9116 SW 56th · Oklahoma City, OK 73179

$220,900

3 bd · 2.0 ba · 1,514 sqft · SingleFamily public records · 34 Days on market

Built 2019 9,717 sqft lot Est $247k · 10% under $17/mo HOA · 1% of rent

---

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 +12.6/30.0
• ARV discount +12.2/15.0
• Livability +4.0/5.0
• DSCR +3.8/10.0
• 1% rule +3.4/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

THIS HOME IS A MUST SEE! LIKE NEW 2019 HOME 3/2/2 BEAUTIFULLY KEPT IN THE MUSTANG SCHOOL DISTRICT! This home is the perfect starter home or for someone looking to downsize. Spacious Open kitchen with gas stove, refrigerator and washer and dryer stays. The home has 2 full baths in great condition. The home is open concept with great flow and abundant natural light. The primary bedroom is quite spacious with a nice size walk-in closet. The front and back porch areas are both covered. Large backyard surrounded by a 6-foot privacy fence, great for relaxing evenings outside while watching the beautiful Oklahoma sunsets. This home has great access to the Turnpike, I-44 and I-40 making for an easy

Key facts

• Covered porch
• Large backyard
• Privacy fence

Tags

• OPEN KITCHEN
• GAS STOVE
• COVERED PORCH
• LARGE BACKYARD
• PRIVACY FENCE
• BACKS UP TO SCHOOL

Property features AI

Finance

• HOA & community: Homeowners association with $200 annual fee

Exterior

• Parking: Attached 2-car garage
• Security: No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available
• Home design: Single-story; Faces north; Slab foundation
• Construction: Brick and wood-frame construction; Asphalt/fiberglass roof; Built by builder source
• Exterior features: Covered porch; Privacy fencing

Interior

• Kitchen: Oven; Range; Dishwasher; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Aluminum-framed windows; Laminate countertops
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $221k.

Deal economics

• At list price, monthly cash flow is $-28 ($-330/yr) — negative.
• To cash-flow at today's rent, offer at most $216k (2.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (15.6% below list).
• Recommended offer: $186k (15.6% 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: schools F, 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.
• Market conditions: 101 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 34 days — a 3% lower offer ($214k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $160k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $186,500 (15.6% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 6.14%
• Cash-on-cash: -0.53%
• DSCR: 0.98
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $246,782
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5637 Gadwall Rd	0.06mi	3/2.0	1,507 (-0%)	2mo	$235,000	$156	94
9128 SW 56th St	0.03mi	3/2.0	1,415 (-6%)	2mo	$219,900	$155	86
9208 SW 56th St	0.07mi	3/2.0	1,319 (-13%)	1mo	$206,000	$156	74
5632 Dunlin Rd	0.09mi	3/2.0	1,319 (-13%)	5mo	$200,000	$152	70
4801 Tsavo Way	0.69mi	3/2.0	1,556 (+3%)	2mo	$255,000	$164	62
9208 SW 48th Ter	0.63mi	3/2.0	1,579 (+4%)	4mo	$262,500	$166	60
5801 Gadwall Rd	0.06mi	4/2.0 (+1)	1,722 (+14%)	13mo	$279,900	$163	59
9232 SW 47th St	0.70mi	3/2.0	1,495 (-1%)	14mo	$267,198	$179	54
9036 SW 46th St	0.73mi	3/2.0	1,340 (-12%)	0mo	$229,000	$171	46
9104 SW 47th St	0.68mi	3/2.0	1,689 (+12%)	9mo	$270,000	$160	41
4813 Apatite Bluff Dr	0.67mi	3/2.0	1,741 (+15%)	4mo	$270,000	$155	41
4704 Emerald Knoll Rd	0.74mi	3/2.0	1,301 (-14%)	14mo	$245,075	$188	30

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -17.2%
• Equity multiple: 0.39×
• Total profit: $-37,536
• Equity at exit: $32,937

