4109 Johnson Farms Dr · Oklahoma City, OK 73064

$227,000

3 bd · 2.0 ba · 1,402 sqft · SingleFamily public records · 12 Days on market

Built 2012 7,148 sqft lot Est $231k · at est. $17/mo HOA · 1% of rent

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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 +12.4/30.0
• ARV discount +8.3/15.0
• Livability +4.0/5.0
• DSCR +3.7/10.0
• 1% rule +3.3/10.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Better than new-Great House inside and out! High ceiling, rounded corners, fireplace, granite countertops, covered patio, in garage storm shelter. Ceiling fans in all bedrooms and living room! Fenced, sodded and landscaped yard. Easy Access to Major highways I-40, Hwy 152 and Kilpatrick Turnpike. Minutes from anywhere in Mustang/Yukon/OKC area

Key facts

• Walk-in closet
• Covered back patio
• Abundant cabinetry

Tags

• STORM CELLAR
• COVERED BACK PATIO
• GRANITE COUNTERTOPS
• ABUNDANT CABINETRY
• WALK-IN CLOSET

Property features AI

Finance

• Financial info: Not assumable
• HOA & community: Mandatory association dues; Association fee $200 (includes greenbelt)

Exterior

• Parking: 2-car garage
• Utilities: Public utilities
• Home design: One-level single family residence; Residential property; Existing construction
• Construction: Brick construction; Composition roof (replaced/installed 2022); Double-pane windows; Slab foundation
• Exterior features: Covered patio; Open deck; Wood fencing; Interior lot

Interior

• Kitchen: Free-standing electric range/oven
• Bedrooms: 3 bedrooms
• Flooring: Combination flooring; Concrete; Tile
• Bathrooms: 2 full bathrooms
• Interior features: In-law plan; Dishwasher; Disposal
• Laundry & utility: Garage floor storm shelter

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $227k.

Deal economics

• At list price, monthly cash flow is $-37 ($-447/yr) — negative.
• To cash-flow at today's rent, offer at most $220k (2.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (17.4% below list).
• Recommended offer: $188k (17.4% 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.
• 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.
• Zoned schools: Mustang Centennial Es (math 46% / reading 42%, grade F, #73 of 845 statewide, top 9%, 643 students, 0% FRL); Mustang Hs (math 28% / reading 39%, grade F, #65 of 447 statewide, top 14%, 3,756 students, 0% FRL) — zoned schools average 0% FRL vs 28% district-wide (28 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-0.3%/yr); 512 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 14y 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 $145k; list at $227k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $187,550 (17.4% 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. 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: 0.83% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.70%
• DSCR: 0.97
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $231,330
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3705 Johnson Farms Dr	0.25mi	3/2.0	1,250 (-11%)	1mo	$185,000	$148	70
10624 SW 35th St	0.73mi	3/2.0	1,383 (-1%)	2mo	$235,000	$170	62
12304 SW 32nd St	0.55mi	3/2.0	1,500 (+7%)	0mo	$321,840	$215	62
11520 SW 40th St	0.50mi	3/2.0	1,280 (-9%)	0mo	$220,990	$173	62
3409 Furrow Dr	0.47mi	3/2.0	1,570 (+12%)	1mo	$225,000	$143	57
3732 Montage Blvd	0.59mi	3/2.0	1,522 (+9%)	2mo	$226,200	$149	56
3716 Los Cabos Dr	0.69mi	3/2.0	1,302 (-7%)	2mo	$212,906	$164	54
10736 SW 35th St	0.59mi	3/2.0	1,246 (-11%)	2mo	$205,000	$165	52
11521 SW 40th St	0.50mi	4/2.0 (+1)	1,572 (+12%)	1mo	$245,990	$156	51
12321 SW 32nd St	0.55mi	3/2.0	1,200 (-14%)	1mo	$266,990	$222	49
12309 SW 32nd St	0.55mi	4/2.0 (+1)	1,565 (+12%)	2mo	$306,990	$196	48
4212 Moonlight Rd	0.62mi	3/2.0	1,611 (+15%)	1mo	$251,000	$156	46

