716 Victoria Dr · Yukon, OK 73099

$200,000

3 bd · 2.0 ba · 1,484 sqft · SingleFamily public records · 4 Days on market

Built 1972 9,300 sqft lot Est $214k · 6% under

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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 +14.3/30.0
• ARV discount +10.4/15.0
• DSCR +4.4/10.0
• Livability +3.4/5.0
• 1% rule +3.3/10.0
• Rent growth +2.8/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for an open living design? Welcome Home to this house located in a highly desired location! Huge open living/dining/kitchen area usually found only in newer homes. The bathrooms and kitchen have have major updates. Updates including: granite counter tops, under mounted sinks in kitchen and bathrooms, faucets, hot water heater, garbage disposal, glass top stove, light fixtures in all rooms, window blinds, toilets, bathroom shower, bathroom mirrors, baseboard and trim throughout, flooring tile throughout, added mirrored back shelving by fireplace! Reserved items include the refrigerator, washer & dryer.

Key facts

• Stainless appliances
• Large island
• Gas stove

Tags

• LARGE ISLAND
• STAINLESS APPLIANCES
• GAS STOVE
• SOLID COUNTERTOPS
• QUICK ACCESS TO MAJOR HIGHWAYS

Property features AI

Finance

• Other: Located in Canadian Heights 5th addition; No storm shelter; Interior geocode source set to manual; Occupied
• Financial info: Assumable loan: No
• HOA & community: No mandatory association dues

Exterior

• Parking: Detached 2-car garage
• Utilities: Homestead exemption applied
• Home design: Single family, one-story residence; Existing property
• Construction: Brick construction; Composition roof; Slab foundation; Built as existing home
• Exterior features: Covered patio; Covered porch; Interior lot

Interior

• Bedrooms: 3 bedrooms (all on one level)
• Bathrooms: 2 full bathrooms
• Interior features: One living area; One dining area; Insert-style fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $37 ($445/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 $167k (16.7% below list).
• Recommended offer: $167k (16.7% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.9% in Yukon — 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 67/100 on livability (#96 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety F.
• Yukon (suburban): math 30% / reading 32% proficiency, ranked #47 of 270 in OK (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Yukon Hs (math 26% / reading 38%, grade F, #67 of 447 statewide, top 16%, 2,833 students, 0% FRL) — zoned schools average 0% FRL vs 32% district-wide (32 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; 27 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 $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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 17y 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 $120k; list at $200k implies a 67% 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 $166,671 (16.7% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.83% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.79%
• DSCR: 1.04
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $213,696
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
704 Park Dr	0.08mi	3/2.0	1,503 (+1%)	9mo	$209,500	$139	87
620 Victoria Dr	0.09mi	3/2.0	1,573 (+6%)	11mo	$226,000	$144	77
805 Woodlawn Dr	0.08mi	3/2.0	1,587 (+7%)	13mo	$210,000	$132	74
616 Victoria Dr	0.11mi	3/1.5	1,548 (+4%)	18mo	$225,000	$145	71
1710 Ronald St	0.49mi	3/1.5	1,501 (+1%)	4mo	$236,900	$158	70
1200 Kingston Dr	0.35mi	4/2.0 (+1)	1,408 (-5%)	10mo	$189,900	$135	62
1110 Kouba Dr	0.69mi	3/1.5	1,512 (+2%)	11mo	$207,100	$137	53
704 Woodlawn Dr	0.14mi	3/1.5	1,681 (+13%)	20mo	$235,000	$140	52
605 Hickory Ave	0.75mi	3/1.5	1,454 (-2%)	14mo	$242,000	$166	49
300 Willow Pl	0.68mi	3/2.0	1,318 (-11%)	6mo	$222,900	$169	44
117 W Meade Dr	0.66mi	3/3.0	1,668 (+12%)	11mo	$255,000	$153	36
312 Asbill Ave	0.72mi	2/2.0 (-1)	1,266 (-15%)	18mo	$170,527	$135	22

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: -17.0%
• Equity multiple: 0.41×
• Total profit: $-33,069
• Equity at exit: $29,821

10-year hold

• IRR: -12.3%
• Equity multiple: 0.33×
• Total profit: $-37,709
• Equity at exit: $17,292

Cash invested: $56,000 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,667 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$148 /mo · $1,770/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $37

