11125 SW 40th St · Oklahoma City, OK 73064

$229,000

3 bd · 2.0 ba · 1,505 sqft · SingleFamily public records · 2 Days on market

Built 2012 8,616 sqft lot Est $247k · 7% under $17/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 +12.4/30.0
• ARV discount +10.7/15.0
• Livability +4.0/5.0
• DSCR +3.7/10.0
• 1% rule +3.2/10.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Blink an eye and you'll miss this incredible opportunity! Come see this immaculately kept home in Mustang schools! If you like to entertain, just take one look and you will find this back yard oasis is TO. DIE. FOR. Can you see yourself spending your evenings (winter or summer) on this back patio with friends?? Want to add a hot tub?? No problem! It's already set up for one!! From the dimmer switches on all the lights to the upgraded wood-look tile in the main living areas, the owners haven't forgotten a single thing! The upgrades are too numerous to list - contact us today for a private showing and full details on all the time & love that has gone into this home!

Key facts

• Attached garage
• Built-in grill area
• Open-concept kitchen

Tags

• OPEN-CONCEPT KITCHEN
• ATTACHED GARAGE
• UNDERGROUND STORM SHELTER
• LARGE FENCED BACKYARD
• PERGOLA
• BUILT-IN GRILL AREA

Property features AI

Finance

• Other: Living area reported as 1,505 (assessor)
• Financial info: Loan qualifying available; Not assumable
• HOA & community: Mandatory association dues; Association fee $200 (includes grounds maintenance)

Exterior

• Parking: Detached 2-car garage
• Utilities: Storm shelter in garage floor
• Home design: Single family residence; One story; Residential property; Entry level: One
• Construction: Brick and frame construction; Composition roof; Slab foundation; Existing property
• Exterior features: Covered patio; Open patio; Outdoor grill; Wood fencing; Interior lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: One living area; Masonry fireplace

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-38 ($-452/yr) — negative.
• To cash-flow at today's rent, offer at most $222k (2.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (18.4% below list).
• Recommended offer: $187k (18.4% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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.
• 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); 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); 512 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 14y 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 $170k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $186,936 (18.4% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.82% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.71%
• DSCR: 0.97
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $246,820
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12304 SW 32nd St	0.51mi	3/2.0	1,500 (-0%)	0mo	$321,840	$215	75
3409 Furrow Dr	0.43mi	3/2.0	1,570 (+4%)	1mo	$225,000	$143	72
3732 Montage Blvd	0.62mi	3/2.0	1,522 (+1%)	2mo	$226,200	$149	68
4137 Sara Park Dr	0.74mi	3/2.0	1,524 (+1%)	1mo	$238,000	$156	63
12309 SW 32nd St	0.51mi	4/2.0 (+1)	1,565 (+4%)	2mo	$306,990	$196	63
11521 SW 40th St	0.54mi	4/2.0 (+1)	1,572 (+4%)	1mo	$245,990	$156	62
3517 Sardis Way	0.42mi	3/2.0	1,672 (+11%)	1mo	$280,000	$167	61
4212 Moonlight Rd	0.67mi	3/2.0	1,611 (+7%)	1mo	$251,000	$156	56
10624 SW 35th St	0.67mi	3/2.0	1,383 (-8%)	2mo	$235,000	$170	54
11520 SW 40th St	0.54mi	3/2.0	1,280 (-15%)	0mo	$220,990	$173	49
3716 Los Cabos Dr	0.72mi	3/2.0	1,302 (-14%)	2mo	$212,906	$164	42
3701 Montage Blvd	0.68mi	4/2.0 (+1)	1,720 (+14%)	2mo	$239,900	$139	38

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: -20.7%
• Equity multiple: 0.30×
• Total profit: $-45,000
• Equity at exit: $34,145

10-year hold

• IRR: -22.3%
• Equity multiple: 0.01×
• Total profit: $-63,504
• Equity at exit: $19,800

Cash invested: $64,120 (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 73064

• Home prices YoY: -17.9%
• Rents YoY: -0.3%
• Active inventory: 512
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,869 high
• Mortgage (P&I): −$1,201
• Tax from tax record: −$201 /mo · $2,414/yr
• Insurance: −$95
• HOA: −$17
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $-38

Break-even live

Break-even rent $1,917

Max offer price $222,342

Occupancy floor 97%

Sensitivity live

Price	-10% $92	-5% $27	+0% $-38	+5% $-103	+10% $-167
Rent	-10% $-185	-5% $-112	+0% $-38	+5% $36	+10% $110
Rate	-1.0pp $78	-0.5pp $21	base $-38	+0.5pp $-97	+1.0pp $-157

