14209 Still Stream Way · Oklahoma City, OK 73078

$223,990

3 bd · 2.0 ba · 1,434 sqft · SingleFamily · 171 Days on market

Built 2026 Good condition 5,998 sqft lot 2-car garage $156/sqft · at area comps Est $232k · at est. $23/mo HOA · 1% of rent

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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 +9.7/30.0
• ARV discount +9.1/15.0
• Schools +4.0/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• 1% rule +3.0/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The property is located at 14209 Still Stream Way OKLAHOMA CITY OK 73078 priced at 230990, the square foot and stories are 1434, 1.The number of bath is 2, halfbath is 0 there are 3 bedrooms and 2 garages. For more details please, call or email.

Key facts

• 5,998 sq ft lot
• 2 garage spots
• Built 2026

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $224k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-149 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $202k (9.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (19.6% below list).
• Recommended offer: $180k (19.6% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 4.0% 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.
• Piedmont (rural): math 37% / reading 39% proficiency, ranked #9 of 270 in OK (top 3%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Northwood Es (math 47% / reading 37%, grade F, #84 of 845 statewide, top 11%, 469 students, 0% FRL); Piedmont Ms (math 32% / reading 32%, grade F, #39 of 345 statewide, top 12%, 772 students, 0% FRL); Piedmont Hs (math 38% / reading 44%, grade F, #24 of 447 statewide, top 5%, 1,422 students, 0% FRL).
• Market conditions: 799 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 32d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 171 days — a 12% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $179,998 (19.6% 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. It's been on market 171 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.80% ✗
• Cap rate: 5.49%
• Cash-on-cash: -2.85%
• DSCR: 0.87
• GRM: 10.4

CMA / ARV

• ARV (median comp): $231,990
• List price: $223,990
• Delta: -3.45%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14216 Still Stream Way	0.03mi	3/2.0	1,434 (0%)	3mo	$230,990	$161	96
14221 Still Stream Way	0.03mi	3/2.0	1,434 (0%)	3mo	$230,990	$161	96
14224 Still Stream Way	0.05mi	3/2.0	1,434 (0%)	3mo	$233,640	$163	95
14232 Still Stream Way	0.06mi	3/2.0	1,434 (0%)	4mo	$226,990	$158	94
14205 Still Stream Way	0.01mi	3/2.0	1,280 (-11%)	0mo	$216,000	$169	81
14212 Still Stream Way	0.03mi	3/2.0	1,280 (-11%)	1mo	$219,990	$172	80
14217 Still Stream Way	0.02mi	3/2.0	1,280 (-11%)	4mo	$223,190	$174	78
14220 Still Stream Way	0.04mi	3/2.0	1,280 (-11%)	3mo	$217,990	$170	78
14200 Trickling Way	0.03mi	4/2.0 (+1)	1,572 (+10%)	1mo	$239,990	$153	77
14208 Trickling Way	0.03mi	4/2.0 (+1)	1,572 (+10%)	2mo	$235,800	$150	75
14228 Still Stream Way	0.05mi	4/2.0 (+1)	1,572 (+10%)	2mo	$237,400	$151	75
12616 NW 137th St	0.41mi	3/2.0	1,543 (+8%)	3mo	$284,990	$185	65

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -21.0%
• Equity multiple: 0.27×
• Total profit: $-45,742
• Equity at exit: $33,398

10-year hold

• IRR: -14.4%
• Equity multiple: 0.17×
• Total profit: $-51,880
• Equity at exit: $19,367

Cash invested: $62,717 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 52 active · 37 under contract
• Months of supply: 8.4 mo (12%/mo absorbed)
• Median asking: $239,490 ($169/sqft)
• Median days on market: 61 d
• This list price: 25% of active listings are priced below it
• ARV vs active asking: -4.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 73078

• Home prices YoY: -14.2%
• Active inventory: 799
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,800 high
• Mortgage (P&I): −$1,175
• Tax est. 1.5%: −$280 /mo · $3,360/yr
• Insurance: −$93
• HOA: −$23
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $-149

Break-even live

Break-even rent $1,989

Max offer price $202,435

Occupancy floor —

Sensitivity live

Price	-10% $6	-5% $-72	+0% $-149	+5% $-226	+10% $-304
Rent	-10% $-291	-5% $-220	+0% $-149	+5% $-78	+10% $-7
Rate	-1.0pp $-36	-0.5pp $-92	base $-149	+0.5pp $-207	+1.0pp $-266

