11209 Cimarron Dr · Oklahoma City, OK 73162

$149,900

4 bd · 2.0 ba · 2,815 sqft · Other public records · 104 Days on market

Built 1985 5,998 sqft lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +3.9/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Ready for your next flip or rental? Large home with 4 beds, 2 baths and a 2 car garage! This is an INVESTOR special priced at only $48 per square foot. Fire damage. No inside tours until under contract. No utilities. No trespassing. Cash only.

Key facts

• 5,998 sq ft lot
• 2 garage spots
• Built 1985

Property features AI

Finance

• Other: Corporate approval required for sale; Not occupied; No home warranty
• Financial info: Listing sold as-is; cash-only terms; Assumability unknown; Loan qualification not available
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Utilities: Homestead exemption applied
• Home design: Single family residence; Two-story; Residential property; Existing property
• Construction: Brick and frame construction; Shingle roof; Conventional foundation; Built as part of Ole Windmill Estates
• Exterior features: Open patio; Interior lot

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Two living areas; Masonry fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $150k.

Deal economics

• At list price, monthly cash flow is $753 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.3% 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.
• Putnam City (urban): math 12% / reading 16% proficiency, ranked #227 of 270 in OK (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Will Rogers Es (math 12% / reading 22%, grade F, #540 of 845 statewide, top 68%, 365 students, 0% FRL); Putnam City North Hs (math 18% / reading 29%, grade F, #218 of 447 statewide, top 49%, 1,579 students, 0% FRL) — zoned schools average 0% FRL vs 65% district-wide (65 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+5.6%/yr); 172 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $4k 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.
• At projected returns (-3.0% appreciation + 5.6% rent growth), your $42k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 16y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $136,409 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.39% ✓
• Cap rate: 12.32%
• Cash-on-cash: 21.52%
• DSCR: 1.96
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.59% rent growth · sell at horizon

5-year hold

• IRR: 16.7%
• Equity multiple: 1.70×
• Total profit: $29,179
• Equity at exit: $22,351

10-year hold

• IRR: 27.0%
• Equity multiple: 3.65×
• Total profit: $111,086
• Equity at exit: $12,961

Cash invested: $41,972 (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 73162

• Rents YoY: 5.6%
• Active inventory: 172
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,089 high
• Mortgage (P&I): −$786
• Tax from tax record: −$49 /mo · $589/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $753

Break-even live

Break-even rent $1,136

Max offer price $149,900

Occupancy floor 59%

Sensitivity live

Price	-10% $838	-5% $795	+0% $753	+5% $710	+10% $668
Rent	-10% $588	-5% $670	+0% $753	+5% $835	+10% $918
Rate	-1.0pp $828	-0.5pp $791	base $753	+0.5pp $714	+1.0pp $674

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8312 NW 112th St Oklahoma City, OK	3.0	2.0	2284	$1,700	$0.74	25d	1	0.30mi
11629 Kings Cir Oklahoma City, OK	4.0	2.0	2082	$1,950	$0.94	4d	1	0.44mi
12216 Sylvester Dr Oklahoma City, OK	3.0	2.0	2052	$1,845	$0.90	25d	1	0.80mi
12213 Sylvester Dr Oklahoma City, OK	4.0	3.0	2441	$2,050	$0.84	15d	1	0.83mi
12213 Sylvester Dr Oklahoma City, OK	4.0	3.0	2441	$2,050	$0.84	5d	1	0.83mi
12100 Blueway Ave Oklahoma City, OK	3.0	2.0	2496	$2,099	$0.84	3d	1	0.85mi
8816 NW 114th St Oklahoma City, OK	3.0	2.0	2013	$2,200	$1.09	5d	1	0.87mi
8521 NW 121st St Oklahoma City, OK	4.0	2.0	2417	$1,999	$0.83	3d	1	0.90mi
8821 NW 120th St Oklahoma City, OK	4.0	3.0	2880	$2,025	$0.70	25d	1	1.00mi
7301 Skylark Ln Oklahoma City, OK	5.0	2.5	2761	$2,245	$0.81	25d	1	1.13mi
12829 High Plains Ave Oklahoma City, OK	3.0	2.5	2006	$2,195	$1.09	3d	1	1.49mi

