402 Yukon Ave · Yukon, OK 73099

$209,000

3 bd · 2.0 ba · 1,716 sqft · SingleFamily public records · 96 Days on market

Built 1959 9,034 sqft lot Est $235k · 11% under

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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).

• ARV discount +12.5/15.0
• Cash flow +12.4/30.0
• DSCR +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.8/5.0
• Schools +2.8/10.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Freshly updated home in Yukon! New vinyl windows, newer gutters, roof done in 2025 with 30 year shingle, original hardwood floors in most of the house add amazing character, New granite counters added in kitchen, inside and outside freshly painted, main bathroom inside remodeled. Garage was converted into a 4th bedroom with it's own bathroom and shower. Shed out back for extra storage. Seller is licensed agent in state of Oklahoma #170512.

Key facts

• Vinyl windows
• Roof done
• Granite counters

Tags

• VINYL WINDOWS
• NEWER GUTTERS
• ROOF DONE
• HARDWOOD FLOORS
• GRANITE COUNTERS
• MAIN BATHROOM REMODELED

Property features AI

Finance

• Other: Located in Kouba Sec 2 addition; Interior lot size about 0.2074 acres; Homestead exemption not indicated; Flood insurance not indicated; Owner is an associate (condition affecting sale); Active MLS listing, 35 days on market; Listing broker: Homestead + Co; Listing agent: Tyler Weinrich
• Financial info: Loan qualification: Yes; Assumable: No
• HOA & community: No mandatory association dues

Exterior

• Home design: Single family residence; One-level property; Existing property
• Construction: Brick and frame construction; Shingle roof; Conventional foundation; Roof replaced/updated in 2025
• Exterior features: Interior lot

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Interior features: One living area; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $209k.

Deal economics

• At list price, monthly cash flow is $-36 ($-430/yr) — negative.
• To cash-flow at today's rent, offer at most $203k (3.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (23.1% below list).
• Recommended offer: $161k (23.1% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.9% in Yukon — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Central Es (math 42% / reading 37%, grade F, #107 of 845 statewide, top 14%, 330 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); 1573 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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

• It's been on market 96 days — a 9% lower offer ($190k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 27y ago; this cycle's ask has dropped $26k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $209k implies a 248% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,659 (23.1% 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 96 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.77% ✗
• Cap rate: 6.09%
• Cash-on-cash: -0.73%
• DSCR: 0.97
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $235,092
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
406 Kingston Dr	0.06mi	3/2.0	1,654 (-4%)	1mo	$229,000	$138	90
621 Cherry	0.26mi	3/1.5	1,600 (-7%)	3mo	$230,000	$144	72
502 Walnut Ave	0.09mi	3/2.0	1,532 (-11%)	8mo	$210,000	$137	71
608 Queensboro Pl	0.21mi	3/2.0	1,951 (+14%)	8mo	$244,000	$125	60
709 Queensboro Pl	0.30mi	4/2.0 (+1)	1,538 (-10%)	5mo	$220,000	$143	59
202 W Vandament Ave	0.53mi	3/1.0	1,835 (+7%)	1mo	$175,000	$95	59
616 Kingston Dr	0.21mi	2/1.5 (-1)	1,477 (-14%)	2mo	$187,000	$127	58
109 W Vandament Ave	0.53mi	3/1.0	1,584 (-8%)	2mo	$155,000	$98	57
210 N 4th St	0.71mi	3/2.5	1,786 (+4%)	6mo	$245,000	$137	54
218 Klondike Dr	0.70mi	3/1.5	1,615 (-6%)	3mo	$202,000	$125	53
417 Garth Brooks Blvd	0.61mi	3/2.0	1,935 (+13%)	6mo	$225,999	$117	46
1710 Ronald St	0.73mi	3/1.5	1,501 (-12%)	4mo	$236,900	$158	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: -19.4%
• Equity multiple: 0.33×
• Total profit: $-39,083
• Equity at exit: $31,163

10-year hold

• IRR: -16.0%
• Equity multiple: 0.17×
• Total profit: $-48,592
• Equity at exit: $18,071

Cash invested: $58,520 (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: 1573
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,607 high
• Mortgage (P&I): −$1,096
• Tax from tax record: −$122 /mo · $1,463/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $-36

Break-even live

Break-even rent $1,652

Max offer price $202,674

Occupancy floor 97%

Sensitivity live

Price	-10% $82	-5% $23	+0% $-36	+5% $-95	+10% $-154
Rent	-10% $-163	-5% $-99	+0% $-36	+5% $28	+10% $91
Rate	-1.0pp $69	-0.5pp $17	base $-36	+0.5pp $-90	+1.0pp $-145