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -20.8%
• Equity multiple: 0.30×
• Total profit: $-44,656
• Equity at exit: $33,846

10-year hold

• IRR: -22.5%
• Equity multiple: 0.01×
• Total profit: $-63,193
• Equity at exit: $19,627

Cash invested: $63,560 (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 73064

• Home prices YoY: -17.9%
• Rents YoY: -0.3%
• Active inventory: 512
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,876 high
• Mortgage (P&I): −$1,190
• Tax from tax record: −$217 /mo · $2,603/yr
• Insurance: −$95
• HOA: −$17
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $-37

Break-even live

Break-even rent $1,923

Max offer price $220,417

Occupancy floor 97%

Sensitivity live

Price	-10% $91	-5% $27	+0% $-37	+5% $-102	+10% $-166
Rent	-10% $-185	-5% $-111	+0% $-37	+5% $37	+10% $111
Rate	-1.0pp $77	-0.5pp $20	base $-37	+0.5pp $-96	+1.0pp $-156

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: $56,750
• Closing costs: $6,810
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11128 SW 40th St Yukon, OK	3.0	2.0	1762	$1,870	$1.06	12d	1	0.06mi
11120 SW 42nd St Mustang, OK	4.0	2.0	1801	$2,065	$1.15	24d	1	0.10mi
3300 S Mustang Rd Yukon, OK	1.0–2.0	1.0–2.0	818	$1,693	$2.07	2d	16	0.58mi
11623 SW 38th St Mustang, OK	3.0	2.0	1515	$1,545	$1.02	24d	1	0.65mi
11632 SW 40th St Mustang, OK	4.0	2.5	1822	$1,700	$0.93	24d	1	0.67mi
3805 Palmetto Bluff Dr Mustang, OK	4.0	2.0	1720	$1,895	$1.10	24d	1	0.76mi
10524 SW 38th St Mustang, OK	3.0–5.0	2.0–2.5	1680	$1,800	$1.07	2d	4	0.81mi
4904 Vine Cliff Rd Mustang, OK	3.0	2.0	1838	$2,295	$1.25	24d	1	0.83mi
10425 SW 41st St Oklahoma City, OK	4.0	2.5	1822	$1,950	$1.07	24d	1	0.85mi
2933 Ember Dr Yukon, OK	4.0	2.0	1796	$1,895	$1.06	24d	1	1.01mi
2933 Ember Dr Yukon, OK	4.0	2.0	1796	$1,895	$1.06	15d	1	1.01mi
2924 Firefly Dr Yukon, OK	3.0	2.0	1607	$1,850	$1.15	24d	1	1.04mi
3629 Maggie Rd Mustang, OK	4.0	2.0	1459	$1,595	$1.09	24d	1	1.16mi
3629 Maggie Rd Mustang, OK	4.0	2.0	1459	$1,595	$1.09	21d	1	1.16mi
3617 Maggie Rd Mustang, OK	4.0	2.0	1459	$1,595	$1.09	24d	1	1.17mi
3617 Maggie Rd Mustang, OK	4.0	2.0	1459	$1,595	$1.09	15d	1	1.17mi
3605 Maggie Rd Mustang, OK	4.0	2.0	1459	$1,595	$1.09	15d	1	1.18mi
11424 SW 25th St Yukon, OK	4.0	2.0	1721	$1,833	$1.07	24d	1	1.18mi
12044 SW 36th St Mustang, OK	4.0	2.0	1459	$1,595	$1.09	16d	1	1.20mi
12044 SW 36th St Mustang, OK	4.0	2.0	1524	$1,595	$1.05	3d	1	1.20mi
10748 SW 23rd Pl Yukon, OK	3.0	2.0	1203	$1,495	$1.24	24d	1	1.22mi
10804 SW 23rd Pl Yukon, OK	3.0	2.0	1241	$1,495	$1.20	22d	1	1.22mi
10925 SW 23rd Pl Yukon, OK	3.0	2.0	1260	$1,495	$1.19	22d	1	1.25mi
2809 Tracys Mnr Yukon, OK	4.0	2.0	1614	$1,849	$1.15	5d	1	1.25mi
2200 Bleeker St Yukon, OK	4.0	2.0	1784	$1,595	$0.89	15d	1	1.30mi
10921 SW 22nd St Yukon, OK	4.0	2.0	1784	$1,640	$0.92	24d	1	1.30mi
2613 Kathleens Xing Yukon, OK	4.0	2.0	1614	$2,100	$1.30	24d	1	1.33mi
11521 SW 24th St Yukon, OK	3.0	2.0	1398	$1,595	$1.14	5d	1	1.35mi
3909 Dutch LN Mustang, OK	4.0	2.0	1613	$1,595	$0.99	16d	1	1.42mi
3909 Dutch LN Mustang, OK	4.0	2.0	1613	$1,595	$0.99	15d	1	1.42mi
4004 Dutch LN Mustang, OK	3.0	2.0	1544	$1,595	$1.03	12d	1	1.45mi
4004 Dutch LN Mustang, OK	4.0	2.0	1544	$1,595	$1.03	15d	1	1.45mi
4000 Dutch LN Mustang, OK	4.0	2.0	1690	$1,795	$1.06	24d	1	1.45mi