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: $55,998
• Closing costs: $6,720
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14212 Trickling Way Yukon, OK	3.0	2.0	1434	$1,500	$1.05	103d	1	0.02mi
12529 Bending Brook Dr Yukon, OK	3.0	2.0	1575	$1,745	$1.11	11d	1	0.12mi
12529 Bending Brook Dr Yukon, OK	3.0	2.0	1575	$1,630	$1.03	0d	1	0.12mi
12512 Bending Brook DR Piedmont, OK	4.0	2.0	1796	$1,650	$0.92	103d	1	0.16mi
12512 Bending Brook DR Piedmont, OK	4.0	2.0	1796	$1,650	$0.92	108d	1	0.16mi
12516 NW 139th St Yukon, OK	3.0	2.0	1636	$1,695	$1.04	0d	1	0.20mi
14013 Babbling Brook Dr Piedmont, OK	4.0	2.0	1708	$1,645	$0.96	103d	1	0.23mi
12617 NW 139th St Piedmont, OK	4.0	2.0	1690	$1,895	$1.12	103d	1	0.23mi
12516 NW 139th Ter Piedmont, OK	3.0	2.0	1696	$1,695	$1.00	0d	1	0.26mi
13933 Klinsman Rd Piedmont, OK	4.0	2.0	1765	$2,100	$1.19	117d	1	0.26mi
13933 Klinsman Rd Piedmont, OK	4.0	2.0	1701	$2,100	$1.23	122d	1	0.26mi
14008 Northwood Village Dr Piedmont, OK	4.0	2.0	1709	$1,845	$1.08	15d	1	0.27mi
14008 Northwood Village Dr Piedmont, OK	4.0	2.0	1709	$1,845	$1.08	31d	1	0.27mi
13937 Bedoya Rd Piedmont, OK	4.0	2.0	1701	$2,000	$1.18	132d	1	0.28mi
13937 Bedoya Rd Piedmont, OK	4.0	2.0	1708	$2,100	$1.23	117d	1	0.28mi
12521 Babbling Brook Dr Piedmont, OK	4.0	2.0	1773	$1,725	$0.97	0d	1	0.29mi
12521 Babbling Brook Dr Piedmont, OK	4.0	2.0	1773	$1,725	$0.97	11d	1	0.29mi
12541 Babbling Brook Dr Piedmont, OK	4.0	2.5	1717	$1,645	$0.96	31d	1	0.29mi
13737 The Brook Blvd Piedmont, OK	3.0	2.0	1654	$1,600	$0.97	0d	1	0.30mi
12821 NW 141st St Yukon, OK	3.0	2.0	1532	$1,850	$1.21	107d	1	0.36mi
13809 Northwood Village Dr Yukon, OK	3.0	2.0	1540	$1,900	$1.23	132d	1	0.43mi
13628 Calli Ct Piedmont, OK	4.0	2.0	1497	$1,795	$1.20	2d	1	0.61mi
13609 Calli Ct Piedmont, OK	3.0	2.0	1397	$1,695	$1.21	0d	1	0.62mi
13620 Calli Ct Piedmont, OK	3.0	2.0	1397	$1,695	$1.21	10d	1	0.62mi
13616 Calli Ct Unit 11620 Piedmont, OK	3.0	2.0	1397	$1,695	$1.21	10d	1	0.62mi
13616 Calli Ct Unit 11620 Piedmont, OK	3.0	2.0	1397	$1,695	$1.21	18d	1	0.62mi
13517 Calli Ct Piedmont, OK	4.0	2.0	1495	$1,795	$1.20	22d	1	0.64mi
13517 Calli Ct Piedmont, OK	4.0	2.0	1450	$1,795	$1.24	31d	1	0.64mi
13516 Calli Ct Piedmont, OK	4.0	2.0	1450	$1,795	$1.24	112d	1	0.65mi
13516 Calli Ct Piedmont, OK	4.0	2.0	1450	$1,795	$1.24	103d	1	0.65mi
12005 NW 135th St Piedmont, OK	3.0	2.0	1536	$1,636	$1.07	28d	1	0.74mi
12125 NW 133rd Ter Piedmont, OK	3.0	2.0	1248	$1,575	$1.26	151d	1	0.75mi
12100 NW 133rd Ter Piedmont, OK	3.0	2.0	1250	$1,550	$1.24	122d	1	0.81mi
11800 NW 136th Ter Piedmont, OK	3.0	2.0	1473	$1,650	$1.12	38d	1	0.91mi
11808 NW 135th St Piedmont, OK	3.0	2.0	1326	$1,500	$1.13	41d	1	0.92mi
11817 NW 134th St Piedmont, OK	4.0	2.0	1494	$1,500	$1.00	10d	1	0.94mi
11656 NW 134th St Piedmont, OK	3.0	2.0	1240	$1,695	$1.37	10d	1	1.07mi
11820 NW 130th St Piedmont, OK	3.0	2.0	1478	$1,595	$1.08	0d	1	1.08mi
13233 Bridgewater Dr Piedmont, OK	3.0	2.0	1355	$1,450	$1.07	41d	1	1.08mi
13233 Bridgewater Dr Piedmont, OK	3.0	2.0	1355	$1,450	$1.07	10d	1	1.08mi

