Rc Cooper Plan · Oklahoma City, OK 73099

$204,400

3 bd · 2.0 ba · 1,248 sqft · SingleFamily · 214 Days on market

Good condition 2-car garage

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Why this score? — see what drove the F 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 +8.0/30.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Rent growth +2.8/5.0
• 1% rule +2.5/10.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

This new single-story home optimizes space and prioritizes ease of living. An open-concept design includes the family room, modern kitchen and dining area for everyday multitasking. Nearby is the cozy owner's suite with a private bathroom and spacious walk-in closet, while two bedrooms are located at the opposite end of the home. Rounding out the layout is a convenient two-car garage for storage space.

Key facts

• 2 garage spots
• Listed 213 days

🏗️ New construction. The $204,400 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $226,105.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $204k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-231 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $193k (5.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (17.6% below list).
• Recommended offer: $169k (17.6% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 4.0% in Oklahoma City — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Stone Ridge Es (math 49% / reading 41%, grade D-, #60 of 845 statewide, top 7%, 594 students, 0% FRL); Piedmont Ms (math 32% / reading 32%, grade F, #39 of 345 statewide, top 12%, 772 students, 0% FRL); Piedmont Hs (math 38% / reading 44%, grade F, #24 of 447 statewide, top 5%, 1,422 students, 0% FRL).
• Market conditions: Rents rising (+1.2%/yr); 2636 active listings in the ZIP; 40 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 $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 214 days — a 12% lower offer ($180k) is reasonable based on typical stale-listing flexibility.

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 $168,506 (17.6% 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 214 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.75% ✗
• Cap rate: 5.07%
• Cash-on-cash: -4.39%
• DSCR: 0.80
• GRM: 11.2

CMA / ARV

• ARV (median comp): $226,105
• List price: $204,400
• Delta: -9.60%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12824 Florence Ln	0.07mi	3/2.0	1,248 (0%)	0mo	$198,400	$159	96
12837 Florence Ln	0.07mi	3/2.0	1,248 (0%)	0mo	$199,430	$160	96
12832 Florence Ln	0.10mi	3/2.0	1,248 (0%)	0mo	$220,900	$177	95
12825 Florence Ln	0.07mi	3/2.0	1,373 (+10%)	0mo	$213,988	$156	80
12833 Florence Ln	0.07mi	3/2.0	1,373 (+10%)	0mo	$213,988	$156	80
12845 Florence Ln	0.07mi	3/2.0	1,373 (+10%)	1mo	$230,900	$168	79
12841 Torretta Way	0.00mi	3/2.0	1,402 (+12%)	2mo	$220,000	$157	78
12829 Florence Ln	0.07mi	3/2.0	1,402 (+12%)	1mo	$216,550	$154	75
9501 NW 120th St	0.47mi	3/2.0	1,256 (+1%)	2mo	$215,000	$171	75
12504 Spruce Knob Ln	0.40mi	3/2.0	1,302 (+4%)	1mo	$230,900	$177	73
12404 Spruce Knob Ln	0.42mi	3/2.0	1,302 (+4%)	2mo	$232,490	$179	72
9504 NW 118th St	0.60mi	3/2.0	1,347 (+8%)	1mo	$222,500	$165	58

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: -25.7%
• Equity multiple: 0.14×
• Total profit: $-54,363
• Equity at exit: $33,713

10-year hold

• IRR: -29.1%
• Equity multiple: -0.23×
• Total profit: $-78,138
• Equity at exit: $19,549

Cash invested: $63,309 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 66 active · 55 under contract
• Months of supply: 6.9 mo (14%/mo absorbed)
• Median asking: $232,500 ($173/sqft)
• Median days on market: 58 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +4.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 73099

• Rents YoY: 1.2%
• Active inventory: 2636
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,685 high
• Mortgage (P&I): −$1,186
• Tax est. 1.5%: −$283 /mo · $3,392/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $-231

Break-even live

Break-even rent $1,978

Max offer price $192,626

Occupancy floor —

Sensitivity live

Price	-10% $-75	-5% $-153	+0% $-231	+5% $-309	+10% $-388
Rent	-10% $-364	-5% $-298	+0% $-231	+5% $-165	+10% $-98
Rate	-1.0pp $-117	-0.5pp $-174	base $-231	+0.5pp $-290	+1.0pp $-350