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
617 Queensboro Pl Yukon, OK	4.0	2.0	1643	$1,595	$0.97	3d	1	0.22mi
1000 Cornwell Dr Yukon, OK	1.0–2.0	1.0–1.5	950	$975	$1.03	3d	5	0.28mi
116 Pine Ave Yukon, OK	3.0	1.0	1156	$1,400	$1.21	18d	1	0.32mi
201 E Main St Yukon, OK	3.0	2.5	1601	$1,900	$1.19	3d	1	0.72mi
224 N 3rd St Yukon, OK	3.0	2.5	1342	$1,500	$1.12	12d	1	0.75mi
203 Gray ST Yukon, OK	3.0	2.0	1138	$2,850	$2.50	25d	1	0.89mi
116 Seminole Ln Yukon, OK	3.0	2.0	1766	$1,700	$0.96	3d	1	0.98mi
102 Chickasaw Ln Yukon, OK	3.0	2.0	1468	$1,445	$0.98	25d	1	1.00mi
730 Arlington Dr Yukon, OK	3.0	2.0	1376	$1,495	$1.09	13d	1	1.05mi
908 Ranchoak Ct Yukon, OK	3.0	2.0	1200	$1,000	$0.83	16d	1	1.07mi
1305 Creek Dr Yukon, OK	3.0	2.0	1317	$1,400	$1.06	11d	1	1.08mi
307 Vickie Dr Yukon, OK	3.0	2.0	1523	$1,495	$0.98	17d	1	1.23mi
1001 Walsh Ln Yukon, OK	3.0	2.0	1596	$1,540	$0.96	25d	1	1.24mi
1006 Richmond St Yukon, OK	3.0	2.0	1171	$1,395	$1.19	25d	1	1.25mi
1018 Arlington Dr Yukon, OK	3.0	2.0	1313	$1,560	$1.19	5d	1	1.30mi
925 Saint James Ct Unit 1 Yukon, OK	3.0	2.0	1325	$1,425	$1.08	11d	1	1.31mi
2113 Yellowstone Dr Yukon, OK	3.0	2.0	2025	$1,855	$0.92	25d	1	1.35mi
4501 Wagner Lake Dr Yukon, OK	3.0	2.0	1139	$1,495	$1.31	25d	1	1.48mi
12600 NW 10th St Yukon, OK	1.0–2.0	1.0–2.0	1118	$2,245	$2.01	3d	8	1.49mi

Listing history 31 events

1. 2026-06-21
   statusdays on market $209,000 Pending 96 DOM
2. 2026-06-18
   days on market $209,000 Active 94 DOM
3. 2026-06-17
   days on market $209,000 Active 93 DOM
4. 2026-06-16
   days on market $209,000 Active 92 DOM
5. 2026-06-15
   days on market $209,000 Active 91 DOM
6. 2026-06-13
   days on market $209,000 Active 89 DOM
7. 2026-06-13
   days on market $209,000 Active 88 DOM
8. 2026-06-09
   days on market $209,000 Active 85 DOM
9. 2026-06-08
   days on market $209,000 Active 84 DOM
10. 2026-06-07
    days on market $209,000 Active 83 DOM
11. 2026-06-05
    days on market $209,000 Active 80 DOM
12. 2026-06-03
    days on market $209,000 Active 79 DOM
13. 2026-06-02
    days on market $209,000 Active 78 DOM
14. 2026-06-01
    days on market $209,000 Active 77 DOM
15. 2026-05-31
    days on market $209,000 Active 76 DOM
16. 2026-05-15
    price $214,000
17. 2026-04-21
    price $220,000
18. 2026-04-01
    price $230,000
19. 2026-03-16
    listed $235,000 Active
20. 2026-02-01
    status Active
21. 2026-01-31
    historical
22. 2025-12-31
    price $180,000
23. 2025-11-14
    listed $190,000 Active
24. 2025-09-30
    historical
25. 2025-09-19
    price $197,500
26. 2025-08-28
    price $199,000
27. 2025-08-01
    listed $207,500 Active
28. 2017-03-16
    soldstatus $60,000
29. 1999-07-09
    soldstatus $58,000
30. 1999-07-08
    soldstatus $58,000
31. 1999-06-22
    listed $62,500

ⓘ 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: $1,463 · $122/mo
• Projected year-2 tax: $1,881 · $157/mo
• Expected delta: +$418/yr (+$35/mo · 28.6%)

ⓘ 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 5/10 Major 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,279
• − Mortgage interest: −$11,707
• − Property taxes: −$1,463
• − Insurance: −$1,045
• − Repairs & maintenance: −$1,542
• − Management: −$1,542
• − Depreciation: −$6,080
• Taxable loss: −$4,101
• Est. tax savings @ 24.0%: +$984
• After-tax cash flow: $554/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

+242.4% since first listed

16 events — show timeline

• 2026-05-15 Price Changed $214,000 MLSOK
• 2026-04-21 Price Changed $220,000 MLSOK
• 2026-04-01 Price Changed $230,000 MLSOK
• 2026-03-16 Listed $235,000 MLSOK
• 2026-02-01 Relisted — MLSOK
• 2026-01-31 Listing Removed — MLSOK
• 2025-12-31 Price Changed $180,000 MLSOK
• 2025-11-14 Listed $190,000 MLSOK
• 2025-09-30 Listing Removed — MLSOK
• 2025-09-19 Price Changed $197,500 MLSOK
• 2025-08-28 Price Changed $199,000 MLSOK
• 2025-08-01 Listed $207,500 MLSOK
• 2017-03-16 Sold (Public Records) $60,000 Public Records
• 1999-07-09 Sold (Public Records) $58,000 Public Records
• 1999-07-08 Sold (MLS) $58,000 MLSOK
• 1999-06-22 Listed $62,500 MLSOK

Property tax history

+7.2%/yr

Latest (2025): $1,463 · +2.6% YoY. Source: county tax records.