Property features AI

Finance

• Other: Homestead eligible
• Financial info: Loan financing availableNot assumable
• HOA & community: Mandatory association dues ($275/month) covering common area maintenance

Exterior

• Parking: Concrete driveway2-car garage
• Utilities: Cable availableElectricity availableNatural gas availablePublic water/sewer
• Home design: Single-family residenceOne levelUnder construction (estimated completion 2026-09-21)
• Construction: Brick and frame constructionComposition roofPost-tension foundationBuilt by D.R. Horton
• Exterior features: Covered patioInterior lot

Interior

• Kitchen: DishwasherGarbage disposalMicrowaveGas range/oven
• Bedrooms: 3 bedrooms
• Flooring: CarpetVinyl
• Bathrooms: 2 full bathrooms
• Interior features: Blown fiberglass insulationSmart House featuresSmoke alarmInside utility
• Laundry & utility: Inside utility

Listing history 50 events

1. 2026-11-08
   days on market $223,990 Active 171 DOM
2. 2026-11-07
   days on market $223,990 Active 170 DOM
3. 2026-11-06
   days on market $223,990 Active 169 DOM
4. 2026-11-05
   days on market $223,990 Active 168 DOM
5. 2026-11-04
   pricedays on market $223,990 Active 167 DOM
6. 2026-11-02
   days on market $224,000 Active 165 DOM
7. 2026-11-01
   days on market $224,000 Active 164 DOM
8. 2026-10-31
   days on market $224,000 Active 163 DOM
9. 2026-10-30
   days on market $224,000 Active 162 DOM
10. 2026-10-29
    days on market $224,000 Active 161 DOM
11. 2026-10-28
    pricedays on market $224,000 Active 160 DOM
12. 2026-10-26
    days on market $226,990 Active 158 DOM
13. 2026-10-25
    days on market $226,990 Active 157 DOM
14. 2026-10-24
    days on market $226,990 Active 156 DOM
15. 2026-10-23
    days on market $226,990 Active 155 DOM
16. 2026-10-22
    days on market $226,990 Active 154 DOM
17. 2026-10-21
    days on market $226,990 Active 153 DOM
18. 2026-10-20
    days on market $226,990 Active 152 DOM
19. 2026-10-19
    days on market $226,990 Active 151 DOM
20. 2026-10-18
    days on market $226,990 Active 150 DOM
21. 2026-10-17
    days on market $226,990 Active 149 DOM
22. 2026-10-16
    days on market $226,990 Active 148 DOM
23. 2026-10-15
    price $226,990 Active 147 DOM
24. 2026-10-15
    days on market $225,000 Active 147 DOM
25. 2026-10-14
    days on market $225,000 Active 146 DOM
26. 2026-10-13
    days on market $225,000 Active 145 DOM
27. 2026-10-12
    days on market $225,000 Active 144 DOM
28. 2026-10-11
    days on market $225,000 Active 143 DOM
29. 2026-10-10
    days on market $225,000 Active 142 DOM
30. 2026-10-09
    days on market $225,000 Active 141 DOM
31. 2026-10-08
    days on market $225,000 Active 140 DOM
32. 2026-10-07
    days on market $225,000 Active 139 DOM
33. 2026-10-06
    days on market $225,000 Active 138 DOM
34. 2026-10-05
    days on market $225,000 Active 137 DOM
35. 2026-10-04
    days on market $225,000 Active 136 DOM
36. 2026-10-03
    days on market $225,000 Active 135 DOM
37. 2026-10-03
    price $225,000 Active 134 DOM
38. 2026-10-02
    days on market $230,990 Active 134 DOM
39. 2026-10-01
    days on market $230,990 Active 133 DOM
40. 2026-09-30
    days on market $230,990 Active 132 DOM
41. 2026-09-29
    days on market $230,990 Active 131 DOM
42. 2026-09-28
    days on market $230,990 Active 130 DOM
43. 2026-09-27
    days on market $230,990 Active 129 DOM
44. 2026-09-25
    days on market $230,990 Active 127 DOM
45. 2026-09-24
    days on market $230,990 Active 126 DOM
46. 2026-09-23
    days on market $230,990 Active 125 DOM
47. 2026-09-22
    days on market $230,990 Active 124 DOM
48. 2026-09-21
    days on market $230,990 Active 123 DOM
49. 2026-09-20
    days on market $230,990 Active 122 DOM
50. 2026-09-19
    days on market $230,990 Active 121 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $21,600
• − Mortgage interest: −$12,547
• − Property taxes: −$3,360
• − Insurance: −$1,120
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − HOA: −$276
• − Depreciation: −$6,516
• Taxable loss: −$5,675
• Est. tax savings @ 24.0%: +$1,362
• After-tax cash flow: $-426/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This new construction home is in excellent condition with a good condition score of 80. It features an open-concept layout, modern finishes, and energy-efficient construction. The home is move-in ready and has the potential for further value increases through minor updates.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping the front yard — A well-maintained front yard can improve curb appeal and attract potential buyers/tenants. ↑
• Both Adding smart home features — Smart home features can increase the home's value and appeal to tech-savvy buyers/tenants. ↑
• Both Upgrading the kitchen appliances — Modern, high-end appliances can make the kitchen more functional and attractive to potential buyers/tenants. ↑