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11128 SW 40th St Yukon, OK	3.0	2.0	1762	$1,870	$1.06	12d	1	0.03mi
11120 SW 42nd St Mustang, OK	4.0	2.0	1801	$2,065	$1.15	24d	1	0.15mi
3524 Upland Ridge Dr Yukon, OK	3.0	2.5	1908	$1,741	$0.91	24d	1	0.36mi
10913 SW 30th St Yukon, OK	4.0	2.0	1992	$1,900	$0.95	24d	1	0.69mi
11623 SW 38th St Mustang, OK	3.0	2.0	1515	$1,545	$1.02	24d	1	0.70mi
11632 SW 40th St Mustang, OK	4.0	2.5	1822	$1,700	$0.93	24d	1	0.73mi
10524 SW 38th St Mustang, OK	3.0–5.0	2.0–2.5	1680	$1,800	$1.07	2d	4	0.74mi
10425 SW 41st St Oklahoma City, OK	4.0	2.5	1822	$1,950	$1.07	24d	1	0.80mi
3805 Palmetto Bluff Dr Mustang, OK	4.0	2.0	1720	$1,895	$1.10	24d	1	0.81mi
4904 Vine Cliff Rd Mustang, OK	3.0	2.0	1838	$2,295	$1.25	24d	1	0.92mi
2933 Ember Dr Yukon, OK	4.0	2.0	1796	$1,895	$1.06	24d	1	0.99mi
2933 Ember Dr Yukon, OK	4.0	2.0	1796	$1,895	$1.06	15d	1	0.99mi
2924 Firefly Dr Yukon, OK	3.0	2.0	1607	$1,850	$1.15	24d	1	1.02mi
5017 Misty Wood Ln Mustang, OK	4.0	2.0	1894	$2,400	$1.27	5d	1	1.03mi
10748 SW 23rd Pl Yukon, OK	3.0	2.0	1203	$1,495	$1.24	24d	1	1.13mi
11424 SW 25th St Yukon, OK	4.0	2.0	1721	$1,833	$1.07	24d	1	1.14mi
10804 SW 23rd Pl Yukon, OK	3.0	2.0	1241	$1,495	$1.20	22d	1	1.14mi
2809 Tracys Mnr Yukon, OK	4.0	2.0	1614	$1,849	$1.15	5d	1	1.17mi
10925 SW 23rd Pl Yukon, OK	3.0	2.0	1260	$1,495	$1.19	22d	1	1.17mi
3629 Maggie Rd Mustang, OK	4.0	2.0	1459	$1,595	$1.09	24d	1	1.20mi
3629 Maggie Rd Mustang, OK	4.0	2.0	1459	$1,595	$1.09	21d	1	1.20mi
3617 Maggie Rd Mustang, OK	4.0	2.0	1459	$1,595	$1.09	15d	1	1.21mi
3617 Maggie Rd Mustang, OK	4.0	2.0	1459	$1,595	$1.09	24d	1	1.21mi
3605 Maggie Rd Mustang, OK	4.0	2.0	1459	$1,595	$1.09	15d	1	1.21mi
2200 Bleeker St Yukon, OK	4.0	2.0	1784	$1,595	$0.89	15d	1	1.22mi
10921 SW 22nd St Yukon, OK	4.0	2.0	1784	$1,640	$0.92	24d	1	1.22mi
12044 SW 36th St Mustang, OK	4.0	2.0	1524	$1,595	$1.05	3d	1	1.24mi
12044 SW 36th St Mustang, OK	4.0	2.0	1459	$1,595	$1.09	16d	1	1.24mi
2613 Kathleens Xing Yukon, OK	4.0	2.0	1614	$2,100	$1.30	24d	1	1.24mi
11521 SW 24th St Yukon, OK	3.0	2.0	1398	$1,595	$1.14	5d	1	1.31mi
309 E Georgia Ter Mustang, OK	3.0	2.0	2010	$1,262	$0.63	12d	1	1.32mi
3909 Dutch LN Mustang, OK	4.0	2.0	1613	$1,595	$0.99	16d	1	1.36mi
3909 Dutch LN Mustang, OK	4.0	2.0	1613	$1,595	$0.99	15d	1	1.36mi
4004 Dutch LN Mustang, OK	4.0	2.0	1544	$1,595	$1.03	15d	1	1.40mi
4004 Dutch LN Mustang, OK	3.0	2.0	1544	$1,595	$1.03	12d	1	1.40mi
4000 Dutch LN Mustang, OK	4.0	2.0	1690	$1,795	$1.06	24d	1	1.40mi

