dr	0.41mi	3/2.0	1,444 (+9%)	6mo	$210,000	$145	61
10205 W Hollyhead Way	0.50mi	3/2.0	1,521 (+15%)	3mo	$221,900	$146	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: -19.0%
• Equity multiple: 0.35×
• Total profit: $-38,508
• Equity at exit: $31,312

10-year hold

• IRR: -15.3%
• Equity multiple: 0.20×
• Total profit: $-47,194
• Equity at exit: $18,157

Cash invested: $58,800 (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: 1560
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,613 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$106 /mo · $1,275/yr
• Insurance: −$88
• HOA: −$3
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $-24

Break-even live

Break-even rent $1,643

Max offer price $205,774

Occupancy floor 96%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10316 Glascow Dr Yukon, OK	3.0	2.0	1312	$1,699	$1.29	4d	1	0.41mi
1417 Edinburg Dr Yukon, OK	3.0	2.0	1380	$1,425	$1.03	21d	1	0.44mi
10333 W Reno Ave Oklahoma City, OK	2.0	1.0–2.0	777	$1,505	$1.94	1d	5	0.60mi
11000 SW 8th St Yukon, OK	3.0	2.0	1750	$1,750	$1.00	19d	1	0.69mi
606 Garrison Ln Yukon, OK	3.0	2.0	1300	$1,195	$0.92	16d	1	0.70mi
600 Garrison Ln Yukon, OK	3.0	2.0	1264	$1,295	$1.02	21d	1	0.71mi
1338 Selborne Pl Yukon, OK	3.0	2.0	1581	$1,785	$1.13	23d	1	0.82mi
500 Pointe Parkway Blvd Yukon, OK	1.0–3.0	1.0–2.0	882	$1,250	$1.42	4d	1	0.86mi
11119 SW 5th St Yukon, OK	3.0	2.0	1236	$1,350	$1.09	23d	1	0.87mi
11137 SW 5th St Yukon, OK	3.0	2.0	1320	$1,350	$1.02	10d	1	0.92mi
301 Pointe Pkwy Blvd Yukon, OK	2.0	2.0	1110	$1,449	$1.31	11d	1	0.99mi
301 Pointe Pkwy Blvd Yukon, OK	2.0	2.0	1050	$1,239	$1.18	20d	1	0.99mi
301 Pointe Pkwy Blvd Yukon, OK	2.0	2.0	1108	$1,319	$1.19	16d	1	0.99mi
11308 SW 5th St Yukon, OK	1.0–2.0	1.0–2.0	982	$1,570	$1.60	1d	10	1.04mi
1703 Everglade Ct Oklahoma City, OK	4.0	2.0	1406	$1,545	$1.10	23d	1	1.08mi
1729 Everglade Ct Oklahoma City, OK	4.0	2.0	1404	$1,540	$1.10	4d	1	1.13mi
2200 Bleeker St Yukon, OK	4.0	2.0	1784	$1,595	$0.89	14d	1	1.15mi
1401 Chisholm Springs Blvd Oklahoma City, OK	4.0	2.0	1620	$1,450	$0.90	23d	1	1.16mi
1700 Riviera Ln Unit 1700R Oklahoma City, OK	3.0	2.0	1192	$1,395	$1.17	23d	1	1.16mi
10921 SW 22nd St Yukon, OK	4.0	2.0	1784	$1,640	$0.92	23d	1	1.17mi
10021 SW 21st St Yukon, OK	3.0	2.0	1482	$1,800	$1.21	23d	1	1.17mi
1517 Chisholm Springs Blvd Oklahoma City, OK	3.0	2.0	1434	$1,294	$0.90	11d	1	1.18mi
10925 SW 23rd Pl Yukon, OK	3.0	2.0	1260	$1,495	$1.19	21d	1	1.21mi
10804 SW 23rd Pl Yukon, OK	3.0	2.0	1241	$1,495	$1.20	21d	1	1.22mi
9614 SW 17th St Oklahoma City, OK	4.0	2.0	1400	$1,300	$0.93	4d	1	1.23mi
10748 SW 23rd Pl Yukon, OK	3.0	2.0	1203	$1,495	$1.24	23d	1	1.23mi
2109 Breakers West Blvd Oklahoma City, OK	3.0	2.0	1722	$1,800	$1.05	4d	1	1.24mi
1720 W Palm Pl Oklahoma City, OK	3.0	2.0	1348	$1,345	$1.00	3d	1	1.24mi
2613 Kathleens Xing Yukon, OK	4.0	2.0	1614	$2,100	$1.30	23d	1	1.29mi
1104 Westridge Dr Yukon, OK	3.0	2.0	1486	$1,595	$1.07	14d	1	1.32mi
11612 SW 7th St Yukon, OK	3.0	2.0	1700	$1,750	$1.03	4d	1	1.37mi
9921 SW 25th St Yukon, OK	3.0	2.0	1471	$1,599	$1.09	23d	1	1.37mi
11600 SW 9th St Yukon, OK	3.0	2.0	1456	$1,495	$1.03	14d	1	1.41mi
11501 SW 15th St Yukon, OK	1.0–3.0	1.0–2.0	878	$1,250	$1.42	1d	9	1.41mi
2809 Tracys Mnr Yukon, OK	4.0	2.0	1614	$1,849	$1.15	4d	1	1.44mi
9612 SW 23rd St Oklahoma City, OK	3.0	2.0	1250	$1,525	$1.22	23d	1	1.45mi
9612 SW 23rd St Oklahoma City, OK	3.0	2.0	1250	$1,525	$1.22	21d	1	1.45mi
2525 Northcreek Ln Oklahoma City, OK	2.0	2.0	1250	$1,525	$1.22	19d	1	1.46mi

HOA detail

• Monthly dues: $3 · $36/yr

Listing history 3 events

1. 2026-05-17
   status Pending
2. 2026-05-14
   listed $210,000 Active
3. 2001-08-09
   soldstatus $11,500

ⓘ 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: $1,275 · $106/mo
• Projected year-2 tax: $1,890 · $157/mo
• Expected delta: +$615/yr (+$51/mo · 48.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,353
• − Mortgage interest: −$11,763
• − Property taxes: −$1,275
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,548
• − Management: −$1,548
• − HOA: −$36
• − Depreciation: −$6,109
• Taxable loss: −$3,977
• Est. tax savings @ 24.0%: +$954
• After-tax cash flow: $667/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

+1726.1% since first listed

3 events — show timeline

• 2026-05-17 Pending — MLSOK
• 2026-05-14 Listed $210,000 MLSOK
• 2001-08-09 Sold (Public Records) $11,500 Public Records

Property tax history

+0.0%/yr

Latest (2025): $1,275 · +1.3% YoY. Source: county tax records.