9009 NW 10th St #353 · Oklahoma City, OK 73127

$45,000

5 bd · 3.0 ba · 2,156 sqft · SingleFamily · 7 Days on market

Built 2003 Fair condition

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 9009 NW 10th St, Lot 353 in Oklahoma City, located in the highly desirable Yukon School District! This well-maintained 5-bedroom, 3-bath double-wide manufactured home offers 2,156 square feet of comfortable living space with room for everyone. Extended Car Port space for 4 cars. Inside, you’ll find two spacious living areas, a large kitchen with ample cabinet and counter space, and a desirable mother-in-law floor plan that provides privacy and flexibility. The oversized primary suite features a spacious bedroom and private bath, creating the perfect retreat. Storage Shed also Included. Residents enjoy access to community amenities, including a pool and playground. Convenien

Key facts

• Extended car port
• Private bath
• Large kitchen

Tags

• EXTENDED CAR PORT
• TWO SPACIOUS LIVING AREAS
• LARGE KITCHEN
• OVERSIZED PRIMARY SUITE
• PRIVATE BATH
• STORAGE SHED

Property features AI

Finance

• Other: Homestead eligible; Occupied; Listed as Active; Listed price available
• Financial info: Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: Attached garage with space for 4 vehicles
• Home design: Single-family residence; One level; Residential property; Part of Lakeview addition
• Construction: Manufactured / Mobile construction; Composition roof; Post-tension foundation; Existing building
• Exterior features: Covered deck; Interior lot

Interior

• Bedrooms: 5 bedrooms (single-level property)
• Bathrooms: 3 full bathrooms
• Interior features: Two living areas; No fireplace

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $45k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $45k).
• Cap rate 34.1% 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.
• 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 flat; 69 active listings in the ZIP; lower-income renter base — watch delinquency; 260 units permitted in Canadian County in 2024 (0 in 5+ unit buildings).
• At $1,712/mo this rent would consume 46% of the median local household income ($45k/yr) (locally 1244% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $311 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $45,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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.
6. 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.
7. 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: 3.80% ✓
• Cap rate: 34.06%
• Cash-on-cash: 99.17%
• DSCR: 5.41
• GRM: 2.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.01% rent growth · sell at horizon

5-year hold

• IRR: 96.8%
• Equity multiple: 5.29×
• Total profit: $54,052
• Equity at exit: $6,710

10-year hold

• IRR: 98.9%
• Equity multiple: 9.99×
• Total profit: $113,240
• Equity at exit: $3,891

Cash invested: $12,600 (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 73127

• Home prices YoY: -30.6%
• Rents YoY: 0.0%
• Active inventory: 69
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,712 medium
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $1,041

Break-even live

Break-even rent $394

Max offer price $45,000

Occupancy floor 34%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-07
   days on market $45,000 Active 7 DOM
2. 2026-06-05
   days on market $45,000 Active 4 DOM
3. 2026-06-03
   days on market $45,000 Active 3 DOM
4. 2026-06-02
   days on market $45,000 Active 2 DOM
5. 2026-06-01
   remarks 693-char remark
6. 2026-06-01
   listed $45,000 Active 1 DOM

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

Climate risk First Street

• 🌡 Heat 5/10 Major
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,540
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$1,643
• − Management: −$1,643
• − Depreciation: −$1,309
• Taxable income: $12,524
• Est. tax owed @ 24.0%: −$3,006
• After-tax cash flow: $9,489/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 · 4 photos

Fair 45/100 Moderate rehab

This double-wide manufactured home requires moderate renovations, including repairs to the siding, roof, and HVAC, as well as routine maintenance to the exterior and interior. Updates to the exterior and interior can significantly increase its resale and rental value.

Repairs flagged

• Major siding — Severe weathering and peeling
• Major roof — Rusty metal roof
• Major flooring — Worn-out carpet
• Major HVAC/mechanicals — Exposed HVAC unit

Value-add opportunities

• Resale paint exterior walls — Fresh paint enhances curb appeal
• Resale repair roof — A new roof improves the home's appearance and value
• Rental replace carpet — Fresh carpet improves comfort and rental appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Severe weathering and peeling	Major	$15,000–50,000
roof · Rusty metal roof	Major	$15,000–50,000
flooring · Worn-out carpet	Major	$15,000–50,000
HVAC/mechanicals · Exposed HVAC unit	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Resale paint exterior walls — Fresh paint enhances curb appeal ↑
• Resale repair roof — A new roof improves the home's appearance and value ↑
• Rental replace carpet — Fresh carpet improves comfort and rental appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — 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): 25,865
• Household income: $44,925
• Rent vs Own: 57.8% rent · 42.2% own
• Severe rent burden: 1244.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Hispanic / Latino 40% White 33% Two or more races 24% Black 13% Native American 3% Asian 2%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Slovak 1% Lithuanian 1%
• Foreign-born: 18% · Canada, Vietnam
• Languages at home: 63% English-only · Spanish 35% Other Asian/Pacific 1% Vietnamese 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: ▼ -118.05%
• Current HPI: 268.0173
• Rent YoY: ▬ 0.01%
• 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

1 event — show timeline

• 2026-05-30 Listed $45,000 MLSOK