10-year hold

• IRR: -9.1%
• Equity multiple: 0.44×
• Total profit: $-34,894
• Equity at exit: $19,099

Cash invested: $61,852 (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 73179

• Home prices YoY: -5.5%
• Active inventory: 101
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,865 high
• Mortgage (P&I): −$1,158
• Tax from tax record: −$233 /mo · $2,801/yr
• Insurance: −$92
• HOA: −$17
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $-28

Break-even live

Break-even rent $1,900

Max offer price $216,036

Occupancy floor 96%

Sensitivity live

Price	-10% $98	-5% $35	+0% $-28	+5% $-90	+10% $-153
Rent	-10% $-175	-5% $-101	+0% $-28	+5% $46	+10% $120
Rate	-1.0pp $84	-0.5pp $29	base $-28	+0.5pp $-85	+1.0pp $-143

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: $55,225
• Closing costs: $6,627
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5632 Dunlin Rd Oklahoma City, OK	3.0	2.0	1319	$1,540	$1.17	5d	1	0.10mi
5809 Sanderling Rd Oklahoma City, OK	4.0	3.0	1910	$2,015	$1.05	4d	1	0.14mi
5705 Sanderling Rd Oklahoma City, OK	3.0	2.0	1560	$1,650	$1.06	12d	1	0.15mi
5821 Goldfinger Rd Oklahoma City, OK	2.0	1.5	1112	$1,895	$1.70	2d	1	0.23mi
5701 Goldfinger Rd Unit A Oklahoma City, OK	2.0	2.0	1255	$1,995	$1.59	5d	1	0.24mi
5712 Goldfinger Rd Oklahoma City, OK	1.0–2.0	1.0–2.0	1116	$2,095	$1.88	2d	1	0.28mi
5721 Campbell Creek Dr Oklahoma City, OK	2.0	1.5	1112	$1,895	$1.70	2d	1	0.32mi
5700 Campbell Creek Dr Unit A Oklahoma City, OK	2.0	1.5	1112	$1,895	$1.70	21d	1	0.41mi
8809 SW 55th St Unit B Oklahoma City, OK	2.0	2.5	1246	$1,595	$1.28	24d	1	0.41mi
6405 Bent Wood Dr Oklahoma City, OK	3.0	2.0	1945	$2,200	$1.13	4d	1	0.61mi
5201 S County Line Rd Oklahoma City, OK	1.0–2.0	1.0–2.0	1031	$1,699	$1.65	4d	12	0.66mi
9207 SW 47th St Oklahoma City, OK	3.0	2.0	1340	$1,600	$1.19	24d	1	0.73mi
8517 SW 50th St Oklahoma City, OK	3.0	2.0	1653	$1,695	$1.03	24d	1	0.74mi
9028 SW 46th St Oklahoma City, OK	3.0	2.0	1249	$1,525	$1.22	18d	1	0.75mi
9028 SW 46th St Oklahoma City, OK	3.0	2.0	1250	$1,575	$1.26	24d	1	0.75mi
6501 Bent Wood Villas Dr Unit B Oklahoma City, OK	3.0	2.0	1688	$1,695	$1.00	24d	1	0.77mi
6509 Bent Wood Villas Dr Unit B Oklahoma City, OK	2.0	2.0	1408	$1,545	$1.10	24d	1	0.79mi
8509 SW 49th Cir Oklahoma City, OK	4.0	2.0	1673	$1,750	$1.05	24d	1	0.80mi
6521 Bent Wood Villas Dr Unit B Oklahoma City, OK	3.0	2.0	1688	$1,695	$1.00	24d	1	0.81mi
6608 Bentley Dr Oklahoma City, OK	4.0	2.0	2054	$2,045	$1.00	24d	1	0.84mi
8421 SW 47th Cir Oklahoma City, OK	3.0	2.0	1244	$1,550	$1.25	15d	1	0.91mi
4517 Hunter Blvd Oklahoma City, OK	3.0	2.0	1709	$1,695	$0.99	24d	1	0.93mi
9301 SW 44th Ter Oklahoma City, OK	4.0	2.0	1891	$2,249	$1.19	5d	1	0.94mi
9301 SW 44th Ter Oklahoma City, OK	4.0	2.0	1891	$2,249	$1.19	15d	1	0.94mi
9356 SW 43rd St Oklahoma City, OK	4.0	2.0	1814	$2,199	$1.21	24d	1	0.98mi
9308 SW 42nd St Oklahoma City, OK	4.0	2.5	2100	$2,650	$1.26	24d	1	1.02mi
8913 SW 42nd St Oklahoma City, OK	3.0	2.0	1492	$1,850	$1.24	24d	1	1.06mi
4217 Siena Ridge Blvd Oklahoma City, OK	4.0	2.0	1840	$1,695	$0.92	11d	1	1.16mi
160 N Lakeside Ter Mustang, OK	4.0	2.0	2106	$1,900	$0.90	5d	1	1.17mi
4101 Western Heights Ave Oklahoma City, OK	4.0	2.5	1593	$3,500	$2.20	5d	1	1.24mi
9717 SW 40th St Oklahoma City, OK	3.0	2.0	1152	$1,279	$1.11	2d	1	1.29mi

