6609 Evergreen Canyon Rd · Oklahoma City, OK 73162

$157,000

3 bd · 2.0 ba · 1,419 sqft · SingleFamily public records · 68 Days on market

Built 1976 8,625 sqft lot Est $194k · 19% under

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Why this score? — see what drove the C 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 +18.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• 1% rule +4.9/10.0
• 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

Great Opportunity on a corner lot in the popular Putnam City School District. This home sits in a super convenient spot. Close to schools, shopping, restaurants, and turnpike. This 3 bed, 2 bath, 2 car garage home needs some TLC but it has so much potential! Perfect for someone with a vision who loves a project. Whether you want to create a cozy family home or a smart investment property, this is your chance to bring your ideas to life. Recent upgrades include two big ticket item: brand-new roof and water heater from 2024, plus a remodeled primary bathroom.

Key facts

• Recent upgrades
• Water heater
• Brand-new roof

Tags

• CORNER LOT
• PUTNAM CITY SCHOOL DISTRICT
• RECENT UPGRADES
• BRAND-NEW ROOF
• WATER HEATER
• REMODELED PRIMARY BATHROOM

Property features AI

Finance

• Other: Occupied by owner; Property listed as existing (not new build)
• Financial info: Current list price $167,000; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Home design: Single family residence; One-story; South-facing
• Construction: Brick and frame construction; Shingle roof (replaced/updated in 2024); Slab foundation
• Exterior features: Corner lot

Interior

• Bedrooms: Three bedrooms
• Bathrooms: One full bathroom; One half bathroom
• Interior features: Living area includes one living area; One dining area; Gas log fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $157k.

Deal economics

• At list price, monthly cash flow is $159 ($2k/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 $155k (1.1% below list).
• Recommended offer: $148k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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: Wiley Post Es (math 9% / reading 8%, grade F, #737 of 845 statewide, top 87%, 634 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); 166 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 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 $5k 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

• It's been on market 68 days — a 6% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $52k; list at $157k implies a 199% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $147,580 (6.0% 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 6% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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. 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: 0.99% ✗
• Cap rate: 7.51%
• Cash-on-cash: 4.33%
• DSCR: 1.19
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $194,403
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10709 Admiral Dr	0.28mi	3/2.0	1,419 (0%)	13mo	$212,500	$150	76
6624 Laurel Dr	0.24mi	3/2.0	1,488 (+5%)	8mo	$165,000	$111	74
6636 Laurel Rd	0.19mi	3/2.0	1,572 (+11%)	8mo	$220,000	$140	67
6608 Fawn Canyon Dr	0.09mi	3/2.0	1,595 (+12%)	11mo	$215,000	$135	66
10500 Blue Spruce Rd	0.09mi	3/2.0	1,575 (+11%)	22mo	$215,000	$137	59
6637 Laurel Rd	0.22mi	3/2.0	1,582 (+12%)	15mo	$206,000	$130	58
6628 Fawn Canyon Dr	0.11mi	3/2.0	1,589 (+12%)	20mo	$210,000	$132	58
9908 Harbor Dr	0.32mi	2/2.0 (-1)	1,227 (-14%)	10mo	$255,000	$208	49
6605 Laurel Dr	0.26mi	3/2.0	1,605 (+13%)	21mo	$210,000	$131	48
10309 Bacardy Pl	0.59mi	3/2.0	1,616 (+14%)	13mo	$245,100	$152	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 · 5.59% rent growth · sell at horizon

5-year hold

• IRR: -6.7%
• Equity multiple: 0.75×
• Total profit: $-11,168
• Equity at exit: $23,409

10-year hold

• IRR: 5.8%
• Equity multiple: 1.48×
• Total profit: $21,310
• Equity at exit: $13,574

Cash invested: $43,960 (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: 166
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,553 high
• Mortgage (P&I): −$823
• Tax from tax record: −$179 /mo · $2,153/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $159

