12505 NW 142nd St · Oklahoma City, OK 73078

$262,000

5 bd · 2.5 ba · 1,892 sqft · SingleFamily · 45 Days on market

Built 2026 Excellent condition 6,887 sqft lot Est $280k · 6% under $23/mo HOA · 1% of rent ↓ 2% since listing

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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 +13.6/30.0
• ARV discount +10.4/15.0
• Condition / age +4.8/5.0
• DSCR +4.1/10.0
• Livability +4.0/5.0
• 1% rule +3.9/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Franklin — 5 bed | 2.5 bath | 2013 sq ft Discover the Franklin plan, one of our new homes in The Brook in Piedmont. With 5 bedrooms, 2.5 bathrooms, and 1892 square feet, this home offers space and comfort. Secondary bedrooms are thoughtfully placed near the entry, leading you into the open-concept living spaces. The kitchenfeatures 30” upper kitchen cabinets, soft-close cabinetry, chrome knob hardware, and stunning white quartz countertops on the front kitchen island, creating a clean, modern finish that elevates the space. At the back, the primary suite provides privacy with an adjoining bath and a generous walk-in closet. This home includes our Home Is Connected® smart ho

Key facts

• Primary suite
• Chrome knob hardware
• Soft-close cabinetry

Tags

• OPEN-CONCEPT LIVING SPACES
• 30 UPPER KITCHEN CABINETS
• SOFT-CLOSE CABINETRY
• CHROME KNOB HARDWARE
• WHITE QUARTZ COUNTERTOPS
• PRIMARY SUITE

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $262k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $13 ($159/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 $234k (10.8% below list).
• Recommended offer: $234k (10.8% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: Northwood Es (math 47% / reading 37%, grade F, #84 of 845 statewide, top 11%, 469 students, 0% FRL); Piedmont Hs (math 38% / reading 44%, grade F, #24 of 447 statewide, top 5%, 1,422 students, 0% FRL).
• Market conditions: 496 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $8k 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 45 days — a 3% lower offer ($254k) is reasonable based on typical stale-listing flexibility.

Recommended offer $233,781 (10.8% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
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: 0.89% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.22%
• DSCR: 1.01
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $280,016
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14212 S Babbling Brook Dr	0.22mi	5/2.0	1,959 (+4%)	2mo	$285,000	$145	81
14204 Little Falls Ln	0.13mi	4/2.0 (-1)	1,833 (-3%)	2mo	$269,990	$147	80
12549 NW 142nd St	0.12mi	4/2.0 (-1)	1,833 (-3%)	4mo	$287,000	$157	79
14209 Little Falls Ln	0.14mi	4/2.5 (-1)	1,822 (-4%)	5mo	$269,990	$148	78
12525 NW 142nd St	0.07mi	4/2.0 (-1)	1,796 (-5%)	4mo	$262,990	$146	78
14217 Little Falls Ln	0.13mi	4/2.0 (-1)	1,833 (-3%)	5mo	$269,990	$147	78
14117 S Babbling Brook Dr	0.21mi	4/2.0 (-1)	1,822 (-4%)	3mo	$215,000	$118	75
14248 Babbling Brook Dr	0.20mi	4/2.0 (-1)	1,786 (-6%)	2mo	$265,000	$148	73
12541 NW 142nd St	0.15mi	4/2.0 (-1)	2,031 (+7%)	3mo	$299,000	$147	71
14409 Center Village Way	0.46mi	4/2.0 (-1)	1,967 (+4%)	1mo	$359,900	$183	64
14312 Village Trl	0.52mi	4/2.0 (-1)	1,967 (+4%)	2mo	$372,900	$190	61
14308 Village Trl	0.52mi	4/2.0 (-1)	2,028 (+7%)	4mo	$369,900	$182	53

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: -15.9%
• Equity multiple: 0.43×
• Total profit: $-41,562
• Equity at exit: $39,065

10-year hold

• IRR: -7.5%
• Equity multiple: 0.52×
• Total profit: $-34,904
• Equity at exit: $22,653

Cash invested: $73,360 (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 73078

• Home prices YoY: -14.2%
• Active inventory: 496
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,338 medium
• Mortgage (P&I): −$1,374
• Tax est. 1.5%: −$328 /mo · $3,930/yr
• Insurance: −$109
• HOA: −$23
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $13

Break-even live

Break-even rent $2,321

Max offer price $262,000

Occupancy floor 94%

Sensitivity live

Price	-10% $194	-5% $104	+0% $13	+5% $-77	+10% $-168
Rent	-10% $-171	-5% $-79	+0% $13	+5% $106	+10% $198
Rate	-1.0pp $145	-0.5pp $80	base $13	+0.5pp $-55	+1.0pp $-124

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: $65,500
• Closing costs: $7,860
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11520 NW 134th Ter Oklahoma City, OK	4.0	3.0	2300	$2,695	$1.17	3d	1	1.39mi

HOA detail

• Monthly dues: $23 · $276/yr

Listing history 3 events

1. 2026-04-13
   status Pending
2. 2026-04-09
   price $262,000
3. 2026-02-27
   listed $267,990 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $28,054
• − Mortgage interest: −$14,676
• − Property taxes: −$3,930
• − Insurance: −$1,310
• − Repairs & maintenance: −$2,244
• − Management: −$2,244
• − HOA: −$276
• − Depreciation: −$7,622
• Taxable loss: −$4,249
• Est. tax savings @ 24.0%: +$1,020
• After-tax cash flow: $1,179/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 · 13 photos

Excellent 95/100 None rehab

This home is in excellent condition with no visible repairs needed. It offers a great opportunity for a potential buyer or renter looking for a move-in ready property.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and resale value
• Both Replace carpet with hardwood flooring — Improves aesthetics and increases rental value
• Both Install smart home features — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and resale value ↑
• Both Replace carpet with hardwood flooring — Improves aesthetics and increases rental value ↑
• Both Install smart home features — Enhances convenience and marketability ↑

ⓘ 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): 13,021
• Household income: $105,441
• Rent vs Own: 7.9% rent · 92.1% own
• Severe rent burden: 48.0

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 (77%)
• Race & ethnicity: White 77% Two or more races 11% Hispanic / Latino 10% Black 3% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 4% Iranian 3% Serbian 1%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 5%

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: ▼ -43.50%
• Current HPI: 262.6535
• 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

-2.2% since first listed

3 events — show timeline

• 2026-04-13 Pending — MLSOK
• 2026-04-09 Price Changed $262,000 MLSOK
• 2026-02-27 Listed $267,990 MLSOK