Rc Everly Plan · Oklahoma City, OK 73064

$195,400

2 bd · 2.0 ba · 1,114 sqft · SingleFamily · 119 Days on market

Good condition 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 +8.3/30.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Schools +3.6/10.0
• 1% rule +2.6/10.0
• Rent growth +2.4/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

This new single-story home boasts a modern and low-maintenance design. An open-concept floorplan greets guests and residents alike off the entry, encouraging seamless everyday transitions and multitasking. A secondary bedroom is tucked away near the front of the home just steps from a full bathroom, and the luxurious owner's suite is nestled into a private rear corner, complete with a spa-inspired bathroom and generous walk-in closet.

Key facts

• Secondary bedroom
• Full bathroom
• Garage

Tags

• OPEN-CONCEPT FLOORPLAN
• SECONDARY BEDROOM
• FULL BATHROOM
• LUXURIOUS OWNER'S SUITE
• SPA-INSPIRED BATHROOM
• GENEROUS WALK-IN CLOSET

🏗️ New construction. The $195,400 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $214,631.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $195k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-197 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $186k (4.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (16.7% below list).
• Recommended offer: $163k (16.7% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 3.9% 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); 764 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 10d 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 119 days — a 9% lower offer ($178k) is reasonable based on typical stale-listing flexibility.

Recommended offer $162,764 (16.7% 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 119 days. Have you received any prior offers? Is the seller open to a 17% 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: 0.76% ✗
• Cap rate: 5.19%
• Cash-on-cash: -3.94%
• DSCR: 0.82
• GRM: 11.0

CMA / ARV

• ARV (median comp): $214,631
• List price: $195,400
• Delta: -8.96%
• 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
3628 Maggie Rd	0.17mi	2/2.0	1,114 (0%)	1mo	$185,400	$166	91
3612 Maggie Rd	0.18mi	2/2.0	1,114 (0%)	1mo	$191,400	$172	91
3636 Maggie Rd	0.17mi	3/2.0 (+1)	1,145 (+3%)	2mo	$184,610	$161	80
3644 Maggie Rd	0.16mi	2/2.0	1,045 (-6%)	2mo	$179,404	$172	80
3620 Maggie Rd	0.17mi	3/2.0 (+1)	1,145 (+3%)	2mo	$193,100	$169	80
3604 Maggie Rd	0.19mi	3/2.0 (+1)	1,145 (+3%)	2mo	$194,900	$170	80
3609 Maggie Rd	0.16mi	3/2.0 (+1)	1,248 (+12%)	2mo	$210,900	$169	66
3509 Maggie Rd	0.18mi	3/2.0 (+1)	1,248 (+12%)	2mo	$217,350	$174	65
12320 SW 32nd St	0.37mi	3/2.0 (+1)	1,200 (+8%)	0mo	$268,490	$224	65
3200 Open Prairie Trl	0.48mi	3/2.0 (+1)	1,200 (+8%)	1mo	$249,500	$208	59
11908 SW 32nd St	0.30mi	3/2.0 (+1)	1,266 (+14%)	1mo	$214,900	$170	58
11537 SW 40th St	0.74mi	3/2.0 (+1)	1,280 (+15%)	1mo	$223,000	$174	34

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: -26.3%
• Equity multiple: 0.13×
• Total profit: $-52,099
• Equity at exit: $32,002

10-year hold

• IRR: -37.7%
• Equity multiple: -0.33×
• Total profit: $-79,893
• Equity at exit: $18,557

Cash invested: $60,097 (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: 34 active · 17 under contract
• Months of supply: 6.8 mo (15%/mo absorbed)
• Median asking: $229,990 ($180/sqft)
• Median days on market: 61 d
• This list price: 6% of active listings are priced below it
• ARV vs active asking: +7.2% 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: 764
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,628 high
• Mortgage (P&I): −$1,126
• Tax est. 1.5%: −$268 /mo · $3,219/yr
• Insurance: −$89
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $-197

Break-even live

Break-even rent $1,878

Max offer price $186,062

Occupancy floor —

Sensitivity live

Price	-10% $-49	-5% $-123	+0% $-197	+5% $-272	+10% $-346
Rent	-10% $-326	-5% $-262	+0% $-197	+5% $-133	+10% $-69
Rate	-1.0pp $-89	-0.5pp $-143	base $-197	+0.5pp $-253	+1.0pp $-310

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: $53,658
• Closing costs: $6,439
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11933 SW 30th St Yukon, OK	3.0	2.0	1406	$1,690	$1.20	62d	1	0.55mi
2705 Sugar Pine Dr Yukon, OK	3.0	2.0	1406	$1,550	$1.10	88d	1	1.10mi
3300 S Mustang Rd Yukon, OK	1.0–2.0	1.0–2.0	816	$1,492	$1.83	0d	9	1.10mi
11521 SW 24th St Yukon, OK	3.0	2.0	1398	$1,595	$1.14	100d	1	1.26mi
10944 SW 25th St Yukon, OK	3.0	2.0	1266	$1,650	$1.30	10d	1	1.26mi
10624 SW 16th St Yukon, OK	3.0	2.0	1250	$1,625	$1.30	10d	1	1.45mi
10626 SW 16th St Yukon, OK	3.0	2.0	1250	$1,625	$1.30	10d	1	1.45mi
10630 SW 16th St Yukon, OK	3.0	2.0	1216	$1,595	$1.31	10d	1	1.45mi
10620 SW 16th St Yukon, OK	3.0	2.0	1216	$1,595	$1.31	10d	1	1.45mi