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: $56,526
• Closing costs: $6,783
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12845 Torretta Way Yukon, OK	4.0	2.0	1459	$1,745	$1.20	158d	1	0.02mi
12825 Torretta Way Yukon, OK	3.0	2.0	1373	$1,585	$1.15	130d	1	0.02mi
12845 Torretta Way Yukon, OK	4.0	2.0	1459	$1,745	$1.20	152d	1	0.02mi
12717 Torretta Way Yukon, OK	3.0	2.0	1235	$1,300	$1.05	1d	1	0.03mi
12816 Torretta Way Yukon, OK	4.0	2.0	1459	$1,730	$1.19	145d	1	0.05mi
12913 Florence Ln Yukon, OK	3.0	2.0	1402	$1,595	$1.14	10d	1	0.06mi
12725 Carrara Ln Yukon, OK	3.0	2.0	1286	$1,560	$1.21	2d	1	0.08mi
12713 Carrara Ln Yukon, OK	3.0	2.0	1286	$1,575	$1.22	10d	1	0.08mi
9328 NW 126th St Yukon, OK	3.0	2.0	1286	$1,545	$1.20	2d	1	0.09mi
12701 Carrara Ln Yukon, OK	3.0	2.0	1420	$1,650	$1.16	2d	1	0.10mi
9329 NW 125th St Yukon, OK	3.0	2.0	1275	$1,495	$1.17	6d	1	0.11mi
9329 NW 125th St Yukon, OK	3.0	2.0	1275	$1,495	$1.17	10d	1	0.11mi
9329 NW 125th St Yukon, OK	3.0	2.0	1275	$1,495	$1.17	24d	1	0.11mi
12736 Carrara Ln Yukon, OK	3.0	2.0	1420	$1,675	$1.18	35d	1	0.11mi
12800 Carrara Ln Yukon, OK	3.0	2.0	1286	$1,590	$1.24	23d	1	0.11mi
12712 Carrara Ln Yukon, OK	3.0	2.0	1420	$1,675	$1.18	45d	1	0.12mi
12601 Florence Ln Yukon, OK	3.0	2.0	1275	$1,445	$1.13	2d	1	0.12mi
9336 NW 125th St Yukon, OK	3.0	2.0	1275	$1,495	$1.17	11d	1	0.14mi
12525 Florence Ln Yukon, OK	3.0	2.0	1275	$1,595	$1.25	10d	1	0.14mi
9320 NW 129th ST Yukon, OK	4.0	2.0	1459	$1,495	$1.02	2d	1	0.14mi
9321 NW 124th St Yukon, OK	3.0	2.0	1275	$1,495	$1.17	10d	1	0.16mi
12701 Cortona Ter Yukon, OK	3.0	2.0	1200	$1,695	$1.41	45d	1	0.26mi
12701 Cortona Ter Yukon, OK	3.0	2.0	1200	$1,695	$1.41	55d	1	0.26mi
12701 Cortona Ter Yukon, OK	3.0	2.0	1200	$1,695	$1.41	41d	1	0.26mi
9109 NW 127th St Oklahoma City, OK	3.0	2.0	1400	$1,845	$1.32	162d	1	0.32mi
9109 NW 127th St Oklahoma City, OK	3.0	2.0	1400	$1,845	$1.32	164d	1	0.32mi
9109 NW 127th St Oklahoma City, OK	3.0	2.0	1400	$1,795	$1.28	10d	1	0.32mi
9101 NW 127th St Oklahoma City, OK	3.0	2.0	1300	$1,795	$1.38	18d	1	0.34mi
9025 NW 127th St Oklahoma City, OK	3.0	2.0	1200	$1,695	$1.41	18d	1	0.35mi
9025 NW 127th St Oklahoma City, OK	3.0	2.0	1200	$1,695	$1.41	36d	1	0.35mi
9428 NW 122nd Ter Yukon, OK	3.0	2.0	1256	$1,495	$1.19	10d	1	0.36mi
9017 NW 127th St Oklahoma City, OK	3.0	2.0	1200	$1,695	$1.41	164d	1	0.37mi
12704 Elba Dr Yukon, OK	3.0	2.0	1400	$1,845	$1.32	55d	1	0.42mi
9233 NW 129th St Oklahoma City, OK	3.0	2.0	1402	$1,695	$1.21	10d	1	0.52mi
9237 NW 129th St Oklahoma City, OK	3.0	2.0	1248	$1,595	$1.28	10d	1	0.52mi
9244 NW 129th St Oklahoma City, OK	3.0	2.0	1402	$1,525	$1.09	10d	1	0.52mi
9236 NW 129th St Oklahoma City, OK	3.0	2.0	1248	$1,595	$1.28	10d	1	0.52mi
9249 NW 129th St Oklahoma City, OK	3.0	2.0	1248	$1,525	$1.22	10d	1	0.52mi
9253 NW 129th St Oklahoma City, OK	4.0	2.0	1459	$1,595	$1.09	10d	1	0.52mi
9241 NW 129th St Oklahoma City, OK	4.0	2.0	1459	$1,595	$1.09	10d	1	0.52mi

Property features AI

Finance

• Financial info: List price $219,900

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family plan homeListed as Active
• Exterior features: Living area 1,248 (living space)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan: Rc Cooper (new construction plan)

