Rc Everly Plan · Oklahoma City, OK 73064

$180,990

2 bd · 2.0 ba · 1,114 sqft · SingleFamily · 165 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 +7.8/30.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Schools +3.6/10.0
• 1% rule +2.4/10.0
• Rent growth +2.4/5.0
• DSCR +1.9/10.0
• 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 $180,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $214,438.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $181k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-235 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $180k (0.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (12.8% below list).
• Recommended offer: $158k (12.8% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 4.0% in Oklahoma City — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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 165 days — a 12% lower offer ($159k) is reasonable based on typical stale-listing flexibility.

Recommended offer $157,881 (12.8% 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 165 days. Have you received any prior offers? Is the seller open to a 13% 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: 0.74% ✗
• Cap rate: 4.98%
• Cash-on-cash: -4.69%
• DSCR: 0.79
• GRM: 11.3

CMA / ARV

• ARV (median comp): $214,438
• List price: $180,990
• Delta: -16.06%
• Verdict: UNDERPRICED
• 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%)	2mo	$185,400	$166	90
3504 Maggie Rd	0.21mi	2/2.0	1,114 (0%)	0mo	$192,400	$173	90
3612 Maggie Rd	0.18mi	2/2.0	1,114 (0%)	2mo	$191,400	$172	90
3644 Maggie Rd	0.16mi	2/2.0	1,045 (-6%)	4mo	$179,404	$172	79
3620 Maggie Rd	0.17mi	3/2.0 (+1)	1,145 (+3%)	4mo	$193,100	$169	79
3604 Maggie Rd	0.19mi	3/2.0 (+1)	1,145 (+3%)	3mo	$194,900	$170	79
3609 Maggie Rd	0.16mi	3/2.0 (+1)	1,248 (+12%)	4mo	$210,900	$169	64
3509 Maggie Rd	0.18mi	3/2.0 (+1)	1,248 (+12%)	3mo	$217,350	$174	64
12320 SW 32nd St	0.37mi	3/2.0 (+1)	1,200 (+8%)	2mo	$268,490	$224	64
3200 Open Prairie Trl	0.48mi	3/2.0 (+1)	1,200 (+8%)	3mo	$249,500	$208	58
11908 SW 32nd St	0.30mi	3/2.0 (+1)	1,266 (+14%)	2mo	$214,900	$170	56
11537 SW 40th St	0.74mi	3/2.0 (+1)	1,280 (+15%)	3mo	$223,000	$174	33

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: -27.6%
• Equity multiple: 0.10×
• Total profit: $-54,298
• Equity at exit: $31,973

10-year hold

• IRR: -42.0%
• Equity multiple: -0.40×
• Total profit: $-84,312
• Equity at exit: $18,541

Cash invested: $60,043 (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: 32 active · 29 under contract
• Months of supply: 9.1 mo (11%/mo absorbed)
• Median asking: $227,990 ($178/sqft)
• Median days on market: 61 d
• This list price: 3% of active listings are priced below it
• ARV vs active asking: +7.9% 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: 9.6×

Monthly cashflow live

• Estimated rent: $1,579 high
• Mortgage (P&I): −$1,125
• Tax est. 1.5%: −$268 /mo · $3,217/yr
• Insurance: −$89
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $-235

Break-even live

Break-even rent $1,876

Max offer price $180,480

Occupancy floor —

Sensitivity live

Price	-10% $-86	-5% $-161	+0% $-235	+5% $-309	+10% $-383
Rent	-10% $-359	-5% $-297	+0% $-235	+5% $-172	+10% $-110
Rate	-1.0pp $-127	-0.5pp $-180	base $-235	+0.5pp $-290	+1.0pp $-347

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: $53,610
• Closing costs: $6,433
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
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	$1,550	$1.11	36d	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	$1,595	$1.14	43d	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 $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. 2026-11-08
   days on market $180,990 Active 165 DOM
2. 2026-11-08
   price $180,990 Active 164 DOM
3. 2026-11-07
   days on market $179,990 Active 164 DOM
4. 2026-11-06
   days on market $179,990 Active 163 DOM
5. 2026-11-05
   days on market $179,990 Active 162 DOM
6. 2026-11-04
   days on market $179,990 Active 161 DOM
7. 2026-11-02
   days on market $179,990 Active 159 DOM
8. 2026-11-01
   days on market $179,990 Active 158 DOM
9. 2026-10-31
   days on market $179,990 Active 157 DOM
10. 2026-10-30
    days on market $179,990 Active 156 DOM
11. 2026-10-29
    days on market $179,990 Active 155 DOM
12. 2026-10-28
    days on market $179,990 Active 154 DOM
13. 2026-10-27
    days on market $179,990 Active 153 DOM
14. 2026-10-26
    days on market $179,990 Active 152 DOM
15. 2026-10-26
    days on market $179,990 Active 151 DOM
16. 2026-10-24
    days on market $179,990 Active 150 DOM
17. 2026-10-23
    days on market $179,990 Active 149 DOM
18. 2026-10-22
    days on market $179,990 Active 148 DOM
19. 2026-10-21
    days on market $179,990 Active 147 DOM
20. 2026-10-20
    days on market $179,990 Active 146 DOM
21. 2026-10-19
    days on market $179,990 Active 145 DOM
22. 2026-10-18
    days on market $179,990 Active 144 DOM
23. 2026-10-17
    days on market $179,990 Active 143 DOM
24. 2026-10-16
    days on market $179,990 Active 142 DOM
25. 2026-10-15
    days on market $179,990 Active 141 DOM
26. 2026-10-14
    days on market $179,990 Active 140 DOM
27. 2026-10-13
    days on market $179,990 Active 139 DOM
28. 2026-10-12
    days on market $179,990 Active 138 DOM
29. 2026-10-11
    days on market $179,990 Active 137 DOM
30. 2026-10-10
    days on market $179,990 Active 136 DOM
31. 2026-10-09
    days on market $179,990 Active 135 DOM
32. 2026-10-08
    days on market $179,990 Active 134 DOM
33. 2026-10-08
    price $179,990 Active 133 DOM
34. 2026-10-07
    days on market $176,404 Active 133 DOM
35. 2026-10-06
    days on market $176,404 Active 132 DOM
36. 2026-10-05
    days on market $176,404 Active 131 DOM
37. 2026-10-04
    days on market $176,404 Active 130 DOM
38. 2026-10-04
    days on market $176,404 Active 129 DOM
39. 2026-10-02
    days on market $176,404 Active 128 DOM
40. 2026-10-02
    price $176,404 Active 127 DOM
41. 2026-10-01
    days on market $175,404 Active 127 DOM
42. 2026-09-30
    days on market $175,404 Active 126 DOM
43. 2026-09-29
    days on market $175,404 Active 125 DOM
44. 2026-09-28
    days on market $175,404 Active 124 DOM
45. 2026-09-27
    pricedays on market $175,404 Active 123 DOM
46. 2026-09-25
    days on market $195,400 Active 121 DOM
47. 2026-09-24
    days on market $195,400 Active 120 DOM
48. 2026-09-23
    days on market $195,400 Active 119 DOM
49. 2026-09-22
    days on market $195,400 Active 118 DOM
50. 2026-09-21
    days on market $195,400 Active 117 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: $18,946
• − Mortgage interest: −$12,012
• − Property taxes: −$3,217
• − Insurance: −$1,072
• − Repairs & maintenance: −$1,516
• − Management: −$1,516
• − Depreciation: −$6,238
• Taxable loss: −$6,624
• Est. tax savings @ 24.0%: +$1,590
• After-tax cash flow: $-1,226/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%
• 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)