Rc Everly Plan · Oklahoma City, OK 73064

$189,900

2 bd · 2.0 ba · 1,114 sqft · SingleFamily · 25 Days on market

Good condition

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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 +9.3/30.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Schools +3.1/10.0
• 1% rule +2.8/10.0
• DSCR +2.6/10.0
• Rent growth +2.4/5.0
• 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

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)

🏗️ New construction. The $189,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $211,660.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $190k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-155 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $189k (0.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (12.8% below list).
• Recommended offer: $166k (12.8% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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.
• 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); 523 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 25 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.

Recommended offer $165,507 (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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.78% ✗
• Cap rate: 5.41%
• Cash-on-cash: -3.14%
• DSCR: 0.86
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $211,660
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3637 Blue Ave	0.04mi	3/2.0 (+1)	1,051 (-6%)	4mo	$199,900	$190	80
12020 SW 36th St	0.09mi	3/2.0 (+1)	1,051 (-6%)	3mo	$199,900	$190	79
3636 Blue Ave	0.06mi	3/2.0 (+1)	1,051 (-6%)	7mo	$204,000	$194	77
12100 SW 36th St	0.09mi	3/2.0 (+1)	1,051 (-6%)	6mo	$204,700	$195	77
12012 SW 36th St	0.09mi	3/2.0 (+1)	1,248 (+12%)	4mo	$201,050	$161	68
12036 SW 36th St	0.09mi	3/2.0 (+1)	1,248 (+12%)	4mo	$195,000	$156	67
12024 SW 36th St	0.15mi	3/2.0 (+1)	1,248 (+12%)	1mo	$216,900	$174	67
3633 Maggie Rd	0.14mi	3/2.0 (+1)	1,249 (+12%)	2mo	$204,534	$164	67
3645 Maggie Rd	0.13mi	3/2.0 (+1)	1,248 (+12%)	3mo	$211,084	$169	66
3116 Aidyn Ct	0.48mi	3/2.0 (+1)	1,152 (+3%)	4mo	$276,900	$240	64
12033 SW 31st	0.40mi	3/2.0 (+1)	1,012 (-9%)	7mo	$196,999	$195	55
3305 Little Creek Dr	0.33mi	3/2.0 (+1)	1,248 (+12%)	6mo	$222,400	$178	54

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: -24.9%
• Equity multiple: 0.17×
• Total profit: $-49,010
• Equity at exit: $31,559

10-year hold

• IRR: -33.4%
• Equity multiple: -0.25×
• Total profit: $-74,051
• Equity at exit: $18,300

Cash invested: $59,265 (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 73064

• Home prices YoY: -17.9%
• Rents YoY: -0.3%
• Active inventory: 523
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,655 medium
• Mortgage (P&I): −$1,110
• Tax est. 1.5%: −$265 /mo · $3,175/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $-155

Break-even live

Break-even rent $1,852

Max offer price $189,198

Occupancy floor —

Sensitivity live

Price	-10% $-9	-5% $-82	+0% $-155	+5% $-228	+10% $-302
Rent	-10% $-286	-5% $-221	+0% $-155	+5% $-90	+10% $-24
Rate	-1.0pp $-49	-0.5pp $-101	base $-155	+0.5pp $-210	+1.0pp $-266

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: $52,915
• Closing costs: $6,350
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3300 S Mustang Rd Yukon, OK	1.0–2.0	1.0–2.0	818	$1,693	$2.07	3d	16	1.10mi
11521 SW 24th St Yukon, OK	3.0	2.0	1398	$1,595	$1.14	6d	1	1.26mi

Listing history 14 events

1. 2026-06-21
   days on market $189,900 Active 25 DOM
2. 2026-06-18
   days on market $189,900 Active 22 DOM
3. 2026-06-17
   days on market $189,900 Active 21 DOM
4. 2026-06-16
   days on market $189,900 Active 20 DOM
5. 2026-06-15
   days on market $189,900 Active 19 DOM
6. 2026-06-13
   days on market $189,900 Active 17 DOM
7. 2026-06-09
   days on market $189,900 Active 13 DOM
8. 2026-06-08
   days on market $189,900 Active 12 DOM
9. 2026-06-07
   days on market $189,900 Active 11 DOM
10. 2026-06-05
    days on market $189,900 Active 8 DOM
11. 2026-06-03
    days on market $189,900 Active 7 DOM
12. 2026-06-02
    days on market $189,900 Active 6 DOM
13. 2026-06-01
    days on market $189,900 Active 5 DOM
14. 2026-05-31
    days on market $189,900 Active 4 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: $19,861
• − Mortgage interest: −$11,856
• − Property taxes: −$3,175
• − Insurance: −$1,058
• − Repairs & maintenance: −$1,589
• − Management: −$1,589
• − Depreciation: −$6,157
• Taxable loss: −$5,564
• Est. tax savings @ 24.0%: +$1,335
• After-tax cash flow: $-527/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

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

Renovation cost estimate screening

Value-add ROI direction

• 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 ↑

ⓘ 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: 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

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): 28,919
• Household income: $94,402
• Rent vs Own: 20.1% rent · 79.9% own
• Severe rent burden: 384.0

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 (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%

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

Industry mix (Fortune 500 HQ in OK)

Industry	F500 HQs	Revenue
▸Energy	3	$48B