RC Cooper Plan · Oklahoma City, OK 73064

$201,034

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 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 +8.6/30.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• 1% rule +2.7/10.0
• DSCR +2.4/10.0
• Rent growth +2.4/5.0
• 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 $201,034 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $221,191.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $201k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-190 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $194k (3.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (15.7% below list).
• Recommended offer: $169k (15.7% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 4.0% 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); Canyon Ridge Ies (math 43% / reading 36%, grade F, #8 of 345 statewide, top 2%, 749 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); 857 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals lingering (median 37d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 ($177k) is reasonable based on typical stale-listing flexibility.

Recommended offer $169,482 (15.7% 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 16% 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: 0.77% ✗
• Cap rate: 5.26%
• Cash-on-cash: -3.68%
• DSCR: 0.84
• GRM: 10.9

CMA / ARV

• ARV (median comp): $221,191
• List price: $201,034
• Delta: -9.11%
• 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
11908 SW 32nd St	0.30mi	3/2.0	1,266 (+1%)	2mo	$214,900	$170	82
12320 SW 32nd St	0.37mi	3/2.0	1,200 (-4%)	2mo	$268,490	$224	75
12328 SW 32nd St	0.38mi	3/2.0	1,300 (+4%)	2mo	$282,490	$217	74
3200 Open Prairie Trl	0.48mi	3/2.0	1,200 (-4%)	3mo	$249,500	$208	69
3628 Maggie Rd	0.17mi	2/2.0 (-1)	1,114 (-11%)	2mo	$185,400	$166	68
3504 Maggie Rd	0.20mi	2/2.0 (-1)	1,114 (-11%)	0mo	$192,400	$173	67
3612 Maggie Rd	0.18mi	2/2.0 (-1)	1,114 (-11%)	2mo	$191,400	$172	67
11906 SW 32nd St	0.30mi	3/2.0	1,402 (+12%)	1mo	$219,900	$157	64
11909 SW 32nd St	0.32mi	3/2.0	1,402 (+12%)	1mo	$221,400	$158	63
12336 SW 32nd St	0.39mi	3/2.0	1,400 (+12%)	3mo	$294,490	$210	59
11537 SW 40th St	0.74mi	3/2.0	1,280 (+3%)	3mo	$223,000	$174	59
11605 SW 38th St	0.67mi	3/2.0	1,434 (+15%)	1mo	$235,990	$165	43

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: -25.9%
• Equity multiple: 0.15×
• Total profit: $-52,866
• Equity at exit: $32,980

10-year hold

• IRR: -36.2%
• Equity multiple: -0.30×
• Total profit: $-80,683
• Equity at exit: $19,125

Cash invested: $61,934 (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: 71 active · 57 under contract
• Months of supply: 11.2 mo (9%/mo absorbed)
• Median asking: $236,990 ($177/sqft)
• Median days on market: 62 d
• This list price: 8% of active listings are priced below it
• ARV vs active asking: +0.4% vs current asking $/sqft

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

ZIP-level market 73064

• Home prices YoY: -17.9%
• Rents YoY: -0.3%
• Active inventory: 857
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,695 high
• Mortgage (P&I): −$1,160
• Tax est. 1.5%: −$276 /mo · $3,318/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $-190

Break-even live

Break-even rent $1,935

Max offer price $193,742

Occupancy floor —

Sensitivity live

Price	-10% $-37	-5% $-113	+0% $-190	+5% $-266	+10% $-343
Rent	-10% $-324	-5% $-257	+0% $-190	+5% $-123	+10% $-56
Rate	-1.0pp $-78	-0.5pp $-133	base $-190	+0.5pp $-247	+1.0pp $-305