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 11 events

1. 2026-05-20
   status Pending
2. 2026-05-18
   listed $229,000 Active
3. 2019-02-21
   soldstatus $170,000
4. 2019-02-15
   soldstatus $170,000 Sold 676-char remark

   Show marketing remark (676 chars)

   Blink an eye and you'll miss this incredible opportunity! Come see this immaculately kept home in Mustang schools! If you like to entertain, just take one look and you will find this back yard oasis is TO. DIE. FOR. Can you see yourself spending your evenings (winter or summer) on this back patio with friends?? Want to add a hot tub?? No problem! It's already set up for one!! From the dimmer switches on all the lights to the upgraded wood-look tile in the main living areas, the owners haven't forgotten a single thing! The upgrades are too numerous to list - contact us today for a private showing and full details on all the time & love that has gone into this home!

5. 2018-12-29
   status Pending 676-char remark

   Show marketing remark (676 chars)

   Blink an eye and you'll miss this incredible opportunity! Come see this immaculately kept home in Mustang schools! If you like to entertain, just take one look and you will find this back yard oasis is TO. DIE. FOR. Can you see yourself spending your evenings (winter or summer) on this back patio with friends?? Want to add a hot tub?? No problem! It's already set up for one!! From the dimmer switches on all the lights to the upgraded wood-look tile in the main living areas, the owners haven't forgotten a single thing! The upgrades are too numerous to list - contact us today for a private showing and full details on all the time & love that has gone into this home!

6. 2018-12-22
   listed $178,000 Active 676-char remark

   Show marketing remark (676 chars)

   Blink an eye and you'll miss this incredible opportunity! Come see this immaculately kept home in Mustang schools! If you like to entertain, just take one look and you will find this back yard oasis is TO. DIE. FOR. Can you see yourself spending your evenings (winter or summer) on this back patio with friends?? Want to add a hot tub?? No problem! It's already set up for one!! From the dimmer switches on all the lights to the upgraded wood-look tile in the main living areas, the owners haven't forgotten a single thing! The upgrades are too numerous to list - contact us today for a private showing and full details on all the time & love that has gone into this home!

7. 2013-03-28
   soldstatus $146,990 297-char remark

   Show marketing remark (297 chars)

   This adorable home features an open floor plan, an awesome kitchen with lots of counter & storage space, 3 cm granite counter tops, a bay window in the front bedroom, a spacious home site with full sod and landscaping package. This home is also built using engineered post tension foundation.

8. 2013-01-14
   listed $146,990 297-char remark

   Show marketing remark (297 chars)

   This adorable home features an open floor plan, an awesome kitchen with lots of counter & storage space, 3 cm granite counter tops, a bay window in the front bedroom, a spacious home site with full sod and landscaping package. This home is also built using engineered post tension foundation.

9. 2012-12-12
   historical
10. 2012-02-16
    listed $146,990
11. 2011-05-04
    soldstatus $1,875,000

ⓘ 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: $2,414 · $201/mo
• Projected year-2 tax: $2,414 · $201/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 · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $22,432
• − Mortgage interest: −$12,828
• − Property taxes: −$2,414
• − Insurance: −$1,145
• − Repairs & maintenance: −$1,795
• − Management: −$1,795
• − HOA: −$204
• − Depreciation: −$6,662
• Taxable loss: −$4,409
• Est. tax savings @ 24.0%: +$1,058
• After-tax cash flow: $606/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): 28,919
• Household income: $94,402
• Rent vs Own: 20.1% rent · 79.9% own
• Severe rent burden: 384.0

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 (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: —

Market trends

• HPI YoY: ▼ -56.66%
• Current HPI: 260.2863
• Rent YoY: ▼ -0.33%
• 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

-87.8% since first listed

11 events — show timeline

• 2026-05-20 Pending — MLSOK
• 2026-05-18 Listed $229,000 MLSOK
• 2019-02-21 Sold (Public Records) $170,000 Public Records
• 2019-02-15 Sold (MLS) $170,000 MLSOK
• 2018-12-29 Pending — MLSOK
• 2018-12-22 Listed $178,000 MLSOK
• 2013-03-28 Sold (MLS) $146,990 MLSOK
• 2013-01-14 Listed $146,990 MLSOK
• 2012-12-12 Listing Removed — MLSOK
• 2012-02-16 Listed $146,990 MLSOK
• 2011-05-04 Sold (Public Records) $1,875,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $2,414 · +4.4% YoY. Source: county tax records.