506 Queensboro Pl · Yukon, OK 73099

$194,500

3 bd · 2.0 ba · 1,430 sqft · SingleFamily public records · 1 Days on market

Built 1971 8,581 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 +14.7/30.0
• ARV discount +9.7/15.0
• DSCR +4.5/10.0
• Livability +3.4/5.0
• 1% rule +3.1/10.0
• Rent growth +2.8/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this well-kept 3 bedroom, 2 full bath property nestled in one of Yukon’s most established and convenient areas. The classic brick and frame exterior sets the tone, while the extra-wide driveway and additional parking pad offer the perfect spot for a motorcycle, small trailer, or extra vehicle. Step inside to a warm living area featuring a brick fireplace with built-ins and a beamed ceiling that adds character and comfort. The kitchen and dining spaces flow easily for everyday living, and one of the bedrooms has been thoughtfully transitioned into a storage and workspace, ideal for hobbies, crafts, or organization. Outdoor living shines here, too. Enjoy a covered front

Key facts

• Covered front porch
• Extra-wide driveway
• Brick fireplace

Tags

• EXTRA-WIDE DRIVEWAY
• ADDITIONAL PARKING PAD
• BRICK FIREPLACE
• BEAMED CEILING
• COVERED FRONT PORCH
• COVERED BACK PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $194k.

Deal economics

• At list price, monthly cash flow is $49 ($590/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $157k (19.4% below list).
• Recommended offer: $157k (19.4% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: Myers Es (math 34% / reading 24%, grade F, #255 of 845 statewide, top 35%, 456 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 leasing fast (median 11d on market — plan ~1-2 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

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 $156,794 (19.4% below list)

Questions for the listing agent

1. Built in 1971 — 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. 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?
4. 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.
5. 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.
6. 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: 0.81% ✗
• Cap rate: 6.60%
• Cash-on-cash: 1.08%
• DSCR: 1.05
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $204,490
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
506 Queensboro Pl	0.00mi	3/2.0	1,430 (0%)	1mo	$200,000	$140	99
401 Walnut Ave	0.24mi	3/2.0	1,435 (+0%)	3mo	$220,000	$153	86
616 Kingston Dr	0.12mi	2/1.5 (-1)	1,477 (+3%)	2mo	$187,000	$127	80
621 Cherry	0.13mi	3/1.5	1,600 (+12%)	3mo	$230,000	$144	70
709 Queensboro Pl	0.18mi	4/2.0 (+1)	1,538 (+8%)	5mo	$220,000	$143	69
621 Kingston Dr	0.15mi	3/1.5	1,233 (-14%)	2mo	$202,500	$164	67
903 S 3rd St	0.23mi	3/2.0	1,261 (-12%)	5mo	$222,800	$177	65
1016 Maple Ave	0.71mi	3/1.5	1,454 (+2%)	1mo	$175,000	$120	62
103 Pine Ave	0.54mi	3/2.0	1,300 (-9%)	3mo	$184,000	$142	58
1710 Ronald St	0.64mi	3/1.5	1,501 (+5%)	4mo	$236,900	$158	57
109 W Vandament Ave	0.50mi	3/1.0	1,584 (+11%)	2mo	$155,000	$98	53
218 Klondike Dr	0.74mi	3/1.5	1,615 (+13%)	3mo	$202,000	$125	40

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: -16.4%
• Equity multiple: 0.43×
• Total profit: $-31,263
• Equity at exit: $29,001

10-year hold

• IRR: -11.4%
• Equity multiple: 0.37×
• Total profit: $-34,581
• Equity at exit: $16,817

Cash invested: $54,460 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,568 high
• Mortgage (P&I): −$1,020
• Tax from tax record: −$88 /mo · $1,062/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $49

Break-even live

Break-even rent $1,506

Max offer price $194,500

Occupancy floor 92%

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: $48,625
• Closing costs: $5,835
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
617 Queensboro Pl Yukon, OK	4.0	2.0	1643	$1,595	$0.97	1d	1	0.10mi
315 Willow Pl Yukon, OK	3.0	1.5	1044	$1,425	$1.36	23d	1	0.30mi
315 Willow Pl Yukon, OK	3.0	1.5	1044	$1,425	$1.36	4d	1	0.30mi
1000 Cornwell Dr Yukon, OK	1.0–2.0	1.0–1.5	950	$975	$1.03	1d	5	0.40mi
404 S 2nd St Yukon, OK	2.0–3.0	1.0–1.5	934	$875	$0.94	1d	2	0.44mi
116 Pine Ave Yukon, OK	3.0	1.0	1156	$1,400	$1.21	17d	1	0.50mi
202 Dianna Dr Yukon, OK	3.0	1.5	939	$1,599	$1.70	14d	1	0.66mi
203 Gray ST Yukon, OK	3.0	2.0	1138	$2,850	$2.50	23d	1	0.89mi
201 E Main St Yukon, OK	3.0	2.5	1601	$1,900	$1.19	1d	1	0.90mi
224 N 3rd St Yukon, OK	3.0	2.5	1342	$1,500	$1.12	11d	1	0.90mi
116 Seminole Ln Yukon, OK	3.0	2.0	1766	$1,700	$0.96	1d	1	0.93mi
102 Chickasaw Ln Yukon, OK	3.0	2.0	1468	$1,445	$0.98	23d	1	0.93mi
55 N Ranchwood Blvd Yukon, OK	1.0–2.0	1.0–1.5	790	$1,075	$1.36	1d	5	1.04mi
1305 Creek Dr Yukon, OK	3.0	2.0	1317	$1,400	$1.06	10d	1	1.05mi
100 N Kimbell Rd Yukon, OK	1.0–2.0	1.0	900	$850	$0.94	1d	4	1.10mi
908 Ranchoak Ct Yukon, OK	3.0	2.0	1200	$1,000	$0.83	14d	1	1.15mi
730 Arlington Dr Yukon, OK	3.0	2.0	1376	$1,495	$1.09	11d	1	1.17mi
12600 NW 10th St Yukon, OK	1.0–2.0	1.0–2.0	1118	$2,245	$2.01	1d	8	1.34mi
1006 Richmond St Yukon, OK	3.0	2.0	1171	$1,395	$1.19	23d	1	1.35mi
1001 Walsh Ln Yukon, OK	3.0	2.0	1596	$1,540	$0.96	23d	1	1.37mi
1018 Arlington Dr Yukon, OK	3.0	2.0	1313	$1,560	$1.19	4d	1	1.39mi
307 Vickie Dr Yukon, OK	3.0	2.0	1523	$1,495	$0.98	16d	1	1.40mi
925 Saint James Ct Unit 1 Yukon, OK	3.0	2.0	1325	$1,425	$1.08	10d	1	1.43mi

Listing history 2 events

1. 2026-04-22
   status Pending
2. 2026-04-20
   listed $194,500 Active

ⓘ 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: $1,062 · $88/mo
• Projected year-2 tax: $1,750 · $146/mo
• Expected delta: +$688/yr (+$57/mo · 64.8%)

ⓘ 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 ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $18,815
• − Mortgage interest: −$10,895
• − Property taxes: −$1,062
• − Insurance: −$972
• − Repairs & maintenance: −$1,505
• − Management: −$1,505
• − Depreciation: −$5,658
• Taxable loss: −$2,783
• Est. tax savings @ 24.0%: +$668
• After-tax cash flow: $1,258/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

2 events — show timeline

• 2026-04-22 Pending — MLSOK
• 2026-04-20 Listed $194,500 MLSOK

Property tax history

+0.8%/yr

Latest (2025): $1,062 · -2.3% YoY. Source: county tax records.