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: $55,298
• Closing costs: $6,636
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12044 SW 36th St Mustang, OK	4.0	2.0	1459	$1,595	$1.09	157d	1	0.09mi
3629 Maggie Rd Mustang, OK	4.0	2.0	1459	$1,595	$1.09	161d	1	0.15mi
3629 Maggie Rd Mustang, OK	4.0	2.0	1459	$1,595	$1.09	164d	1	0.15mi
3509 Pete St , OK	4.0	2.0	1459	$1,645	$1.13	2d	1	0.16mi
3617 Maggie Rd Mustang, OK	4.0	2.0	1459	$1,595	$1.09	155d	1	0.17mi
3617 Maggie Rd Mustang, OK	4.0	2.0	1459	$1,595	$1.09	164d	1	0.17mi
3605 Maggie Rd Mustang, OK	4.0	2.0	1459	$1,595	$1.09	155d	1	0.18mi
12005 SW 34th St Mustang, OK	3.0	2.0	1248	$1,525	$1.22	10d	1	0.22mi
12020 SW 32nd St Yukon, OK	3.0	2.0	1402	$1,650	$1.18	37d	1	0.34mi
11933 SW 30th St Yukon, OK	3.0	2.0	1406	$1,690	$1.20	107d	1	0.55mi
3720 Los Cabos Dr Mustang, OK	3.0	2.0	1500	$1,645	$1.10	10d	1	0.58mi
2705 Sugar Pine Dr Yukon, OK	3.0	2.0	1406	$1,550	$1.10	133d	1	1.10mi
3300 S Mustang Rd Yukon, OK	1.0–2.0	1.0–2.0	821	$1,520	$1.85	0d	12	1.10mi
11141 SW 39th Ct Mustang, OK	3.0	2.0	1370	$1,795	$1.31	10d	1	1.25mi
11521 SW 24th St Yukon, OK	3.0	2.0	1398	$1,595	$1.14	145d	1	1.26mi
10948 SW 25th St Yukon, OK	3.0	2.0	1402	$1,595	$1.14	43d	1	1.26mi
10944 SW 25th St Yukon, OK	3.0	2.0	1266	$1,650	$1.30	55d	1	1.26mi
10948 SW 25th St Yukon, OK	3.0	2.0	1402	$1,550	$1.11	36d	1	1.26mi
1713 Cove Dr Oklahoma City, OK	3.0	2.0	1250	$1,475	$1.18	1d	1	1.32mi
10614 SW 16th St Yukon, OK	3.0	2.0	1200	$1,435	$1.20	7d	1	1.45mi
10630 SW 16th St Yukon, OK	3.0	2.0	1216	$1,595	$1.31	55d	1	1.45mi
10628 SW 16th St Yukon, OK	3.0	2.0	1216	$1,495	$1.23	0d	1	1.45mi
10630 SW 16th St Yukon, OK	3.0	2.0	1216	$1,595	$1.31	43d	1	1.45mi
10620 SW 16th St Yukon, OK	3.0	2.0	1216	$1,395	$1.15	25d	1	1.45mi
10612 SW 16th St Yukon, OK	3.0	2.0	1200	$1,435	$1.20	7d	1	1.45mi
10624 SW 16th St Yukon, OK	3.0	2.0	1250	$1,450	$1.16	10d	1	1.45mi
10628 SW 16th St Yukon, OK	3.0	2.0	1216	$1,495	$1.23	18d	1	1.45mi
10622 SW 16th St Yukon, OK	3.0	2.0	1216	$1,395	$1.15	10d	1	1.45mi
10626 SW 16th St Yukon, OK	3.0	2.0	1250	$1,450	$1.16	10d	1	1.45mi
10628 SW 16th St Yukon, OK	3.0	2.0	1216	$1,495	$1.23	7d	1	1.45mi

Property features AI

Finance

• Financial info: List price $209,900

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: New construction planAddress on SW 36th St, Mustang, OK
• Exterior features: Living area approximately 1,248

