11900 Jude Way · Oklahoma City, OK 73099

$210,000

3 bd · 2.0 ba · 1,236 sqft · SingleFamily public records · 34 Days on market

Built 2022 Good condition 6,024 sqft lot Est $204k · at est.

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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 +12.5/30.0
• ARV discount +6.2/15.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• DSCR +3.7/10.0
• Schools +3.6/10.0
• 1% rule +3.4/10.0
• Rent growth +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The WRIGHT floor plan is the perfect home for new home owners. This Unique floor plan offers great space where it is needed most. From the Huge master bedroom with included master bath with an enormous walk in closet, to the large covered patio this home is sure to be the perfect home for your family. This home is equipped with a spacious living room that overlooks an incredible kitchen that is perfect for entertaining guests. Kitchen has great counter top space, while having a large area for a good size dining table. Home is currently under construction with anticipated completion in January.

Key facts

• Covered patio
• Move in ready
• Open concept flow

Tags

• MOVE IN READY
• OPEN CONCEPT FLOW
• PLENTY OF COUNTER SPACE
• OVERSIZED FULLY FENCED YARD
• COVERED PATIO
• QUICK ACCESS TO MAJOR HIGHWAYS

Property features AI

Finance

• Other: Occupied by owner; Assumable loans: No; Loan qualifying: Yes
• Financial info: Listing terms: Cash, Conventional, FHA or VA
• HOA & community: No mandatory association dues

Exterior

• Parking: Concrete driveway; 2-car garage
• Utilities: Electricity available; Natural gas available; High-speed internet available; Public water/sewer
• Home design: Single-family residence; One story; Faces west; Existing property
• Construction: Brick and frame with vinyl siding; Composition roof; Built on slab foundation
• Exterior features: Covered patio; Covered porch; Wood fencing; Interior lot

Interior

• Kitchen: 5-burner range
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Interior features: Carpet and vinyl flooring; One living area; Dining area; Study/office; No fireplace
• Laundry & utility: Slab foundation (utility/structure detail)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-31 ($-371/yr) — negative.
• To cash-flow at today's rent, offer at most $205k (2.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (15.7% below list).
• Recommended offer: $177k (15.7% 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.
• 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: Stone Ridge Es (math 49% / reading 41%, grade D-, #60 of 845 statewide, top 7%, 594 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: Rents rising (+1.2%/yr); 1574 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $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

• It's been on market 34 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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.

Recommended offer $177,126 (15.7% 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 34 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
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: 0.84% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.63%
• DSCR: 0.97
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $203,940
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12921 Florence Ln	0.56mi	3/2.0	1,248 (+1%)	1mo	$203,500	$163	71
12853 Torretta Way	0.63mi	3/2.0	1,248 (+1%)	1mo	$211,600	$170	68
12829 Torretta Way	0.63mi	3/2.0	1,248 (+1%)	1mo	$210,838	$169	68
12817 Torretta Way	0.63mi	3/2.0	1,248 (+1%)	1mo	$212,000	$170	68
12824 Torretta Way	0.65mi	3/2.0	1,248 (+1%)	1mo	$211,600	$170	67
12912 Florence Ln	0.56mi	3/2.0	1,373 (+11%)	1mo	$221,388	$161	55
12933 Florence Ln	0.56mi	3/2.0	1,373 (+11%)	1mo	$226,350	$165	54
12924 Florence Ln	0.56mi	3/2.0	1,373 (+11%)	2mo	$219,300	$160	54
12837 Torretta Way	0.63mi	3/2.0	1,373 (+11%)	1mo	$217,988	$159	52
12849 Torretta Way	0.63mi	3/2.0	1,373 (+11%)	1mo	$218,750	$159	51
12916 Florence Ln	0.56mi	3/2.0	1,402 (+13%)	2mo	$226,000	$161	50
12820 Torretta Way	0.65mi	3/2.0	1,373 (+11%)	2mo	$226,850	$165	50

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: -19.4%
• Equity multiple: 0.33×
• Total profit: $-39,151
• Equity at exit: $31,312

10-year hold

• IRR: -16.2%
• Equity multiple: 0.16×
• Total profit: $-49,107
• Equity at exit: $18,157

Cash invested: $58,800 (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: 1574
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,771 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$241 /mo · $2,897/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $-31

Break-even live

Break-even rent $1,810

Max offer price $204,544

Occupancy floor 97%

Sensitivity live

Price	-10% $88	-5% $29	+0% $-31	+5% $-90	+10% $-150
Rent	-10% $-171	-5% $-101	+0% $-31	+5% $39	+10% $109
Rate	-1.0pp $75	-0.5pp $23	base $-31	+0.5pp $-85	+1.0pp $-141