HOA detail

• Monthly dues: $17 · $204/yr
• Likely covers: gas

Listing history 18 events

1. 2026-06-21
   days on market $220,900 Active 34 DOM
2. 2026-06-18
   days on market $220,900 Active 31 DOM
3. 2026-06-17
   days on market $220,900 Active 30 DOM
4. 2026-06-16
   days on market $220,900 Active 29 DOM
5. 2026-06-15
   price $220,900 Active 28 DOM
6. 2026-06-15
   days on market $221,000 Active 28 DOM
7. 2026-06-13
   days on market $221,000 Active 26 DOM
8. 2026-06-09
   days on market $221,000 Active 22 DOM
9. 2026-06-08
   pricedays on market $221,000 Active 21 DOM
10. 2026-06-07
    days on market $227,000 Active 20 DOM
11. 2026-06-05
    days on market $227,000 Active 17 DOM
12. 2026-06-03
    days on market $227,000 Active 16 DOM
13. 2026-06-02
    days on market $227,000 Active 15 DOM
14. 2026-06-01
    days on market $227,000 Active 14 DOM
15. 2026-06-01
    price $227,000 Active 13 DOM
16. 2026-05-31
    days on market $232,000 Active 13 DOM
17. 2026-05-18
    listed $232,000 Active
18. 2019-03-19
    soldstatus $160,000

ⓘ 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: $2,801 · $233/mo
• Projected year-2 tax: $2,801 · $233/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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 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: $22,380
• − Mortgage interest: −$12,374
• − Property taxes: −$2,801
• − Insurance: −$1,104
• − Repairs & maintenance: −$1,790
• − Management: −$1,790
• − HOA: −$204
• − Depreciation: −$6,426
• Taxable loss: −$4,110
• Est. tax savings @ 24.0%: +$986
• After-tax cash flow: $656/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: Oklahoma County · 771,644 people
• City population: 498,656
• Metro: Oklahoma City, OK
• Population (ZIP): 8,532
• Household income: $112,656
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 144.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 55% Hispanic / Latino 18% Two or more races 15% Asian 10% Black 6% Native American 1%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Slovak 3% Italian 1% Serbian 1%
• Foreign-born: 14% · Vietnam, Canada, Philippines
• Languages at home: 77% English-only · Spanish 9% Vietnamese 8% Other Asian/Pacific 2%

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: ▼ -13.22%
• Current HPI: 229.2484
• Rent YoY: —
• 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

+45.0% since first listed

2 events — show timeline

• 2026-05-18 Listed $232,000 MLS Technology, Inc.
• 2019-03-19 Sold (Public Records) $160,000 Public Records

Property tax history

+66.8%/yr

Latest (2025): $2,801 · +6.3% YoY. Source: county tax records.