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan: RC CooperActive listing

Listing history 50 events

1. 2026-11-08
   days on market $201,034 Active 214 DOM
2. 2026-11-07
   days on market $201,034 Active 213 DOM
3. 2026-11-06
   days on market $201,034 Active 212 DOM
4. 2026-11-05
   days on market $201,034 Active 211 DOM
5. 2026-11-04
   days on market $201,034 Active 210 DOM
6. 2026-11-02
   days on market $201,034 Active 208 DOM
7. 2026-11-01
   days on market $201,034 Active 207 DOM
8. 2026-10-31
   days on market $201,034 Active 206 DOM
9. 2026-10-30
   days on market $201,034 Active 205 DOM
10. 2026-10-29
    days on market $201,034 Active 204 DOM
11. 2026-10-28
    days on market $201,034 Active 203 DOM
12. 2026-10-27
    days on market $201,034 Active 202 DOM
13. 2026-10-26
    days on market $201,034 Active 201 DOM
14. 2026-10-26
    days on market $201,034 Active 200 DOM
15. 2026-10-24
    days on market $201,034 Active 199 DOM
16. 2026-10-23
    days on market $201,034 Active 198 DOM
17. 2026-10-23
    price $201,034 Active 197 DOM
18. 2026-10-22
    days on market $200,534 Active 197 DOM
19. 2026-10-21
    days on market $200,534 Active 196 DOM
20. 2026-10-20
    days on market $200,534 Active 195 DOM
21. 2026-10-19
    days on market $200,534 Active 194 DOM
22. 2026-10-18
    days on market $200,534 Active 193 DOM
23. 2026-10-17
    days on market $200,534 Active 192 DOM
24. 2026-10-16
    days on market $200,534 Active 191 DOM
25. 2026-10-15
    days on market $200,534 Active 190 DOM
26. 2026-10-14
    days on market $200,534 Active 189 DOM
27. 2026-10-13
    days on market $200,534 Active 188 DOM
28. 2026-10-12
    days on market $200,534 Active 187 DOM
29. 2026-10-11
    days on market $200,534 Active 186 DOM
30. 2026-10-10
    days on market $200,534 Active 185 DOM
31. 2026-10-09
    days on market $200,534 Active 184 DOM
32. 2026-10-08
    days on market $200,534 Active 183 DOM
33. 2026-10-07
    days on market $200,534 Active 182 DOM
34. 2026-10-06
    days on market $200,534 Active 181 DOM
35. 2026-10-05
    days on market $200,534 Active 180 DOM
36. 2026-10-04
    days on market $200,534 Active 179 DOM
37. 2026-10-04
    days on market $200,534 Active 178 DOM
38. 2026-10-02
    days on market $200,534 Active 177 DOM
39. 2026-10-01
    days on market $200,534 Active 176 DOM
40. 2026-09-30
    days on market $200,534 Active 175 DOM
41. 2026-09-29
    days on market $200,534 Active 174 DOM
42. 2026-09-28
    days on market $200,534 Active 173 DOM
43. 2026-09-27
    pricedays on market $200,534 Active 172 DOM
44. 2026-09-25
    days on market $213,900 Active 170 DOM
45. 2026-09-24
    days on market $213,900 Active 169 DOM
46. 2026-09-23
    days on market $213,900 Active 168 DOM
47. 2026-09-22
    days on market $213,900 Active 167 DOM
48. 2026-09-21
    days on market $213,900 Active 166 DOM
49. 2026-09-20
    days on market $213,900 Active 165 DOM
50. 2026-09-19
    days on market $213,900 Active 164 DOM

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

Taxation est. · year 1

• Rental income: $20,338
• − Mortgage interest: −$12,390
• − Property taxes: −$3,318
• − Insurance: −$1,106
• − Repairs & maintenance: −$1,627
• − Management: −$1,627
• − Depreciation: −$6,435
• Taxable loss: −$6,165
• Est. tax savings @ 24.0%: +$1,480
• After-tax cash flow: $-797/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 · 1 photo

Good 80/100 Cosmetic rehab Est. rehab $6,240–$18,720 screening

This single-story home is in excellent condition with a good condition score of 80. It is move-in ready with minor cosmetic updates that could further enhance its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Modern flooring improves aesthetics and adds value ↑
• Both New kitchen appliances — Modern appliances enhance functionality and appeal ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 39/100

Zoned Schools

Elementary Mustang Centennial Es F OK #73/845 Nat'l #17,190/41,679 Middle Canyon Ridge Ies F OK #8/345 Nat'l #6,151/14,009 High Mustang Hs F OK #65/447 Nat'l #10,191/17,239

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

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): 28,919
• Household income: $94,402
• Rent vs Own: 20.1% rent · 79.9% 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 (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%
• Languages at home: 93% English-only · Spanish 5% Other Indo-European 1% Tagalog/Filipino 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: ▼ -56.66%
• Current HPI: 260.2863
• Rent YoY: ▼ -0.33%
• 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 $209,900

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: New construction planAddress on SW 36th St, Mustang, OK
• Exterior features: Living area approximately 1,248

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan: RC CooperActive listing