118 Pine Ave · Yukon, OK 73099

$155,000

4 bd · 2.0 ba · 1,556 sqft · SingleFamily public records · 12 Days on market

Built 1954 0.39 ac lot Est $218k · 29% under

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Why this score? — see what drove the C+ 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 +24.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +6.0/10.0
• Livability +3.4/5.0
• Rent growth +2.8/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in ready, beautiful home in Yukon, OK. This brick 4 bedroom 1.5 bath has everything! New carpet and paint, large backyard, updated Kitchen, laundry room over-sized 1 car garage with 2 car, carport. This could be and outstanding home for a family or a great rental property. Don't miss out on this great opportunity!

Key facts

• 0.39 acre lot
• Garage
• Built 1954

Property features AI

Finance

• Other: Lender approval/short sale may affect sale; Occupied
• Financial info: Seller to convey property in as-is condition; Assumable loans: No; Loan qualification: Yes
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Utilities: Homestead exemption indicated
• Home design: Single family residence, one level; Residential property
• Construction: Brick construction; Composition roof; Conventional foundation; Built (existing property)
• Exterior features: Corner lot

Interior

• Bedrooms: 4 bedrooms (one-level home)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Living area; Dining area; Covered porch

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $307 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Cap rate 8.7% vs local median 4.9% in Yukon — 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 67/100 on livability (#96 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety 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: Central Es (math 42% / reading 37%, grade F, #107 of 845 statewide, top 14%, 330 students, 0% FRL); 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 rising (+1.2%/yr); 1560 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $5k 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 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 18y 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 $118k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• 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 $155,000

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.10% ✓
• Cap rate: 8.67%
• Cash-on-cash: 8.48%
• DSCR: 1.38
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $217,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
502 Walnut Ave	0.36mi	3/2.0 (-1)	1,532 (-2%)	8mo	$210,000	$137	69
401 Walnut Ave	0.25mi	3/2.0 (-1)	1,435 (-8%)	3mo	$220,000	$153	68
406 Kingston Dr	0.36mi	3/2.0 (-1)	1,654 (+6%)	1mo	$229,000	$138	67
709 Queensboro Pl	0.62mi	4/2.0	1,538 (-1%)	5mo	$220,000	$143	65
621 Cherry	0.58mi	3/1.5 (-1)	1,600 (+3%)	3mo	$230,000	$144	59
506 Queensboro Pl	0.46mi	3/2.0 (-1)	1,430 (-8%)	1mo	$200,000	$140	59
109 W Vandament Ave	0.62mi	3/1.0 (-1)	1,584 (+2%)	2mo	$155,000	$98	57
218 Klondike Dr	0.61mi	3/1.5 (-1)	1,615 (+4%)	3mo	$202,000	$125	56
1005 S 3rd St	0.37mi	3/2.0 (-1)	1,400 (-10%)	6mo	$204,000	$146	56
201 Vine St	0.39mi	4/1.5	1,373 (-12%)	8mo	$210,000	$153	53
723 Garden Grv	0.74mi	3/2.0 (-1)	1,484 (-5%)	2mo	$182,000	$123	51
210 N 4th St	0.59mi	3/2.5 (-1)	1,786 (+15%)	6mo	$245,000	$137	36

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: -5.4%
• Equity multiple: 0.80×
• Total profit: $-8,612
• Equity at exit: $23,111

10-year hold

• IRR: 2.0%
• Equity multiple: 1.13×
• Total profit: $5,653
• Equity at exit: $13,402

Cash invested: $43,400 (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: 1560
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,698 high
• Mortgage (P&I): −$813
• Tax from tax record: −$158 /mo · $1,890/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $307