Break-even live

Break-even rent $1,352

Max offer price $157,000

Occupancy floor 85%

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: $39,250
• Closing costs: $4,710
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6804 Elk Canyon Rd Oklahoma City, OK	3.0	2.0	1725	$1,400	$0.81	4d	1	0.21mi
6913 Fawn Canyon Dr Oklahoma City, OK	3.0	2.0	1572	$1,699	$1.08	21d	1	0.26mi
10411 White Oak Canyon Rd Oklahoma City, OK	2.0	2.0	1158	$1,225	$1.06	4d	1	0.40mi
7028 Elk Canyon Rd Oklahoma City, OK	3.0	2.0	1404	$1,495	$1.06	17d	1	0.40mi
5924 W Hefner Rd Oklahoma City, OK	2.0	1.0	1200	$1,200	$1.00	2d	1	0.63mi
5920 W Hefner Rd Oklahoma City, OK	2.0	1.0	1000	$1,425	$1.43	23d	1	0.63mi
5757 W Hefner Rd Oklahoma City, OK	2.0	1.0–2.0	825	$1,425	$1.73	3d	20	0.79mi
7000 W Britton Rd Oklahoma City, OK	2.0	2.0	951	$1,210	$1.27	14d	1	0.80mi
7000 W Britton Rd Oklahoma City, OK	2.0	2.0	951	$1,210	$1.27	23d	1	0.80mi
7000 W Britton Rd Oklahoma City, OK	2.0	2.0	951	$1,210	$1.27	2d	1	0.80mi
9301 N MacArthur Blvd Oklahoma City, OK	1.0–2.0	1.0–2.0	800	$1,050	$1.31	2d	9	0.82mi
9605 Hefner Village Blvd Oklahoma City, OK	3.0	2.5	1474	$1,600	$1.09	3d	1	0.85mi
9020 N Rockwell Dr Oklahoma City, OK	2.0	2.5	1244	$1,250	$1.00	11d	1	0.96mi
9023 N Rockwell Dr Oklahoma City, OK	3.0	2.0	1400	$1,500	$1.07	20d	1	0.96mi
9021 N Rockwell Dr Unit 9023 Oklahoma City, OK	3.0	2.0	1400	$1,500	$1.07	21d	1	0.96mi
9006 N Rockwell Dr Oklahoma City, OK	2.0	2.5	1635	$1,295	$0.79	2d	1	1.00mi
7136 NW 115th St Unit 7138 Oklahoma City, OK	3.0	2.0	1489	$1,325	$0.89	23d	1	1.01mi
9200 N MacArthur Blvd Oklahoma City, OK	1.0–3.0	1.0–2.0	975	$1,399	$1.43	1d	2	1.02mi
9003 N Rockwell Dr Oklahoma City, OK	2.0	2.0	1431	$1,250	$0.87	23d	1	1.02mi
7137 NW 116th St Unit 7137 Oklahoma City, OK	3.0	2.0	1465	$1,350	$0.92	23d	1	1.08mi
5816 NW 90th St Oklahoma City, OK	4.0	2.0	1760	$1,795	$1.02	10d	1	1.12mi
8522 Candlewood Dr Oklahoma City, OK	3.0	2.0	1527	$1,495	$0.98	3d	1	1.16mi
8510 Candlewood Dr Oklahoma City, OK	3.0	2.5	1527	$1,395	$0.91	23d	1	1.19mi
8508 Candlewood Dr Oklahoma City, OK	3.0	2.5	1527	$1,395	$0.91	2d	1	1.20mi
8501 Candlewood Dr Oklahoma City, OK	3.0	2.0	1325	$1,275	$0.96	20d	1	1.28mi
8501 Candlewood Dr Oklahoma City, OK	3.0	2.0	1325	$1,275	$0.96	11d	1	1.28mi
8501 Candlewood Dr Oklahoma City, OK	2.0	2.0	1025	$1,115	$1.09	16d	1	1.28mi
5825 NW 86th St Oklahoma City, OK	3.0	2.0	1846	$2,500	$1.35	23d	1	1.28mi
10800 N Council Rd Oklahoma City, OK	2.0	2.0	900	$899	$1.00	14d	1	1.38mi
10400 N Council Rd Unit 315 Oklahoma City, OK	2.0	2.0	962	$1,000	$1.04	23d	1	1.40mi
10400 N Council Rd Apt 323 Oklahoma City, OK	2.0	2.0	962	$1,000	$1.04	20d	1	1.40mi
10400 N Council Rd Unit 321 Oklahoma City, OK	2.0	2.0	885	$949	$1.07	23d	1	1.40mi
7501 NW 115th St Oklahoma City, OK	3.0	2.0	1387	$1,560	$1.12	2d	1	1.41mi
6801 NW 122nd St Oklahoma City, OK	1.0–3.0	1.0–2.0	952	$1,350	$1.42	1d	7	1.43mi
12405 Bannockburn Pl Oklahoma City, OK	3.0	2.0	1642	$1,450	$0.88	23d	1	1.45mi
10526 Utica Dr Oklahoma City, OK	3.0	2.0	1200	$1,545	$1.29	23d	1	1.45mi
8002 NW 105th Ter Unit A Oklahoma City, OK	3.0	2.0	1200	$1,495	$1.25	14d	1	1.47mi
6001 Glencove Pl Oklahoma City, OK	3.0	2.0	1727	$4,500	$2.61	2d	1	1.49mi
8027 NW 104th St Oklahoma City, OK	2.0	2.0	1570	$1,395	$0.89	3d	1	1.49mi
6701 NW 124th Ter Oklahoma City, OK	4.0	2.0	1384	$1,650	$1.19	2d	1	1.49mi