Property features AI

Finance

• Financial info: List price $189,900

Exterior

• Parking: 1 garage space (1 total parking space)
• Home design: New construction plan (Rc Everly)
• Exterior features: Living area approximately 1114

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan home (Rc Everly)

Listing history 50 events

1. 2026-09-23
   days on market $195,400 Active 119 DOM
2. 2026-09-22
   days on market $195,400 Active 118 DOM
3. 2026-09-21
   days on market $195,400 Active 117 DOM
4. 2026-09-20
   days on market $195,400 Active 116 DOM
5. 2026-09-19
   days on market $195,400 Active 115 DOM
6. 2026-09-18
   days on market $195,400 Active 114 DOM
7. 2026-09-17
   days on market $195,400 Active 113 DOM
8. 2026-09-16
   pricedays on market $195,400 Active 112 DOM
9. 2026-09-15
   days on market $192,400 Active 111 DOM
10. 2026-09-14
    days on market $192,400 Active 110 DOM
11. 2026-09-13
    days on market $192,400 Active 109 DOM
12. 2026-09-12
    days on market $192,400 Active 108 DOM
13. 2026-09-11
    days on market $192,400 Active 107 DOM
14. 2026-09-05
    days on market $192,400 Active 101 DOM
15. 2026-09-04
    days on market $192,400 Active 100 DOM
16. 2026-09-03
    days on market $192,400 Active 99 DOM
17. 2026-08-31
    days on market $192,400 Active 96 DOM
18. 2026-08-29
    days on market $192,400 Active 94 DOM
19. 2026-08-28
    days on market $192,400 Active 93 DOM
20. 2026-08-27
    days on market $192,400 Active 92 DOM
21. 2026-08-26
    days on market $192,400 Active 91 DOM
22. 2026-08-25
    days on market $192,400 Active 90 DOM
23. 2026-08-24
    days on market $192,400 Active 89 DOM
24. 2026-08-23
    days on market $192,400 Active 88 DOM
25. 2026-08-22
    days on market $192,400 Active 87 DOM
26. 2026-08-21
    days on market $192,400 Active 86 DOM
27. 2026-08-20
    days on market $192,400 Active 85 DOM
28. 2026-08-19
    days on market $192,400 Active 84 DOM
29. 2026-08-18
    days on market $192,400 Active 83 DOM
30. 2026-08-17
    days on market $192,400 Active 82 DOM
31. 2026-08-16
    days on market $192,400 Active 81 DOM
32. 2026-08-15
    days on market $192,400 Active 80 DOM
33. 2026-08-14
    days on market $192,400 Active 79 DOM
34. 2026-08-13
    days on market $192,400 Active 78 DOM
35. 2026-08-12
    days on market $192,400 Active 77 DOM
36. 2026-08-11
    days on market $192,400 Active 76 DOM
37. 2026-08-10
    days on market $192,400 Active 75 DOM
38. 2026-08-09
    days on market $192,400 Active 74 DOM
39. 2026-08-08
    days on market $192,400 Active 73 DOM
40. 2026-08-07
    days on market $192,400 Active 72 DOM
41. 2026-08-06
    days on market $192,400 Active 71 DOM
42. 2026-08-05
    days on market $192,400 Active 70 DOM
43. 2026-08-04
    days on market $192,400 Active 69 DOM
44. 2026-08-03
    days on market $192,400 Active 68 DOM
45. 2026-07-31
    days on market $192,400 Active 65 DOM
46. 2026-07-30
    days on market $192,400 Active 63 DOM
47. 2026-07-28
    days on market $192,400 Active 62 DOM
48. 2026-07-26
    days on market $192,400 Active 60 DOM
49. 2026-07-24
    days on market $192,400 Active 58 DOM
50. 2026-07-23
    price $192,400 Active 57 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: $19,532
• − Mortgage interest: −$12,023
• − Property taxes: −$3,219
• − Insurance: −$1,073
• − Repairs & maintenance: −$1,563
• − Management: −$1,563
• − Depreciation: −$6,244
• Taxable loss: −$6,152
• Est. tax savings @ 24.0%: +$1,477
• After-tax cash flow: $-893/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 · 4 photos

Good 75/100 Cosmetic rehab Est. rehab $5,570–$16,710 screening

This single-story home presents as move-in ready with a good condition score and minimal repairs needed. The fresh paint and landscaping improvements would significantly 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 HVAC maintenance — Ensures comfort and energy efficiency ↑

ⓘ 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 36/100

Zoned Schools

Elementary Mustang Centennial Es F OK #73/845 Nat'l #17,190/41,679 Middle Mustang North Ms F OK #47/345 Nat'l #8,750/14,009 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%
• Common ancestry: Italian 2% Scottish 2% Slovak 2%
• Foreign-born: 4% · Canada, Vietnam
• 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 $189,900

Exterior

• Parking: 1 garage space (1 total parking space)
• Home design: New construction plan (Rc Everly)
• Exterior features: Living area approximately 1114

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan home (Rc Everly)