12817 Torretta Way · Oklahoma City, OK 73099

$218,088

3 bd · 2.0 ba · 1,248 sqft · SingleFamily · 5 Days on market

Built 2026 Good condition 5,001 sqft lot Est $206k · 6% over $21/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 +10.9/30.0
• ARV discount +4.8/15.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• 1% rule +3.3/10.0
• DSCR +3.2/10.0
• Rent growth +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks

The COOPER floor plan is a single-story home that optimizes space and prioritizes ease of living. An open-concept design includes the family room and a versatile kitchen/ dining area for everyday multitasking. An attached patio provides outdoor space. 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. Prices, dimensions and features may vary and are subject to change. Photos are for illustrative purposes only. Home is currently under construction with anticipated completion in June.

Key facts

• Open-concept design
• Private bathroom
• Attached patio

Tags

• OPEN-CONCEPT DESIGN
• ATTACHED PATIO
• PRIVATE BATHROOM
• SPACIOUS WALK-IN CLOSET

Property features AI

Finance

• Financial info: Financing available (loan qualification possible); Not assumable
• HOA & community: Mandatory association with $250 fee; Association fee covers common area maintenance

Exterior

• Parking: 2-car garage
• Utilities: Homestead eligible
• Home design: Single-family residence; One story; New home
• Construction: Brick and frame construction; Shingle roof; Post-tension foundation; Built by Lennar
• Exterior features: Interior lot; No additional exterior features listed

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: One living area; One dining area; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $218k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-96 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (6.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (16.9% below list).
• Recommended offer: $181k (16.9% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: Stone Ridge Es (math 49% / reading 41%, grade D-, #60 of 845 statewide, top 7%, 594 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); 1560 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 5 days on market — expect competitive offers; lowballing is unlikely to land.

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 $181,233 (16.9% 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: 5.76%
• Cash-on-cash: -1.89%
• DSCR: 0.92
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $205,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12853 Torretta Way	0.00mi	3/2.0	1,248 (0%)	1mo	$211,600	$170	100
12829 Torretta Way	0.00mi	3/2.0	1,248 (0%)	1mo	$210,838	$169	99
12817 Torretta Way	0.00mi	3/2.0	1,248 (0%)	1mo	$212,000	$170	99
12824 Torretta Way	0.03mi	3/2.0	1,248 (0%)	1mo	$211,600	$170	98
12921 Florence Ln	0.07mi	3/2.0	1,248 (0%)	1mo	$203,500	$163	96
12837 Torretta Way	0.00mi	3/2.0	1,373 (+10%)	1mo	$217,988	$159	83
12849 Torretta Way	0.00mi	3/2.0	1,373 (+10%)	1mo	$218,750	$159	82
12820 Torretta Way	0.03mi	3/2.0	1,373 (+10%)	2mo	$226,850	$165	80
12912 Florence Ln	0.07mi	3/2.0	1,373 (+10%)	1mo	$221,388	$161	79
12933 Florence Ln	0.07mi	3/2.0	1,373 (+10%)	1mo	$226,350	$165	79
12924 Florence Ln	0.07mi	3/2.0	1,373 (+10%)	2mo	$219,300	$160	79
12916 Florence Ln	0.07mi	3/2.0	1,402 (+12%)	1mo	$226,000	$161	75

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: -21.5%
• Equity multiple: 0.27×
• Total profit: $-44,682
• Equity at exit: $32,518

10-year hold

• IRR: -20.1%
• Equity multiple: 0.03×
• Total profit: $-59,481
• Equity at exit: $18,856

Cash invested: $61,065 (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: 1560
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,812 high
• Mortgage (P&I): −$1,144
• Tax est. 1.5%: −$273 /mo · $3,271/yr
• Insurance: −$91
• HOA: −$21
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $-96