Break-even live

Break-even rent $1,620

Max offer price $200,000

Occupancy floor 93%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12600 NW 10th St Yukon, OK	1.0–2.0	1.0–2.0	1118	$2,245	$2.01	1d	8	0.53mi
202 Dianna Dr Yukon, OK	3.0	1.5	939	$1,599	$1.70	14d	1	0.56mi
102 Chickasaw Ln Yukon, OK	3.0	2.0	1468	$1,445	$0.98	23d	1	0.66mi
315 Willow Pl Yukon, OK	3.0	1.5	1044	$1,425	$1.36	23d	1	0.69mi
315 Willow Pl Yukon, OK	3.0	1.5	1044	$1,425	$1.36	4d	1	0.69mi
116 Seminole Ln Yukon, OK	3.0	2.0	1766	$1,700	$0.96	1d	1	0.75mi
515 N Czech Hall Rd Unit 531-107 Yukon, OK	3.0	2.0	1075	$1,225	$1.14	23d	1	0.82mi
515 N Czech Hall Rd Unit 523-303 Yukon, OK	3.0	2.0	1075	$1,225	$1.14	12d	1	0.82mi
617 Queensboro Pl Yukon, OK	4.0	2.0	1643	$1,595	$0.97	1d	1	0.88mi
1305 Creek Dr Yukon, OK	3.0	2.0	1317	$1,400	$1.06	10d	1	0.89mi
12925 Willow Villas Dr Unit B Yukon, OK	3.0	2.0	1323	$1,600	$1.21	1d	1	0.90mi
617 Kaeden Pl Unit B Yukon, OK	3.0	2.0	1323	$1,725	$1.30	23d	1	0.94mi
616 Maleah Pl Unit B Yukon, OK	3.0	2.0	1323	$1,600	$1.21	1d	1	0.95mi
1000 Cornwell Dr Yukon, OK	1.0–2.0	1.0–1.5	950	$975	$1.03	1d	5	1.08mi
12413 NW 3rd St Yukon, OK	3.0	2.0	1326	$1,850	$1.40	12d	1	1.10mi
12637 NW 3rd St Yukon, OK	3.0	2.0	1386	$1,725	$1.24	1d	1	1.13mi
12925 NW 3rd Ter Yukon, OK	3.0	2.0	1572	$1,750	$1.11	1d	1	1.17mi
12937 NW 3rd Ter Yukon, OK	3.0	2.0	1386	$1,750	$1.26	14d	1	1.18mi
12937 NW 3rd Ter Yukon, OK	3.0	2.0	1385	$1,750	$1.26	23d	1	1.18mi
421 Compass Dr Yukon, OK	3.0	2.0	1532	$1,675	$1.09	1d	1	1.21mi
12944 NW 3rd Ter Yukon, OK	3.0	2.0	1542	$1,700	$1.10	3d	1	1.21mi
404 S 2nd St Yukon, OK	2.0–3.0	1.0–1.5	934	$875	$0.94	1d	2	1.26mi
116 Pine Ave Yukon, OK	3.0	1.0	1156	$1,400	$1.21	17d	1	1.27mi
13007 NW 3rd St Yukon, OK	3.0	2.5	1379	$1,545	$1.12	1d	1	1.46mi
13015 NW 3rd St Yukon, OK	3.0	2.0	1424	$1,545	$1.08	1d	1	1.46mi
617 Wicket Pl Yukon, OK	3.0	2.0	1734	$1,795	$1.04	23d	1	1.46mi
908 Ranchoak Ct Yukon, OK	3.0	2.0	1200	$1,000	$0.83	14d	1	1.47mi

Listing history 10 events

1. 2026-05-23
   status Pending
2. 2026-05-19
   listed $200,000 Active
3. 2019-03-08
   soldstatus $120,000
4. 2019-02-21
   soldstatus $120,000 Sold 622-char remark

   Show marketing remark (622 chars)

   Looking for an open living design? Welcome Home to this house located in a highly desired location! Huge open living/dining/kitchen area usually found only in newer homes. The bathrooms and kitchen have have major updates. Updates including: granite counter tops, under mounted sinks in kitchen and bathrooms, faucets, hot water heater, garbage disposal, glass top stove, light fixtures in all rooms, window blinds, toilets, bathroom shower, bathroom mirrors, baseboard and trim throughout, flooring tile throughout, added mirrored back shelving by fireplace! Reserved items include the refrigerator, washer & dryer.

