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4017 Becky Ln
D- Composite 36.55
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 +10.0/15.0
  • Cash flow +7.9/30.0
  • Livability +4.0/5.0
  • Condition / age +4.0/5.0
  • Schools +3.6/10.0
  • 1% rule +2.6/10.0
  • Rent growth +2.4/5.0
  • DSCR +2.0/10.0
  • Appreciation +0.0/10.0

$229,350

4017 Becky Ln · Oklahoma City, OK 73064
3 bd · 2.0 ba · 1,472 sqft · SingleFamily · 87 Days on market
Built 2026 Good condition 5,001 sqft lot 2-car garage $156/sqft · 6% below area Est $243k · 6% under $29/mo HOA · 2% of rent ↓ 4% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

The MURROW floor plan is the perfect home for just about anyone. With a large kitchen that opens to the heart of the home living room and an outdoor space with a covered patio; you'll have a wonderful home for entertaining or just stretching out. Tremendous cabinets and counter space make the kitchen great for your inner chef to create wonderful dishes. The master and spare bedrooms will accommodate just about any furniture you need and have plenty of storage.

Key facts

  • Plenty of storage
  • Large kitchen
  • Covered patio

Tags

LARGE KITCHENCOVERED PATIOPLENTY OF STORAGE

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

What this means for you Summary

Snapshot

  • This is a 3-bed/2.0-bath single-family listed at $229k. Condition is rated good.

Deal economics

  • At list price, monthly cash flow is $-242 ($-3k/yr) — negative.
  • To cash-flow at today's rent, offer at most $194k (15.2% below list).
  • To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (24.3% below list).
  • Recommended offer: $174k (24.3% below list) — sets the bar for 1% rule.
  • Cap rate 5.0% vs local median 3.9% in Oklahoma City — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 Valley Es (math 50% / reading 40%, grade D-, #60 of 845 statewide, top 7%, 652 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 soft (-0.3%/yr); 672 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 64d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 78% 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 87 days — a 6% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
Recommended offer $173,716 (24.3% 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 87 days. Have you received any prior offers? Is the seller open to a 24% 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
0.76% ✗
Cap rate
5.03%
Cash-on-cash
-4.52%
DSCR
0.80
GRM
11.0

CMA / ARV

ARV (median comp)
$242,900
List price
$229,350
Delta
-5.58%
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
4004 Dutch Ln 0.04mi 3/2.0 1,472 (0%) 2mo $234,900 $160 96
4025 Becky Ln 0.02mi 3/2.0 1,355 (-8%) 0mo $228,100 $168 86
4009 Becky Ln 0.02mi 3/2.0 1,355 (-8%) 2mo $228,823 $169 84
4016 Dutch Ln 0.02mi 4/2.0 (+1) 1,613 (+10%) 1mo $249,900 $155 77
4312 Palmetto Trl 0.40mi 3/2.0 1,507 (+2%) 2mo $275,000 $182 76
4009 Dutch Ln 0.06mi 3/2.0 1,301 (-12%) 2mo $227,900 $175 76
4005 Dutch Ln 0.06mi 4/2.0 (+1) 1,613 (+10%) 2mo $247,900 $154 74
3824 Palmetto Trl 0.40mi 3/2.0 1,550 (+5%) 1mo $245,000 $158 71
4013 Palisade Ln 0.29mi 3/2.0 1,625 (+10%) 2mo $285,000 $175 67
4137 Sara Park Dr 0.71mi 3/2.0 1,524 (+4%) 2mo $238,000 $156 59
10520 SW 41st Pl 0.68mi 3/2.0 1,548 (+5%) 1mo $249,000 $161 59
4208 Umbria Rd 0.74mi 4/2.0 (+1) 1,668 (+13%) 1mo $219,900 $132 37

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 · 0.0% rent growth · sell at horizon

5-year hold
IRR
-27.4%
Equity multiple
0.10×
Total profit
$-57,601
Equity at exit
$34,197
10-year hold
IRR
-41.7%
Equity multiple
-0.39×
Total profit
$-89,470
Equity at exit
$19,830

