11633 SW 4th St · Oklahoma City, OK 73099

$240,000

3 bd · 2.0 ba · 2,487 sqft · SingleFamily public records · 25 Days on market

Built 1984 7,318 sqft lot Est $284k · 15% under

---

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 +14.4/15.0
• Cash flow +10.9/30.0
• Livability +4.0/5.0
• DSCR +3.2/10.0
• Schools +3.1/10.0
• Rent growth +2.8/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great nice spacious home in Westridge New carpet throughout and new flooring in the bathroom. Storm shelter, new roof and vinyl siding in 2015, heat and air overhead in 2010/HVAC has whole house filter, updated microwave and stove, big bedrooms, formal dining room, attic breeze solar attic fan, new fence in 2015, study with tons of built in's, tons of storage and closets. Huge kitchen for a cooks dream. Amazing living room with beautiful fireplace. Study could be a large 4th bedroom. This is one you won't want to miss.

Key facts

• Growing yukon area
• 7,318 sq ft lot
• 2 garage spots

Tags

• DESIRABLE YUKON LOCATION
• QUICK ACCESS TO OKLAHOMA CITY
• NEAR SHOPPING DINING PARKS
• NEAR YUKON PUBLIC SCHOOLS
• GROWING YUKON AREA

Property features AI

Finance

• Other: Located in Westridge III addition; Occupied
• Financial info: Loan qualifying is allowed; Current price listed (as provided) and tax information available
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage; Garage floor storm shelter
• Utilities: Manual geocode (location verified)
• Home design: Single family residence; One level; Residential property
• Construction: Brick and vinyl siding exterior; Composition roof; Combination foundation; Existing property
• Exterior features: Open patio; Interior lot

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: One living area; Insert-style fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-104 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $222k (7.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (23.7% below list).
• Recommended offer: $183k (23.7% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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 Centennial Es (math 46% / reading 42%, grade F, #73 of 845 statewide, top 9%, 643 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); 1577 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 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 25 days — a 2% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y 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 $154k; list at $240k implies a 56% 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 $183,045 (23.7% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.76% ✗
• Cap rate: 5.77%
• Cash-on-cash: -1.87%
• DSCR: 0.92
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $283,518
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11633 SW 4th St	0.00mi	4/2.0 (+1)	2,487 (0%)	1mo	$240,000	$97	94
513 Greenfield Dr	0.21mi	3/2.0	2,641 (+6%)	3mo	$269,513	$102	77
517 Harvest Trl	0.18mi	3/2.0	2,194 (-12%)	1mo	$260,000	$119	71
700 S Willowood Dr	0.25mi	4/2.5 (+1)	2,390 (-4%)	9mo	$270,000	$113	68
11824 SW 3rd St	0.21mi	3/2.0	2,239 (-10%)	14mo	$231,000	$103	62
11844 SW 3rd St	0.28mi	4/2.0 (+1)	2,646 (+6%)	12mo	$278,000	$105	61
311 Tumbleweed Rd	0.57mi	3/2.0	2,603 (+5%)	8mo	$297,000	$114	59
11733 Silver Maple Dr	0.41mi	4/2.5 (+1)	2,136 (-14%)	3mo	$279,000	$131	48
419 Cactus Rd	0.59mi	4/3.0 (+1)	2,413 (-3%)	14mo	$294,900	$122	47
428 Cactus	0.56mi	4/2.5 (+1)	2,707 (+9%)	7mo	$367,000	$136	46
212 Sage Brush Rd	0.50mi	4/2.0 (+1)	2,821 (+13%)	6mo	$330,000	$117	45
209 Tumbleweed Rd	0.58mi	4/2.5 (+1)	2,819 (+13%)	9mo	$299,500	$106	36

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: -21.3%
• Equity multiple: 0.27×
• Total profit: $-48,856
• Equity at exit: $35,785

10-year hold

• IRR: -19.4%
• Equity multiple: 0.04×
• Total profit: $-64,224
• Equity at exit: $20,751

Cash invested: $67,200 (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: 1577
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,830 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$192 /mo · $2,303/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $-104

Break-even live

Break-even rent $1,963

Max offer price $221,549

Occupancy floor —

Sensitivity live

Price	-10% $31	-5% $-37	+0% $-104	+5% $-172	+10% $-240
Rent	-10% $-249	-5% $-177	+0% $-104	+5% $-32	+10% $40
Rate	-1.0pp $16	-0.5pp $-43	base $-104	+0.5pp $-167	+1.0pp $-230

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11612 SW 7th St Yukon, OK	3.0	2.0	1700	$1,750	$1.03	6d	1	0.33mi
11812 Larkdale Dr Yukon, OK	3.0	2.0	1645	$1,450	$0.88	6d	1	0.39mi
516 Conestoga Dr Yukon, OK	3.0	2.0	1748	$1,675	$0.96	6d	1	0.40mi
1009 Harvest Dr Yukon, OK	3.0	2.0	1698	$1,595	$0.94	26d	1	0.44mi
713 Sage Brush Rd Yukon, OK	3.0	2.0	1630	$1,800	$1.10	6d	1	0.52mi
200 Lochwood Cir Yukon, OK	3.0	2.0	1897	$1,895	$1.00	6d	1	0.59mi
1017 Redwood Creek Dr Yukon, OK	3.0	2.0	1629	$2,095	$1.29	26d	1	0.61mi
11823 SW 14th St Yukon, OK	3.0	2.0	2544	$1,250	$0.49	16d	1	0.81mi
11000 SW 8th St Yukon, OK	3.0	2.0	1750	$1,750	$1.00	21d	1	0.84mi
617 Wicket Pl Yukon, OK	3.0	2.0	1734	$1,795	$1.04	0d	1	0.87mi
617 Wicket Pl Yukon, OK	3.0	2.0	1734	$1,795	$1.04	26d	1	0.87mi
12036 SW 17th St Yukon, OK	3.0	2.0	1659	$2,095	$1.26	26d	1	1.14mi
11748 SW 25th Ter Yukon, OK	3.0	2.0	2543	$2,295	$0.90	6d	1	1.44mi