Listing history 50 events

1. 2026-06-21
   days on market $149,900 Active 104 DOM
2. 2026-06-18
   days on market $149,900 Active 101 DOM
3. 2026-06-17
   days on market $149,900 Active 100 DOM
4. 2026-06-16
   days on market $149,900 Active 99 DOM
5. 2026-06-15
   days on market $149,900 Active 98 DOM
6. 2026-06-13
   days on market $149,900 Active 96 DOM
7. 2026-06-13
   days on market $149,900 Active 95 DOM
8. 2026-06-09
   days on market $149,900 Active 92 DOM
9. 2026-06-08
   pricedays on market $149,900 Active 91 DOM
10. 2026-06-07
    days on market $157,500 Active 90 DOM
11. 2026-06-03
    days on market $157,500 Active 86 DOM
12. 2026-06-02
    days on market $157,500 Active 85 DOM
13. 2026-06-01
    days on market $157,500 Active 84 DOM
14. 2026-05-31
    days on market $157,500 Active 83 DOM
15. 2026-05-14
    status Active
16. 2026-05-05
    status Pending
17. 2026-05-01
    price $157,500
18. 2026-03-27
    status Active
19. 2026-03-19
    status Pending
20. 2026-03-18
    status Active
21. 2026-03-12
    status Pending
22. 2026-02-19
    status Active
23. 2026-01-12
    status Pending
24. 2026-01-08
    status Active
25. 2026-01-07
    price $159,900
26. 2026-01-06
    price $175,000
27. 2026-01-06
    listed $159,900 Active
28. 2025-12-20
    status Active
29. 2025-12-15
    historical
30. 2025-11-25
    status Pending
31. 2025-11-08
    price $159,900
32. 2025-10-20
    status Active
33. 2025-10-01
    status Pending
34. 2025-09-18
    price $175,000
35. 2025-09-02
    listed $179,900 Active
36. 2025-09-01
    historical
37. 2025-08-12
    price $179,900
38. 2025-07-19
    price $182,500
39. 2025-06-26
    listed $185,000 Active
40. 2022-05-12
    price $1,795
41. 2021-05-12
    soldstatus $175,000
42. 2014-07-01
    historical
43. 2014-03-09
    listed $195,000
44. 2012-01-04
    historical
45. 2012-01-04
    historical
46. 2011-09-09
    listed $190,000
47. 2010-05-15
    listed $195,000
48. 2001-08-03
    soldstatus $125,000
49. 1993-01-27
    soldstatus $84,000
50. 1989-10-31
    soldstatus $70,000

ⓘ 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: $589 · $49/mo
• Projected year-2 tax: $1,349 · $112/mo
• Expected delta: +$760/yr (+$63/mo · 129.0%)

ⓘ 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 ≥107°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: $25,068
• − Mortgage interest: −$8,397
• − Property taxes: −$589
• − Insurance: −$750
• − Repairs & maintenance: −$2,005
• − Management: −$2,005
• − Depreciation: −$4,361
• Taxable income: $6,961
• Est. tax owed @ 24.0%: −$1,671
• After-tax cash flow: $7,361/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: Putnam City
• NCES district ID: 4025290
• Math proficiency: 12% ▼ -18.00%
• Reading proficiency: 16% ▼ -14.00%
• Median HH income: $46,657
• Composite: 12.61/100
• National rank: #9614
• State rank: #227 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: Oklahoma County · 771,644 people
• City population: 498,656
• Metro: Oklahoma City, OK
• Population (ZIP): 28,728
• Household income: $88,031
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 913.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 62% Black 14% Two or more races 11% Hispanic / Latino 8% Asian 6% Native American 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 4% Italian 2% Serbian 1%
• Foreign-born: 8% · Vietnam, Canada, China
• Languages at home: 90% English-only · Spanish 4% Vietnamese 2% Other Asian/Pacific 1%

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: ▼ -172.35%
• Current HPI: 205.6639
• Rent YoY: ▲ 5.59%
• 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

+125.0% since first listed

36 events — show timeline

• 2026-05-14 Relisted — MLSOK
• 2026-05-05 Pending — MLSOK
• 2026-05-01 Price Changed $157,500 MLSOK
• 2026-03-27 Relisted — MLSOK
• 2026-03-19 Pending — MLSOK
• 2026-03-18 Relisted — MLSOK
• 2026-03-12 Pending — MLSOK
• 2026-02-19 Relisted — MLSOK
• 2026-01-12 Pending — MLSOK
• 2026-01-08 Relisted — MLSOK
• 2026-01-07 Price Changed $159,900 MLSOK
• 2026-01-06 Listed $159,900 MLSOK
• 2026-01-06 Price Changed $175,000 MLSOK
• 2025-12-20 Relisted — MLSOK
• 2025-12-15 Listing Removed — MLSOK
• 2025-11-25 Pending — MLSOK
• 2025-11-08 Price Changed $159,900 MLSOK
• 2025-10-20 Relisted — MLSOK
• 2025-10-01 Pending — MLSOK
• 2025-09-18 Price Changed $175,000 MLSOK
• 2025-09-02 Listed $179,900 MLSOK
• 2025-09-01 Listing Removed — MLSOK
• 2025-08-12 Price Changed $179,900 MLSOK
• 2025-07-19 Price Changed $182,500 MLSOK
• 2025-06-26 Listed $185,000 MLSOK
• 2022-05-12 Price Changed $1,795 RENT.
• 2021-05-12 Sold (Public Records) $175,000 Public Records
• 2014-07-01 Listing Removed — MLSOK
• 2014-03-09 Listed $195,000 MLSOK
• 2012-01-04 Listing Removed — MLSOK
• 2012-01-04 Listing Removed — MLSOK
• 2011-09-09 Listed $190,000 MLSOK
• 2010-05-15 Listed $195,000 MLSOK
• 2001-08-03 Sold (Public Records) $125,000 Public Records
• 1993-01-27 Sold (Public Records) $84,000 Public Records
• 1989-10-31 Sold (Public Records) $70,000 Public Records

Property tax history

-10.7%/yr

Latest (2025): $589 · -83.6% YoY. Source: county tax records.