F Composite school gradezoned avg 40/100

Zoned Schools

Elementary Northwood Es F OK #84/845 Nat'l #17,861/41,679 Middle Piedmont Intermediate Es F OK #15/345 Nat'l #6,708/14,009 High Piedmont Hs F OK #24/447 Nat'l #7,961/17,239

Schools (NCES district)

• District: Piedmont
• NCES district ID: 4023970
• Math proficiency: 37% ▼ -15.00%
• Reading proficiency: 39% ▼ -9.00%
• Median HH income: $83,943
• Composite: 36.08/100
• National rank: #4762
• State rank: #9 of 270 in OK

A Composite livability gradescore 80/100

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 · 174,062 people
• City population: 498,656
• Metro: Oklahoma City, OK
• Population (ZIP): 13,021
• Household income: $105,441
• Rent vs Own: 7.9% rent · 92.1% own
• Severe rent burden: 4% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Two or more races 11% Hispanic / Latino 10% Black 3% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 8%
• Languages at home: 93% English-only · Spanish 5%

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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: ▼ -43.50%
• Current HPI: 262.6535
• Rent YoY: —
• Metro: Oklahoma City, OK
• State GDP YoY: ▲ 1.55%
• F500 in state: 6

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Industry mix (Fortune 500 HQ in OK)

Industry	F500 HQs	Revenue
▸Energy	3	$48B

Property features AI

Finance

• Other: Homestead eligible
• Financial info: Loan financing availableNot assumable
• HOA & community: Mandatory association dues ($275/month) covering common area maintenance

Exterior

• Parking: Concrete driveway2-car garage
• Utilities: Cable availableElectricity availableNatural gas availablePublic water/sewer
• Home design: Single-family residenceOne levelUnder construction (estimated completion 2026-09-21)
• Construction: Brick and frame constructionComposition roofPost-tension foundationBuilt by D.R. Horton
• Exterior features: Covered patioInterior lot

Interior

• Kitchen: DishwasherGarbage disposalMicrowaveGas range/oven
• Bedrooms: 3 bedrooms
• Flooring: CarpetVinyl
• Bathrooms: 2 full bathrooms
• Interior features: Blown fiberglass insulationSmart House featuresSmoke alarmInside utility
• Laundry & utility: Inside utility

Price history

+0.0% since first listed

2 events — show timeline

• 2026-05-24 Listed $230,990 Zillow
• 2026-05-21 Listed $230,990 MLSOK