Break-even live

Break-even rent $1,310

Max offer price $155,000

Occupancy floor 77%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
116 Pine Ave Yukon, OK	3.0	1.0	1156	$1,400	$1.21	17d	1	0.03mi
201 E Main St Yukon, OK	3.0	2.5	1601	$1,900	$1.19	1d	1	0.39mi
617 Queensboro Pl Yukon, OK	4.0	2.0	1643	$1,595	$0.97	1d	1	0.57mi
224 N 3rd St Yukon, OK	3.0	2.5	1342	$1,500	$1.12	11d	1	0.58mi
730 Arlington Dr Yukon, OK	3.0	2.0	1376	$1,495	$1.09	11d	1	0.81mi
908 Ranchoak Ct Yukon, OK	3.0	2.0	1200	$1,000	$0.83	14d	1	0.90mi
307 Vickie Dr Yukon, OK	3.0	2.0	1523	$1,495	$0.98	15d	1	0.93mi
1001 Walsh Ln Yukon, OK	3.0	2.0	1596	$1,540	$0.96	23d	1	0.95mi
1006 Richmond St Yukon, OK	3.0	2.0	1171	$1,395	$1.19	23d	1	1.04mi
925 Saint James Ct Unit 1 Yukon, OK	3.0	2.0	1325	$1,425	$1.08	10d	1	1.04mi
203 Gray ST Yukon, OK	3.0	2.0	1138	$2,850	$2.50	23d	1	1.08mi
116 Seminole Ln Yukon, OK	3.0	2.0	1766	$1,700	$0.96	1d	1	1.08mi
1018 Arlington Dr Yukon, OK	3.0	2.0	1313	$1,560	$1.19	3d	1	1.09mi
102 Chickasaw Ln Yukon, OK	3.0	2.0	1468	$1,445	$0.98	23d	1	1.14mi
1305 Creek Dr Yukon, OK	3.0	2.0	1317	$1,400	$1.06	10d	1	1.15mi
4501 Wagner Lake Dr Yukon, OK	3.0	2.0	1139	$1,495	$1.31	23d	1	1.16mi
1103 Ashton Ln Yukon, OK	3.0	2.0	1138	$1,495	$1.31	23d	1	1.23mi
1107 Ashton Ln Yukon, OK	3.0	2.0	1138	$1,495	$1.31	23d	1	1.24mi
1054 Cumberland Mansion Yukon, OK	3.0	2.0	1218	$1,500	$1.23	3d	1	1.33mi
4716 River Mesa Dr Yukon, OK	4.0	2.0	1700	$1,745	$1.03	23d	1	1.34mi
1107 N Piedmont Rd Unit J Yukon, OK	3.0	2.0	1250	$1,395	$1.12	3d	1	1.37mi
504 Eastridge Dr Yukon, OK	4.0	2.0	1913	$1,795	$0.94	14d	1	1.37mi
2113 Yellowstone Dr Yukon, OK	3.0	2.0	2025	$1,855	$0.92	23d	1	1.38mi

Listing history 10 events

1. 2026-04-29
   status Pending
2. 2026-04-16
   listed $155,000 Active
3. 2018-10-02
   soldstatus $118,000
4. 2015-03-13
   soldstatus $110,000
5. 2015-03-12
   soldstatus $109,900 320-char remark

   Show marketing remark (320 chars)

   Move in ready, beautiful home in Yukon, OK. This brick 4 bedroom 1.5 bath has everything! New carpet and paint, large backyard, updated Kitchen, laundry room over-sized 1 car garage with 2 car, carport. This could be and outstanding home for a family or a great rental property. Don't miss out on this great opportunity!

6. 2015-02-06
   listed $109,000 320-char remark

   Show marketing remark (320 chars)

   Move in ready, beautiful home in Yukon, OK. This brick 4 bedroom 1.5 bath has everything! New carpet and paint, large backyard, updated Kitchen, laundry room over-sized 1 car garage with 2 car, carport. This could be and outstanding home for a family or a great rental property. Don't miss out on this great opportunity!

7. 2015-01-28
   soldstatus $70,000
8. 2008-10-01
   soldstatus $110,000
9. 2008-09-26
   soldstatus $110,000 177-char remark

   Show marketing remark (177 chars)

   2 LOTS! 4BED, 2 BATH. OPEN PLAN W/LARGE KITCHEN. 1 CAR GARAGE WITH CARPORT & BACKYARD ACCESS CORNER LOT. WASHER, DRYER, AND FRIG STAYS. ONE OWNER HOME IN EXCELLENT CONDITION

10. 2008-06-13
    listed $112,900 177-char remark

    Show marketing remark (177 chars)

    2 LOTS! 4BED, 2 BATH. OPEN PLAN W/LARGE KITCHEN. 1 CAR GARAGE WITH CARPORT & BACKYARD ACCESS CORNER LOT. WASHER, DRYER, AND FRIG STAYS. ONE OWNER HOME IN EXCELLENT CONDITION

ⓘ 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: $1,890 · $158/mo
• Projected year-2 tax: $1,890 · $158/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 5/10 Major 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,380
• − Mortgage interest: −$8,682
• − Property taxes: −$1,890
• − Insurance: −$775
• − Repairs & maintenance: −$1,630
• − Management: −$1,630
• − Depreciation: −$4,509
• Taxable income: $1,263
• Est. tax owed @ 24.0%: −$303
• After-tax cash flow: $3,378/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: 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 — Yukon

• Score: 67/100
• State rank: #96
• US rank: #10958

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment A- Housing A+ Health & safety F User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Yukon, OK
• County: Canadian County · 154,341 people
• City population: 91,014
• 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

+37.3% since first listed

10 events — show timeline

• 2026-04-29 Pending — MLSOK
• 2026-04-16 Listed $155,000 MLSOK
• 2018-10-02 Sold (Public Records) $118,000 Public Records
• 2015-03-13 Sold (Public Records) $110,000 Public Records
• 2015-03-12 Sold (MLS) $109,900 MLSOK
• 2015-02-06 Listed $109,000 MLSOK
• 2015-01-28 Sold (Public Records) $70,000 Public Records
• 2008-10-01 Sold (Public Records) $110,000 Public Records
• 2008-09-26 Sold (MLS) $110,000 MLSOK
• 2008-06-13 Listed $112,900 MLSOK

Property tax history

+3.2%/yr

Latest (2025): $1,890 · +2.6% YoY. Source: county tax records.