5. 2019-01-30
   status Pending 622-char remark

   Show marketing remark (622 chars)

   Looking for an open living design? Welcome Home to this house located in a highly desired location! Huge open living/dining/kitchen area usually found only in newer homes. The bathrooms and kitchen have have major updates. Updates including: granite counter tops, under mounted sinks in kitchen and bathrooms, faucets, hot water heater, garbage disposal, glass top stove, light fixtures in all rooms, window blinds, toilets, bathroom shower, bathroom mirrors, baseboard and trim throughout, flooring tile throughout, added mirrored back shelving by fireplace! Reserved items include the refrigerator, washer & dryer.

6. 2019-01-26
   price $120,000 622-char remark

   Show marketing remark (622 chars)

   Looking for an open living design? Welcome Home to this house located in a highly desired location! Huge open living/dining/kitchen area usually found only in newer homes. The bathrooms and kitchen have have major updates. Updates including: granite counter tops, under mounted sinks in kitchen and bathrooms, faucets, hot water heater, garbage disposal, glass top stove, light fixtures in all rooms, window blinds, toilets, bathroom shower, bathroom mirrors, baseboard and trim throughout, flooring tile throughout, added mirrored back shelving by fireplace! Reserved items include the refrigerator, washer & dryer.

7. 2019-01-03
   price $130,000 622-char remark

   Show marketing remark (622 chars)

   Looking for an open living design? Welcome Home to this house located in a highly desired location! Huge open living/dining/kitchen area usually found only in newer homes. The bathrooms and kitchen have have major updates. Updates including: granite counter tops, under mounted sinks in kitchen and bathrooms, faucets, hot water heater, garbage disposal, glass top stove, light fixtures in all rooms, window blinds, toilets, bathroom shower, bathroom mirrors, baseboard and trim throughout, flooring tile throughout, added mirrored back shelving by fireplace! Reserved items include the refrigerator, washer & dryer.

8. 2018-12-05
   listed $140,000 Active 622-char remark

   Show marketing remark (622 chars)

   Looking for an open living design? Welcome Home to this house located in a highly desired location! Huge open living/dining/kitchen area usually found only in newer homes. The bathrooms and kitchen have have major updates. Updates including: granite counter tops, under mounted sinks in kitchen and bathrooms, faucets, hot water heater, garbage disposal, glass top stove, light fixtures in all rooms, window blinds, toilets, bathroom shower, bathroom mirrors, baseboard and trim throughout, flooring tile throughout, added mirrored back shelving by fireplace! Reserved items include the refrigerator, washer & dryer.

9. 2009-11-14
   historical
10. 2009-06-12
    listed $105,000

ⓘ 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: $1,770 · $148/mo
• Projected year-2 tax: $1,800 · $150/mo
• Expected delta: +$30/yr (+$2/mo · 1.7%)

ⓘ 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 2% 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: $20,001
• − Mortgage interest: −$11,203
• − Property taxes: −$1,770
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,600
• − Management: −$1,600
• − Depreciation: −$5,818
• Taxable loss: −$2,991
• Est. tax savings @ 24.0%: +$718
• After-tax cash flow: $1,162/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: Yukon
• NCES district ID: 4033480
• Math proficiency: 30% ▼ -16.00%
• Reading proficiency: 32% ▼ -10.00%
• Median HH income: $63,741
• Composite: 28.35/100
• National rank: #6776
• State rank: #47 of 270 in OK

Livability — Yukon

• Score: 67/100
• State rank: #96
• US rank: #10958

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment A- Housing A+ Health & safety F User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Yukon, OK
• County: Canadian County · 154,341 people
• City population: 91,014
• 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

+90.5% since first listed

10 events — show timeline

• 2026-05-23 Pending — MLSOK
• 2026-05-19 Listed $200,000 MLSOK
• 2019-03-08 Sold (Public Records) $120,000 Public Records
• 2019-02-21 Sold (MLS) $120,000 MLSOK
• 2019-01-30 Pending — MLSOK
• 2019-01-26 Price Changed $120,000 MLSOK
• 2019-01-03 Price Changed $130,000 MLSOK
• 2018-12-05 Listed $140,000 MLSOK
• 2009-11-14 Listing Removed — MLSOK
• 2009-06-12 Listed $105,000 MLSOK

Property tax history

+3.4%/yr

Latest (2025): $1,770 · +2.6% YoY. Source: county tax records.