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11709 Jude Way Yukon, OK	4.0	2.0	1459	$1,661	$1.14	25d	1	0.13mi
11628 Annette Dr Yukon, OK	3.0	2.0	1248	$1,555	$1.25	25d	1	0.21mi
11625 Krew Way Yukon, OK	4.0	2.0	1459	$1,595	$1.09	6d	1	0.23mi
11620 Krew Way Yukon, OK	4.0	2.0	1459	$1,725	$1.18	4d	1	0.26mi
12845 Torretta Way Yukon, OK	4.0	2.0	1459	$1,745	$1.20	19d	1	0.63mi
12845 Torretta Way Yukon, OK	4.0	2.0	1459	$1,745	$1.20	13d	1	0.63mi
12816 Torretta Way Yukon, OK	4.0	2.0	1459	$1,730	$1.19	6d	1	0.65mi
11505 Mackenzie Way Yukon, OK	3.0	2.0	1200	$1,495	$1.25	22d	1	0.71mi
12008 Brinley Reign Dr Yukon, OK	3.0	2.0	1382	$1,850	$1.34	25d	1	0.71mi
11608 Mackenzie Way Yukon, OK	3.0	2.5	1259	$1,495	$1.19	12d	1	0.73mi
11608 Mackenzie Way Yukon, OK	3.0	2.5	1259	$1,545	$1.23	16d	1	0.73mi
11606 Mackenzie Way Yukon, OK	3.0	2.0	1215	$2,850	$2.35	25d	1	0.73mi
9109 NW 127th St Oklahoma City, OK	3.0	2.0	1400	$1,845	$1.32	25d	1	0.82mi
9109 NW 127th St Oklahoma City, OK	3.0	2.0	1400	$1,845	$1.32	23d	1	0.82mi
9017 NW 127th St Oklahoma City, OK	3.0	2.0	1200	$1,695	$1.41	25d	1	0.86mi
8922 NW 109th Ter Oklahoma City, OK	3.0	2.5	1412	$1,600	$1.13	25d	1	1.01mi

Listing history 15 events

1. 2026-06-13
   statusdays on market $210,000 Pending 34 DOM
2. 2026-06-09
   days on market $210,000 Active 32 DOM
3. 2026-06-08
   days on market $210,000 Active 31 DOM
4. 2026-06-07
   days on market $210,000 Active 30 DOM
5. 2026-06-03
   days on market $210,000 Active 26 DOM
6. 2026-06-02
   days on market $210,000 Active 25 DOM
7. 2026-06-01
   days on market $210,000 Active 24 DOM
8. 2026-06-01
   price $210,000 Active 23 DOM
9. 2026-05-31
   days on market $214,000 Active 23 DOM
10. 2026-05-23
    price $214,000
11. 2026-05-18
    price $215,000
12. 2026-05-08
    listed $220,000 Active
13. 2022-01-25
    soldstatus $186,160 Sold 600-char remark

    Show marketing remark (600 chars)

    The WRIGHT floor plan is the perfect home for new home owners. This Unique floor plan offers great space where it is needed most. From the Huge master bedroom with included master bath with an enormous walk in closet, to the large covered patio this home is sure to be the perfect home for your family. This home is equipped with a spacious living room that overlooks an incredible kitchen that is perfect for entertaining guests. Kitchen has great counter top space, while having a large area for a good size dining table. Home is currently under construction with anticipated completion in January.

14. 2021-12-15
    historical 600-char remark

    Show marketing remark (600 chars)

    The WRIGHT floor plan is the perfect home for new home owners. This Unique floor plan offers great space where it is needed most. From the Huge master bedroom with included master bath with an enormous walk in closet, to the large covered patio this home is sure to be the perfect home for your family. This home is equipped with a spacious living room that overlooks an incredible kitchen that is perfect for entertaining guests. Kitchen has great counter top space, while having a large area for a good size dining table. Home is currently under construction with anticipated completion in January.

15. 2021-12-14
    listed $186,160 600-char remark

    Show marketing remark (600 chars)

    The WRIGHT floor plan is the perfect home for new home owners. This Unique floor plan offers great space where it is needed most. From the Huge master bedroom with included master bath with an enormous walk in closet, to the large covered patio this home is sure to be the perfect home for your family. This home is equipped with a spacious living room that overlooks an incredible kitchen that is perfect for entertaining guests. Kitchen has great counter top space, while having a large area for a good size dining table. Home is currently under construction with anticipated completion in January.

ⓘ 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: $2,897 · $241/mo
• Projected year-2 tax: $2,897 · $241/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $21,255
• − Mortgage interest: −$11,763
• − Property taxes: −$2,897
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,700
• − Management: −$1,700
• − Depreciation: −$6,109
• Taxable loss: −$3,965
• Est. tax savings @ 24.0%: +$952
• After-tax cash flow: $581/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 75/100 Cosmetic rehab

This move-in ready home offers a good condition with a good condition score of 75. It has a good kitchen, good bathrooms, good exterior, good flooring, good interior walls/paint, good windows, good foundation/structure, good HVAC/mechanicals, and good landscaping/curb appeal. The home is in good condition and ready for immediate occupancy.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal and value
• Rental Clean gutters — Keeps property in good condition and reduces maintenance costs

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Enhances curb appeal and value ↑
• Rental Clean gutters — Keeps property in good condition and reduces maintenance costs ↑

ⓘ 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: 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

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): 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

+15.0% since first listed

6 events — show timeline

• 2026-05-23 Price Changed $214,000 MLSOK
• 2026-05-18 Price Changed $215,000 MLSOK
• 2026-05-08 Listed $220,000 MLSOK
• 2022-01-25 Sold (MLS) $186,160 MLSOK
• 2021-12-15 Listing Removed — MLSOK
• 2021-12-14 Listed $186,160 MLSOK

Property tax history

+264.1%/yr

Latest (2025): $2,897 · +4.5% YoY. Source: county tax records.