Cash invested: $64,218 (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 →
Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now
26 active · 32 under contract
Months of supply
2.7 mo (37%/mo absorbed)
Median asking
$249,450 ($170/sqft)
Median days on market
38 d
This list price
19% of active listings are priced below it
ARV vs active asking
-2.8% vs current asking $/sqft

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

ZIP-level market 73064

Home prices YoY
-17.9%
Rents YoY
-0.3%
Active inventory
672
Price-to-rent
11.0×

Monthly cashflow live

Estimated rent
$1,737 high interval (Pro) →
Mortgage (P&I)
−$1,203
Tax est. 1.5%
−$287 /mo · $3,440/yr
Insurance
−$96
HOA
−$29
Vacancy / Maint / Mgmt
−$365
Net cashflow
$-242

Break-even live

Break-even rent $2,043
Max offer price $194,386
Occupancy floor —

Sensitivity live

Price -10% $-83 -5% $-162 +0% $-242 +5% $-321 +10% $-400
Rent -10% $-379 -5% $-310 +0% $-242 +5% $-173 +10% $-104
Rate -1.0pp $-126 -0.5pp $-183 base $-242 +0.5pp $-301 +1.0pp $-362

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
$57,338
Closing costs
$6,880
Reserves months
—
Total cash needed
—

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Short-term bridge; refi at stabilization.

Rent comps 40 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
4004 Dutch LN Mustang, OK 3.0 2.0 1544 $1,595 $1.03 61d 1 0.03mi
4004 Dutch LN Mustang, OK 4.0 2.0 1544 $1,595 $1.03 63d 1 0.03mi
4000 Dutch LN Mustang, OK 4.0 2.0 1690 $1,795 $1.06 72d 1 0.04mi
3909 Dutch LN Mustang, OK 4.0 2.0 1613 $1,595 $0.99 65d 1 0.08mi
3909 Dutch LN Mustang, OK 4.0 2.0 1613 $1,595 $0.99 63d 1 0.08mi
9717 SW 40th St Oklahoma City, OK 3.0 2.0 1152 $1,279 $1.11 11d 1 0.45mi
10425 SW 41st St Oklahoma City, OK 4.0 2.5 1822 $1,950 $1.07 72d 1 0.62mi
4217 Siena Ridge Blvd Oklahoma City, OK 4.0 2.0 1840 $1,695 $0.92 59d 1 0.67mi
4101 Siena Ridge Blvd Oklahoma City, OK 3.0 2.0 1520 $1,595 $1.05 11d 1 0.67mi
10524 SW 38th St Mustang, OK 3.0–5.0 2.0–2.5 1680 $1,824 $1.09 11d 5 0.70mi
10613 SW 36th St Yukon, OK 3.0 2.0 1364 $1,736 $1.27 20d 1 0.85mi