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 9 events

1. 2026-06-17
   status $227,000 Pending 12 DOM
2. 2026-06-17
   days on market $227,000 Active 12 DOM
3. 2026-06-16
   days on market $227,000 Active 11 DOM
4. 2026-06-15
   days on market $227,000 Active 10 DOM
5. 2026-06-13
   days on market $227,000 Active 8 DOM
6. 2026-06-09
   days on market $227,000 Active 4 DOM
7. 2026-06-08
   days on market $227,000 Active 3 DOM
8. 2026-06-07
   remarks 681-char remark
9. 2026-06-07
   listed $227,000 Active 2 DOM

ⓘ 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: $2,603 · $217/mo
• Projected year-2 tax: $2,603 · $217/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 6/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 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: $22,506
• − Mortgage interest: −$12,716
• − Property taxes: −$2,603
• − Insurance: −$1,135
• − Repairs & maintenance: −$1,800
• − Management: −$1,800
• − HOA: −$204
• − Depreciation: −$6,604
• Taxable loss: −$4,356
• Est. tax savings @ 24.0%: +$1,045
• After-tax cash flow: $598/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: Canadian County · 154,341 people
• City population: 498,656
• Metro: Oklahoma City, OK
• Population (ZIP): 28,919
• Household income: $94,402
• Rent vs Own: 20.1% rent · 79.9% own
• Severe rent burden: 384.0

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 (74%)
• Race & ethnicity: White 74% Two or more races 11% Hispanic / Latino 10% Native American 3% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 2% Scottish 2% Slovak 2%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 5% Other Indo-European 1% Tagalog/Filipino 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: ▼ -56.66%
• Current HPI: 260.2863
• Rent YoY: ▼ -0.33%
• 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

-87.9% since first listed

7 events — show timeline

• 2026-06-04 Listed $227,000 MLSOK
• 2014-10-15 Sold (Public Records) $145,000 Public Records
• 2014-10-10 Sold (MLS) $145,000 MLSOK
• 2014-06-05 Listed $149,500 MLSOK
• 2012-09-28 Sold (MLS) $139,990 MLSOK
• 2012-05-01 Listed $139,990 MLSOK
• 2011-05-04 Sold (Public Records) $1,875,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $2,603 · +6.2% YoY. Source: county tax records.