Break-even live

Break-even rent $1,934

Max offer price $204,136

Occupancy floor —

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: $54,522
• Closing costs: $6,543
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12845 Torretta Way Yukon, OK	4.0	2.0	1459	$1,745	$1.20	11d	1	0.02mi
12845 Torretta Way Yukon, OK	4.0	2.0	1459	$1,745	$1.20	17d	1	0.02mi
12816 Torretta Way Yukon, OK	4.0	2.0	1459	$1,730	$1.19	4d	1	0.05mi
9109 NW 127th St Oklahoma City, OK	3.0	2.0	1400	$1,845	$1.32	21d	1	0.32mi
9109 NW 127th St Oklahoma City, OK	3.0	2.0	1400	$1,845	$1.32	23d	1	0.32mi
9017 NW 127th St Oklahoma City, OK	3.0	2.0	1200	$1,695	$1.41	23d	1	0.37mi
12008 Brinley Reign Dr Yukon, OK	3.0	2.0	1382	$1,850	$1.34	23d	1	0.63mi
11628 Annette Dr Yukon, OK	3.0	2.0	1248	$1,555	$1.25	23d	1	0.71mi
11625 Krew Way Yukon, OK	4.0	2.0	1459	$1,595	$1.09	4d	1	0.71mi
11620 Krew Way Yukon, OK	4.0	2.0	1459	$1,725	$1.18	2d	1	0.71mi
11709 Jude Way Yukon, OK	4.0	2.0	1459	$1,661	$1.14	23d	1	0.75mi
11608 Mackenzie Way Yukon, OK	3.0	2.5	1259	$1,545	$1.23	14d	1	0.85mi
11608 Mackenzie Way Yukon, OK	3.0	2.5	1259	$1,495	$1.19	10d	1	0.85mi
11606 Mackenzie Way Yukon, OK	3.0	2.0	1215	$2,850	$2.35	23d	1	0.85mi
11505 Mackenzie Way Yukon, OK	3.0	2.0	1200	$1,495	$1.25	19d	1	0.86mi
8922 NW 109th Ter Oklahoma City, OK	3.0	2.5	1412	$1,600	$1.13	23d	1	1.31mi
24 Redstone Blvd Oklahoma City, OK	2.0	1.0–2.0	857	$1,950	$2.27	1d	11	1.36mi
8341 NW 137th St Oklahoma City, OK	3.0	2.0	1420	$1,895	$1.33	23d	1	1.40mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 3 events

1. 2026-04-28
   status Pending
2. 2026-04-28
   price $218,088
3. 2026-04-23
   listed $216,038 Active

ⓘ 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 3/10 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: $21,748
• − Mortgage interest: −$12,216
• − Property taxes: −$3,271
• − Insurance: −$1,090
• − Repairs & maintenance: −$1,740
• − Management: −$1,740
• − HOA: −$252
• − Depreciation: −$6,344
• Taxable loss: −$4,906
• Est. tax savings @ 24.0%: +$1,177
• After-tax cash flow: $20/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 Cosmetic rehab

This single-story home is in good condition with a modern design and well-maintained exterior. It has a good potential for value increase through minor cosmetic upgrades and smart home integration.

Value-add opportunities

• Resale Painting the exterior brick and adding a fresh coat of paint to the interior walls. — Fresh paint can enhance the home's curb appeal and interior aesthetics.
• Resale Installing new flooring in the bathrooms and kitchen. — New flooring can improve the home's appearance and add value.
• Resale Upgrading the kitchen appliances. — Modern appliances can attract more buyers and increase the home's value.
• Rental Adding a smart home system. — Smart home features can attract renters and add value to the rental market.
• Both Landscaping the front yard with a water-efficient irrigation system. — A well-maintained yard and efficient irrigation system can improve curb appeal and water conservation.

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior brick and adding a fresh coat of paint to the interior walls. — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Resale Installing new flooring in the bathrooms and kitchen. — New flooring can improve the home's appearance and add value. ↑
• Resale Upgrading the kitchen appliances. — Modern appliances can attract more buyers and increase the home's value. ↑
• Rental Adding a smart home system. — Smart home features can attract renters and add value to the rental market. ↑
• Both Landscaping the front yard with a water-efficient irrigation system. — A well-maintained yard and efficient irrigation system can improve curb appeal and water conservation. ↑

ⓘ 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): 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

+0.9% since first listed

3 events — show timeline

• 2026-04-28 Pending — MLSOK
• 2026-04-28 Price Changed $218,088 MLSOK
• 2026-04-23 Listed $216,038 MLSOK