Listing history 50 events

1. 2026-11-08
   days on market $204,400 Active 214 DOM
2. 2026-11-07
   days on market $204,400 Active 213 DOM
3. 2026-11-06
   days on market $204,400 Active 212 DOM
4. 2026-11-05
   days on market $204,400 Active 211 DOM
5. 2026-11-04
   pricedays on market $204,400 Active 210 DOM
6. 2026-11-02
   days on market $200,400 Active 208 DOM
7. 2026-11-01
   days on market $200,400 Active 207 DOM
8. 2026-10-31
   days on market $200,400 Active 206 DOM
9. 2026-10-30
   days on market $200,400 Active 205 DOM
10. 2026-10-29
    days on market $200,400 Active 204 DOM
11. 2026-10-28
    days on market $200,400 Active 203 DOM
12. 2026-10-26
    days on market $200,400 Active 201 DOM
13. 2026-10-25
    days on market $200,400 Active 200 DOM
14. 2026-10-24
    days on market $200,400 Active 199 DOM
15. 2026-10-23
    days on market $200,400 Active 198 DOM
16. 2026-10-22
    days on market $200,400 Active 197 DOM
17. 2026-10-21
    days on market $200,400 Active 196 DOM
18. 2026-10-20
    days on market $200,400 Active 195 DOM
19. 2026-10-19
    days on market $200,400 Active 194 DOM
20. 2026-10-18
    days on market $200,400 Active 193 DOM
21. 2026-10-17
    days on market $200,400 Active 192 DOM
22. 2026-10-16
    days on market $200,400 Active 191 DOM
23. 2026-10-15
    days on market $200,400 Active 190 DOM
24. 2026-10-14
    days on market $200,400 Active 189 DOM
25. 2026-10-13
    days on market $200,400 Active 188 DOM
26. 2026-10-12
    days on market $200,400 Active 187 DOM
27. 2026-10-11
    price $200,400 Active 186 DOM
28. 2026-10-11
    days on market $199,900 Active 186 DOM
29. 2026-10-10
    pricedays on market $199,900 Active 185 DOM
30. 2026-10-09
    days on market $198,900 Active 184 DOM
31. 2026-10-08
    days on market $198,900 Active 183 DOM
32. 2026-10-07
    days on market $198,900 Active 182 DOM
33. 2026-10-06
    days on market $198,900 Active 181 DOM
34. 2026-10-05
    days on market $198,900 Active 180 DOM
35. 2026-10-04
    days on market $198,900 Active 179 DOM
36. 2026-10-03
    days on market $198,900 Active 178 DOM
37. 2026-10-02
    days on market $198,900 Active 177 DOM
38. 2026-10-01
    days on market $198,900 Active 176 DOM
39. 2026-09-30
    days on market $198,900 Active 175 DOM
40. 2026-09-29
    days on market $198,900 Active 174 DOM
41. 2026-09-28
    days on market $198,900 Active 173 DOM
42. 2026-09-27
    days on market $198,900 Active 172 DOM
43. 2026-09-25
    price $198,900 Active 170 DOM
44. 2026-09-25
    days on market $214,900 Active 170 DOM
45. 2026-09-24
    days on market $214,900 Active 169 DOM
46. 2026-09-23
    days on market $214,900 Active 168 DOM
47. 2026-09-22
    days on market $214,900 Active 167 DOM
48. 2026-09-21
    days on market $214,900 Active 166 DOM
49. 2026-09-20
    days on market $214,900 Active 165 DOM
50. 2026-09-19
    days on market $214,900 Active 164 DOM

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

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 3/10 Moderate 6% 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: $20,221
• − Mortgage interest: −$12,665
• − Property taxes: −$3,392
• − Insurance: −$1,131
• − Repairs & maintenance: −$1,618
• − Management: −$1,618
• − Depreciation: −$6,578
• Taxable loss: −$6,780
• Est. tax savings @ 24.0%: +$1,627
• After-tax cash flow: $-1,149/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 · 12 photos

Good 80/100 None rehab

This single-story home is in excellent condition with a good condition score of 80. It is move-in ready with a modern design and ample space. The home has a good foundation and structure, and the exterior and interior are in good condition. The home has a good roof and HVAC system, and the landscaping is well-maintained. The home has a good condition score and is in excellent condition, making it a great investment opportunity.

Value-add opportunities

• Both Painting the exterior brick — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Adding smart home features — Improves convenience and can increase both resale and rental value. ↑
• Both Upgrading the kitchen appliances — Modernizes the kitchen and can increase both resale and rental value. ↑
• Both Adding a smart thermostat — Improves energy efficiency and can increase both resale and rental value. ↑

F Composite school gradezoned avg 39/100

Zoned Schools

Elementary Stone Ridge Es D- OK #60/845 Nat'l #15,897/41,679 Middle Piedmont Ms F OK #39/345 Nat'l #8,317/14,009 High Piedmont Hs F OK #24/447 Nat'l #7,961/17,239

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

A Composite livability gradescore 80/100

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 · 174,062 people
• City population: 498,656
• Metro: Oklahoma City, OK
• Population (ZIP): 91,014
• Household income: $88,030
• Rent vs Own: 26.1% rent · 73.9% own
• Severe rent burden: 13% of renters

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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%

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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%
• Languages at home: 91% English-only · Spanish 5% Vietnamese 2% Other Asian/Pacific 1%

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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

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Industry mix (Fortune 500 HQ in OK)

Industry	F500 HQs	Revenue
▸Energy	3	$48B

Property features AI

Finance

• Financial info: List price $219,900

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family plan homeListed as Active
• Exterior features: Living area 1,248 (living space)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan: Rc Cooper (new construction plan)