9356 SW 43rd St Oklahoma City, OK 4.0 2.0 1814 $2,199 $1.21 72d 1 0.89mi
9675 SW 29th St Oklahoma City, OK 3.0 2.5 1524 $1,699 $1.11 65d 1 0.91mi
9608 SW 29th Ter Oklahoma City, OK 2.0 2.0 1015 $1,350 $1.33 63d 1 0.94mi
9532 SW 28th St Oklahoma City, OK 3.0 2.0 1532 $1,595 $1.04 70d 1 0.99mi
2809 Tracys Mnr Yukon, OK 4.0 2.0 1614 $1,849 $1.15 53d 1 0.99mi
4612 Prominence Dr Oklahoma City, OK 3.0 2.0 1257 $1,649 $1.31 47d 1 1.01mi
2500 Flame Lily Rd Oklahoma City, OK 3.0 2.0 1215 $1,495 $1.23 61d 1 1.03mi
2500 Flame Lily Rd Oklahoma City, OK 3.0 2.0 1233 $1,525 $1.24 72d 1 1.03mi
2704 Fennel Rd Oklahoma City, OK 3.0 2.0 1206 $1,450 $1.20 20d 1 1.04mi
2701 Fawn Lily Rd Oklahoma City, OK 3.0 2.0 1385 $1,595 $1.15 20d 1 1.07mi
9921 SW 25th St Yukon, OK 3.0 2.0 1471 $1,599 $1.09 72d 1 1.08mi
9207 SW 47th St Oklahoma City, OK 3.0 2.0 1340 $1,600 $1.19 72d 1 1.09mi
3000 Tenkiller Dr Yukon, OK 3.0 2.0 1347 $1,550 $1.15 34d 1 1.11mi
2412 Rookhaven Ln Yukon, OK 3.0 2.0 1510 $1,650 $1.09 28d 1 1.12mi
9540 SW 25th St Oklahoma City, OK 3.0 2.0 1532 $1,695 $1.11 72d 1 1.14mi
2525 Northcreek Ln Oklahoma City, OK 2.0 2.0 1225 $1,525 $1.24 39d 1 1.14mi
2525 Northcreek Ln Oklahoma City, OK 2.0 2.0 1250 $1,525 $1.22 69d 1 1.14mi
2613 Kathleens Xing Yukon, OK 4.0 2.0 1614 $2,100 $1.30 72d 1 1.14mi
10021 SW 21st St Yukon, OK 3.0 2.0 1482 $1,800 $1.21 72d 1 1.20mi
9028 SW 46th St Oklahoma City, OK 3.0 2.0 1249 $1,525 $1.22 66d 1 1.24mi
9028 SW 46th St Oklahoma City, OK 3.0 2.0 1250 $1,575 $1.26 72d 1 1.24mi
9612 SW 23rd St Oklahoma City, OK 3.0 2.0 1250 $1,525 $1.22 72d 1 1.24mi
9612 SW 23rd St Oklahoma City, OK 3.0 2.0 1250 $1,525 $1.22 70d 1 1.24mi
9737 SW 23rd St Oklahoma City, OK 3.0 2.0 1250 $1,525 $1.22 33d 1 1.24mi
9737 SW 23rd St Oklahoma City, OK 3.0 2.0 1250 $1,525 $1.22 32d 1 1.24mi
9600 SW 23rd St Oklahoma City, OK 2.0 2.0 1250 $1,525 $1.22 33d 1 1.25mi
4725 Pyrope Ln Oklahoma City, OK 3.0 2.0 1350 $1,550 $1.15 35d 1 1.28mi
11008 SW 36th St Yukon, OK 4.0 2.0 1730 $1,895 $1.10 11d 1 1.29mi
11008 SW 36th St Yukon, OK 4.0 2.0 1730 $1,895 $1.10 17d 1 1.29mi

