114 N 6th St · Yukon, OK 73099

$125,000

2 bd · 1.0 ba · 1,162 sqft · SingleFamily public records · 2 Days on market

Built 1940 1.07 ac lot Est $178k · 30% under ↓ 26% since listing

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Why this score? — see what drove the B- 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 +26.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +5.6/10.0
• Livability +3.4/5.0
• Rent growth +2.8/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful multigenerational property in the heart of YUKON! Just under an acre, sitting just a couple blocks from historical Route 66. HOME IS IN NEED OF REPAIRS! The neighborhood is very quiet, property is a corner lot with lots of trees, a metal building, fenced, perfect for animals or small livestock. Enjoy the small town feel of Yukon, the Czech Festival every October, Lights in the Park every Christmas, highly sought after Yukon Public Schools, within 1-5 miles of eateries.

Key facts

• Multiple shops
• Storage buildings
• 1.07 acre lot

Tags

• ACRE IN THE HEART OF YUKON
• MULTIPLE SHOPS
• STORAGE BUILDINGS

Property features AI

Finance

• Other: Homestead exempt; Livestock allowed; Located in Yukon Orig Town addition; Living area reported by assessor
• Financial info: Sold as-is; Cash-only offers accepted; Not assumable; Not eligible for loan qualification
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage; Other parking
• Home design: Single family residence; Residential property; Faces east; Flat property level; Existing property
• Construction: Frame construction; Shingle roof; Conventional foundation
• Exterior features: Combination fencing; Outdoors storm shelter; Corner lot

Interior

• Kitchen: Dishwasher; Free-standing range
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Other heating; Other cooling
• Interior features: Blown fiberglass insulation; No fireplace; One dining area; One living area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $310 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Cap rate 9.3% vs local median 4.9% in Yukon — 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 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); 1560 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 $864 of loan paydown is wiped out by about $4k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $51k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• 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 $125,000

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.06% ✓
• Cap rate: 9.27%
• Cash-on-cash: 10.63%
• DSCR: 1.47
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $177,786
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
308 S 6th St	0.36mi	2/1.0	1,169 (+1%)	4mo	$180,000	$154	79
505 S 3rd St	0.60mi	3/1.0 (+1)	1,152 (-1%)	4mo	$175,000	$152	62
825 Elm Ave	0.27mi	2/1.0	1,036 (-11%)	10mo	$171,000	$165	61
116 Pine Ave	0.67mi	3/1.0 (+1)	1,156 (-0%)	4mo	$131,000	$113	59
414 Yukon Ave	0.68mi	3/1.5 (+1)	1,185 (+2%)	8mo	$187,500	$158	51
600 S 8th St	0.60mi	2/1.0	1,045 (-10%)	7mo	$159,900	$153	49
621 Kingston Dr	0.70mi	3/1.5 (+1)	1,233 (+6%)	2mo	$202,500	$164	49
505 S 2nd St	0.63mi	3/1.5 (+1)	1,102 (-5%)	9mo	$166,000	$151	47
107 Spruce Ave	0.73mi	3/1.5 (+1)	1,207 (+4%)	12mo	$161,000	$133	43
621 S 9th St	0.66mi	3/2.0 (+1)	1,092 (-6%)	11mo	$120,500	$110	41
703 S 2nd St	0.75mi	2/1.0	1,040 (-10%)	9mo	$162,500	$156	40
103 Pine Ave	0.70mi	3/2.0 (+1)	1,300 (+12%)	3mo	$184,000	$142	36

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: -2.3%
• Equity multiple: 0.92×
• Total profit: $-2,928
• Equity at exit: $18,638

10-year hold

• IRR: 5.5%
• Equity multiple: 1.38×
• Total profit: $13,279
• Equity at exit: $10,808

Cash invested: $35,000 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,324 high
• Mortgage (P&I): −$656
• Tax from tax record: −$28 /mo · $334/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $310