Listing history 14 events

1. 2026-04-22
   status Pending
2. 2026-04-07
   status Active
3. 2026-03-27
   status Pending
4. 2026-03-16
   listed $240,000 Active
5. 2016-09-28
   soldstatus $153,900 Sold 528-char remark

   Show marketing remark (528 chars)

   Great nice spacious home in Westridge New carpet throughout and new flooring in the bathroom. Storm shelter, new roof and vinyl siding in 2015, heat and air overhead in 2010/HVAC has whole house filter, updated microwave and stove, big bedrooms, formal dining room, attic breeze solar attic fan, new fence in 2015, study with tons of built in's, tons of storage and closets. Huge kitchen for a cooks dream. Amazing living room with beautiful fireplace. Study could be a large 4th bedroom. This is one you won't want to miss.

6. 2016-08-30
   soldstatus $154,000
7. 2016-07-23
   status Pending 528-char remark

   Show marketing remark (528 chars)

   Great nice spacious home in Westridge New carpet throughout and new flooring in the bathroom. Storm shelter, new roof and vinyl siding in 2015, heat and air overhead in 2010/HVAC has whole house filter, updated microwave and stove, big bedrooms, formal dining room, attic breeze solar attic fan, new fence in 2015, study with tons of built in's, tons of storage and closets. Huge kitchen for a cooks dream. Amazing living room with beautiful fireplace. Study could be a large 4th bedroom. This is one you won't want to miss.

8. 2016-06-01
   price $159,900 528-char remark

   Show marketing remark (528 chars)

   Great nice spacious home in Westridge New carpet throughout and new flooring in the bathroom. Storm shelter, new roof and vinyl siding in 2015, heat and air overhead in 2010/HVAC has whole house filter, updated microwave and stove, big bedrooms, formal dining room, attic breeze solar attic fan, new fence in 2015, study with tons of built in's, tons of storage and closets. Huge kitchen for a cooks dream. Amazing living room with beautiful fireplace. Study could be a large 4th bedroom. This is one you won't want to miss.

9. 2016-05-18
   listed $164,900 Active 528-char remark

   Show marketing remark (528 chars)

   Great nice spacious home in Westridge New carpet throughout and new flooring in the bathroom. Storm shelter, new roof and vinyl siding in 2015, heat and air overhead in 2010/HVAC has whole house filter, updated microwave and stove, big bedrooms, formal dining room, attic breeze solar attic fan, new fence in 2015, study with tons of built in's, tons of storage and closets. Huge kitchen for a cooks dream. Amazing living room with beautiful fireplace. Study could be a large 4th bedroom. This is one you won't want to miss.

10. 2003-09-23
    soldstatus $127,000 303-char remark

    Show marketing remark (303 chars)

    ***Just updated with new carpet, interior paint and new roof***Great floor plan with large living room & formal dining (could be second living) and huge study w/great built-ins**Master bath has huge whirlpool tub, double vanities, great walk-in closet**Attic fan**Extra parking pad**Large utility rm

11. 2003-09-22
    soldstatus $127,000
12. 2003-09-22
    soldstatus $127,000
13. 2003-07-09
    listed $129,900 303-char remark

    Show marketing remark (303 chars)

    ***Just updated with new carpet, interior paint and new roof***Great floor plan with large living room & formal dining (could be second living) and huge study w/great built-ins**Master bath has huge whirlpool tub, double vanities, great walk-in closet**Attic fan**Extra parking pad**Large utility rm

14. 1997-03-21
    soldstatus $94,500

ⓘ 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: $2,303 · $192/mo
• Projected year-2 tax: $2,303 · $192/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,965
• − Mortgage interest: −$13,444
• − Property taxes: −$2,303
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,757
• − Management: −$1,757
• − Depreciation: −$6,982
• Taxable loss: −$5,478
• Est. tax savings @ 24.0%: +$1,315
• After-tax cash flow: $61/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

+154.0% since first listed

14 events — show timeline

• 2026-04-22 Pending — MLSOK
• 2026-04-07 Relisted — MLSOK
• 2026-03-27 Pending — MLSOK
• 2026-03-16 Listed $240,000 MLSOK
• 2016-09-28 Sold (MLS) $153,900 MLSOK
• 2016-08-30 Sold (Public Records) $154,000 Public Records
• 2016-07-23 Pending — MLSOK
• 2016-06-01 Price Changed $159,900 MLSOK
• 2016-05-18 Listed $164,900 MLSOK
• 2003-09-23 Sold (MLS) $127,000 MLSOK
• 2003-09-22 Sold (Public Records) $127,000 Public Records
• 2003-09-22 Sold (Public Records) $127,000 Public Records
• 2003-07-09 Listed $129,900 MLSOK
• 1997-03-21 Sold (Public Records) $94,500 Public Records

Property tax history

+0.6%/yr

Latest (2025): $2,303 · +4.4% YoY. Source: county tax records.