Property features AI

Finance

Other
Homestead eligible
Financial info
Loan financing availableNot assumable
HOA & community
Mandatory association duesAssociation fee is $343 and includes common area maintenance

Exterior

Parking
2-car garage
Home design
Single family residenceOne levelNew home
Construction
Brick and frame constructionShingle roofPost tension foundationBuilt by Lennar
Exterior features
Interior lotNo special zoning district

Interior

Bedrooms
3 bedrooms
Bathrooms
2 full bathrooms
Interior features
Living area with 1 living areaDining area

Listing history 50 events

  1. 2026-08-08
    days on market $229,350 Active 87 DOM
  2. 2026-08-07
    days on market $229,350 Active 86 DOM
  3. 2026-08-06
    days on market $229,350 Active 85 DOM
  4. 2026-08-05
    days on market $229,350 Active 84 DOM
  5. 2026-08-04
    days on market $229,350 Active 83 DOM
  6. 2026-08-03
    days on market $229,350 Active 82 DOM
  7. 2026-07-31
    days on market $229,350 Active 79 DOM
  8. 2026-07-30
    days on market $229,350 Active 77 DOM
  9. 2026-07-28
    days on market $229,350 Active 76 DOM
  10. 2026-07-26
    days on market $229,350 Active 74 DOM
  11. 2026-07-24
    days on market $229,350 Active 72 DOM
  12. 2026-07-23
    days on market $229,350 Active 71 DOM
  13. 2026-07-22
    days on market $229,350 Active 70 DOM
  14. 2026-07-21
    days on market $229,350 Active 69 DOM
  15. 2026-07-20
    days on market $229,350 Active 68 DOM
  16. 2026-07-18
    days on market $229,350 Active 66 DOM
  17. 2026-07-18
    days on market $229,350 Active 65 DOM
  18. 2026-07-16
    days on market $229,350 Active 64 DOM
  19. 2026-07-15
    days on market $229,350 Active 63 DOM
  20. 2026-07-14
    days on market $229,350 Active 62 DOM
  21. 2026-07-13
    days on market $229,350 Active 61 DOM
  22. 2026-07-13
    days on market $229,350 Active 60 DOM
  23. 2026-07-11
    days on market $229,350 Active 59 DOM
  24. 2026-07-10
    days on market $229,350 Active 58 DOM
  25. 2026-07-09
    days on market $229,350 Active 57 DOM
  26. 2026-07-07
    days on market $229,350 Active 55 DOM
  27. 2026-07-06
    days on market $229,350 Active 54 DOM
  28. 2026-07-05
    days on market $229,350 Active 53 DOM
  29. 2026-07-03
    days on market $229,350 Active 51 DOM
  30. 2026-07-02
    days on market $229,350 Active 50 DOM
  31. 2026-07-01
    days on market $229,350 Active 49 DOM
  32. 2026-06-30
    days on market $229,350 Active 48 DOM
  33. 2026-06-29
    days on market $229,350 Active 47 DOM
  34. 2026-06-28
    days on market $229,350 Active 46 DOM
  35. 2026-06-27
    days on market $229,350 Active 45 DOM
  36. 2026-06-27
    days on market $229,350 Active 44 DOM
  37. 2026-06-25
    days on market $229,350 Active 42 DOM
  38. 2026-06-22
    days on market $229,350 Active 40 DOM
  39. 2026-06-21
    days on market $229,350 Active 39 DOM
  40. 2026-06-18
    days on market $229,350 Active 36 DOM
  41. 2026-06-17
    days on market $229,350 Active 35 DOM
  42. 2026-06-16
    days on market $229,350 Active 34 DOM
  43. 2026-06-15
    days on market $229,350 Active 33 DOM
  44. 2026-06-13
    days on market $229,350 Active 31 DOM
  45. 2026-06-09
    days on market $229,350 Active 27 DOM
  46. 2026-06-08
    days on market $229,350 Active 26 DOM
  47. 2026-06-07
    days on market $229,350 Active 25 DOM
  48. 2026-06-05
    pricedays on market $229,350 Active 22 DOM
  49. 2026-06-03
    pricedays on market $231,350 Active 21 DOM
  50. 2026-06-02
    days on market $235,316 Active 20 DOM

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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income
$20,846
− Mortgage interest
−$12,847
− Property taxes
−$3,440
− Insurance
−$1,147
− Repairs & maintenance
−$1,668
− Management
−$1,668
− HOA
−$348
− Depreciation
−$6,672
Taxable loss
−$6,944
combined federal + state — saved on this device
Est. tax savings @ 24.0%
+$1,666
After-tax cash flow
$-1,233/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 home is in excellent condition with a good layout and modern finishes. It is move-in ready and would be a great investment.

Value-add opportunities

  • Both Paint exterior trim — Enhances curb appeal and value ↑
  • Both Clean gutters — Improves drainage and property value ↑
F Composite school gradezoned avg 36/100

Zoned Schools

Elementary Mustang Valley Es D- OK #60/845 Nat'l #15,897/41,679 Middle Mustang North Ms F OK #47/345 Nat'l #8,750/14,009 High Mustang Hs F OK #65/447 Nat'l #10,191/17,239

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
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)
28,919
Household income
$94,402
Rent vs Own
20.1% rent · 79.9% own
Severe rent burden
13% of renters

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 (74%)
Race & ethnicity
White 74% Two or more races 11% Hispanic / Latino 10% Native American 3% Black 3% Asian 2%
Hispanic origin (detail)
Mexican 8%
Common ancestry
Italian 2% Scottish 2% Slovak 2%
Foreign-born
4% · Canada, Vietnam
Languages at home
93% English-only · Spanish 5% Other Indo-European 1% Tagalog/Filipino 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
—

Price history

-4.0% since first listed
4 events — show timeline
  • 2026-06-04 Price Changed $229,350 MLSOK
  • 2026-06-03 Price Changed $231,350 MLSOK
  • 2026-05-19 Price Changed $235,316 MLSOK
  • 2026-05-13 Listed $238,900 MLSOK

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

Loading sold comps…