Listing history 29 events

1. 2026-06-18
   days on market $157,000 Active 68 DOM
2. 2026-06-17
   days on market $157,000 Active 67 DOM
3. 2026-06-16
   days on market $157,000 Active 66 DOM
4. 2026-06-15
   days on market $157,000 Active 65 DOM
5. 2026-06-13
   days on market $157,000 Active 63 DOM
6. 2026-06-13
   days on market $157,000 Active 62 DOM
7. 2026-06-09
   days on market $157,000 Active 59 DOM
8. 2026-06-08
   days on market $157,000 Active 58 DOM
9. 2026-06-07
   days on market $157,000 Active 57 DOM
10. 2026-06-03
    days on market $157,000 Active 53 DOM
11. 2026-06-02
    days on market $157,000 Active 52 DOM
12. 2026-06-01
    days on market $157,000 Active 51 DOM
13. 2026-06-01
    price $157,000 Active 50 DOM
14. 2026-05-31
    days on market $162,000 Active 50 DOM
15. 2026-05-05
    price $162,000
16. 2026-04-11
    listed $167,000 Active
17. 2026-02-10
    historical
18. 2025-11-29
    price $170,000
19. 2025-10-31
    price $175,000
20. 2025-10-12
    price $182,000
21. 2025-09-23
    price $187,000
22. 2025-08-13
    price $192,000
23. 2025-07-24
    status Active
24. 2025-05-17
    status Pending
25. 2025-04-20
    price $195,000
26. 2025-04-15
    listed $197,000 Active
27. 2003-12-15
    historical
28. 2003-11-01
    listed $84,900
29. 1978-12-01
    soldstatus $52,500

ⓘ 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: $2,153 · $179/mo
• Projected year-2 tax: $2,153 · $179/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,636
• − Mortgage interest: −$8,794
• − Property taxes: −$2,153
• − Insurance: −$785
• − Repairs & maintenance: −$1,491
• − Management: −$1,491
• − Depreciation: −$4,567
• Taxable loss: −$646
• Est. tax savings @ 24.0%: +$155
• After-tax cash flow: $2,059/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

+208.6% since first listed

15 events — show timeline

• 2026-05-05 Price Changed $162,000 MLSOK
• 2026-04-11 Listed $167,000 MLSOK
• 2026-02-10 Listing Removed — MLSOK
• 2025-11-29 Price Changed $170,000 MLSOK
• 2025-10-31 Price Changed $175,000 MLSOK
• 2025-10-12 Price Changed $182,000 MLSOK
• 2025-09-23 Price Changed $187,000 MLSOK
• 2025-08-13 Price Changed $192,000 MLSOK
• 2025-07-24 Relisted — MLSOK
• 2025-05-17 Pending — MLSOK
• 2025-04-20 Price Changed $195,000 MLSOK
• 2025-04-15 Listed $197,000 MLSOK
• 2003-12-15 Listing Removed — MLSOK
• 2003-11-01 Listed $84,900 MLSOK
• 1978-12-01 Sold (Public Records) $52,500 Public Records

Property tax history

+4.5%/yr

Latest (2025): $2,153 · +5.8% YoY. Source: county tax records.