Break-even live

Break-even rent $931

Max offer price $125,000

Occupancy floor 72%

Sensitivity live

Price	-10% $381	-5% $346	+0% $310	+5% $275	+10% $239
Rent	-10% $206	-5% $258	+0% $310	+5% $362	+10% $415
Rate	-1.0pp $373	-0.5pp $342	base $310	+0.5pp $278	+1.0pp $245

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
224 N 3rd St Yukon, OK	3.0	2.5	1342	$1,500	$1.12	12d	1	0.25mi
109 N 2nd St Yukon, OK	3.0	1.0	852	$1,200	$1.41	15d	1	0.37mi
1013 Elm Ave Unit D Yukon, OK	2.0	2.0	750	$925	$1.23	24d	1	0.47mi
404 S 2nd St Yukon, OK	2.0–3.0	1.0–1.5	934	$775	$0.83	2d	2	0.57mi
203 Gray ST Yukon, OK	3.0	2.0	1138	$2,850	$2.50	24d	1	0.64mi
116 Pine Ave Yukon, OK	3.0	1.0	1156	$1,400	$1.21	17d	1	0.68mi
55 N Ranchwood Blvd Yukon, OK	1.0–2.0	1.0–1.5	790	$1,075	$1.36	2d	5	0.73mi
1000 Cornwell Dr Yukon, OK	1.0–2.0	1.0–1.5	950	$975	$1.03	2d	5	0.85mi
100 N Kimbell Rd Yukon, OK	1.0–2.0	1.0	900	$850	$0.94	2d	4	0.85mi
1107 N Piedmont Rd Unit J Yukon, OK	3.0	2.0	1250	$1,395	$1.12	4d	1	1.03mi
633 W Vandament Ave Yukon, OK	1.0–2.0	1.0	726	$1,045	$1.44	2d	19	1.09mi
315 Willow Pl Yukon, OK	3.0	1.5	1044	$1,425	$1.36	24d	1	1.09mi
315 Willow Pl Yukon, OK	3.0	1.5	1044	$1,425	$1.36	4d	1	1.09mi
4501 Wagner Lake Dr Yukon, OK	3.0	2.0	1139	$1,495	$1.31	24d	1	1.15mi
730 Arlington Dr Yukon, OK	3.0	2.0	1376	$1,495	$1.09	12d	1	1.42mi
202 Dianna Dr Yukon, OK	3.0	1.5	939	$1,599	$1.70	15d	1	1.45mi
1054 Cumberland Mansion Yukon, OK	3.0	2.0	1218	$1,500	$1.23	4d	1	1.49mi

Listing history 8 events

1. 2026-06-07
   statusdays on market $125,000 Pending 2 DOM
2. 2026-06-05
   pricelisting id $125,000 Active 1 DOM
3. 2026-06-02
   remarks 483-char remark
4. 2026-06-02
   pricedays on marketlisting id $150,000 Active 1 DOM
5. 2026-05-08
   listed $175,900 Active
6. 2022-02-16
   historical
7. 2021-09-04
   price $199,900
8. 2021-06-26
   listed $236,900 Active

ⓘ 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: $334 · $28/mo
• Projected year-2 tax: $1,125 · $94/mo
• Expected delta: +$791/yr (+$66/mo · 236.8%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $15,882
• − Mortgage interest: −$7,002
• − Property taxes: −$334
• − Insurance: −$625
• − Repairs & maintenance: −$1,271
• − Management: −$1,271
• − Depreciation: −$3,636
• Taxable income: $1,744
• Est. tax owed @ 24.0%: −$419
• After-tax cash flow: $3,303/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

-25.7% since first listed

4 events — show timeline

• 2026-05-08 Listed $175,900 MLSOK
• 2022-02-16 Listing Removed — MLSOK
• 2021-09-04 Price Changed $199,900 MLSOK
• 2021-06-26 Listed $236,900 MLSOK

Property tax history

+3.8%/yr

Latest (2025): $334 · +1.8% YoY. Source: county tax records.