8900 SW 31st Ter · Oklahoma City, OK 73179

$247,000

5 bd · 2.5 ba · 1,892 sqft · SingleFamily · 97 Days on market

Built 2026 4,500 sqft lot Est $301k · 18% under $29/mo HOA · 1% of rent ↓ 8% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +11.3/30.0
• Livability +4.0/5.0
• 1% rule +3.4/10.0
• DSCR +3.3/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Franklin — 5 bed | 2.5 bath |1,892 sq ft Discover the Franklin plan, one of our new homes in Buffalo Farms in Oklahoma City. With 5 bedrooms, 2.5 bathrooms, and 1892 square feet, this home offers space and comfort. Secondary bedrooms are thoughtfully placed near the entry, leading you into the open-concept living spaces. The kitchen features 30” upper kitchen cabinets, soft-close cabinetry, chrome knob hardware, and stunning white quartz countertops on the front kitchen island, creating a clean, modern finish that elevates the space. At the back, the primary suite provides privacy with an adjoining bath and a generous walk-in closet. This home includes our Home Is Connected® smart home package — featuring a camera doorbell, control panel, Kwikset® keypad lock, and smart switches. It also comes with a fully sodded front and back yard. Upstairs, a loft and additional bedrooms create even more flexible living space. This design blends function and style, making it perfect for families searching for new homes in Oklahoma City.

Key facts

• Primary suite
• Chrome knob hardware
• Soft-close cabinetry

Tags

• OPEN-CONCEPT LIVING SPACES
• 30 UPPER KITCHEN CABINETS
• SOFT-CLOSE CABINETRY
• CHROME KNOB HARDWARE
• WHITE QUARTZ COUNTERTOPS
• PRIMARY SUITE

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $247k.

Deal economics

• At list price, monthly cash flow is $-91 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (5.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (15.7% below list).
• Recommended offer: $208k (15.7% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: schools F, 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.
• Market conditions: 101 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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

• It's been on market 97 days — a 9% lower offer ($225k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $208,244 (15.7% 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 97 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.84% ✗
• Cap rate: 5.85%
• Cash-on-cash: -1.58%
• DSCR: 0.93
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $300,828
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8913 SW 31st Ter	0.03mi	5/2.5	1,892 (0%)	3mo	$249,990	$132	96
8821 SW 31st Ter	0.03mi	5/2.5	1,892 (0%)	4mo	$249,990	$132	95
4017 Angel Oak Dr	0.58mi	4/2.5 (-1)	2,014 (+6%)	3mo	$370,000	$184	55
9340 SW 42nd St	0.71mi	4/2.5 (-1)	1,846 (-2%)	5mo	$356,250	$193	54
3716 Windrun Pl	0.71mi	4/2.0 (-1)	1,881 (-1%)	8mo	$250,000	$133	52
9329 SW 42nd St	0.67mi	4/2.5 (-1)	1,800 (-5%)	4mo	$344,999	$192	52
4216 Silver Maple Way	0.72mi	4/2.0 (-1)	1,933 (+2%)	6mo	$320,000	$166	51
9217 SW 43rd St	0.71mi	4/2.5 (-1)	1,800 (-5%)	6mo	$339,950	$189	48
9508 SW 27th St	0.62mi	4/2.0 (-1)	1,699 (-10%)	4mo	$257,500	$152	44
4108 Wayfield Ave	0.58mi	4/2.5 (-1)	2,102 (+11%)	8mo	$335,000	$159	43
9228 SW 20th St	0.70mi	4/2.0 (-1)	1,720 (-9%)	4mo	$239,524	$139	42
9100 SW 19th St	0.75mi	4/2.0 (-1)	2,062 (+9%)	2mo	$299,000	$145	41

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -18.9%
• Equity multiple: 0.34×
• Total profit: $-45,760
• Equity at exit: $36,829

10-year hold

• IRR: -11.3%
• Equity multiple: 0.32×
• Total profit: $-47,096
• Equity at exit: $21,356

Cash invested: $69,160 (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 73179

• Home prices YoY: -5.5%
• Active inventory: 101
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,082 high
• Mortgage (P&I): −$1,295
• Tax est. 1.5%: −$309 /mo · $3,705/yr
• Insurance: −$103
• HOA: −$29
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $-91

Break-even live

Break-even rent $2,197

Max offer price $233,857

Occupancy floor 99%

Sensitivity live

Price	-10% $80	-5% $-5	+0% $-91	+5% $-176	+10% $-262
Rent	-10% $-255	-5% $-173	+0% $-91	+5% $-9	+10% $74
Rate	-1.0pp $34	-0.5pp $-28	base $-91	+0.5pp $-155	+1.0pp $-220

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: $61,750
• Closing costs: $7,410
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9308 SW 42nd St Oklahoma City, OK	4.0	2.5	2100	$2,650	$1.26	24d	1	0.71mi
4217 Siena Ridge Blvd Oklahoma City, OK	4.0	2.0	1840	$1,695	$0.92	11d	1	0.79mi
9301 SW 44th Ter Oklahoma City, OK	4.0	2.0	1891	$2,249	$1.19	15d	1	0.79mi
9301 SW 44th Ter Oklahoma City, OK	4.0	2.0	1891	$2,249	$1.19	5d	1	0.79mi
9356 SW 43rd St Oklahoma City, OK	4.0	2.0	1814	$2,199	$1.21	24d	1	0.80mi
4101 Western Heights Ave Oklahoma City, OK	4.0	2.5	1593	$3,500	$2.20	5d	1	0.89mi
9614 SW 17th St Oklahoma City, OK	4.0	2.0	1400	$1,300	$0.93	5d	1	1.17mi
8509 SW 49th Cir Oklahoma City, OK	4.0	2.0	1673	$1,750	$1.05	24d	1	1.26mi
1729 Everglade Ct Oklahoma City, OK	4.0	2.0	1404	$1,540	$1.10	5d	1	1.26mi
4000 Dutch LN Mustang, OK	4.0	2.0	1690	$1,795	$1.06	24d	1	1.28mi
4004 Dutch LN Mustang, OK	4.0	2.0	1544	$1,595	$1.03	15d	1	1.29mi
3909 Dutch LN Mustang, OK	4.0	2.0	1613	$1,595	$0.99	15d	1	1.30mi
3909 Dutch LN Mustang, OK	4.0	2.0	1613	$1,595	$0.99	17d	1	1.30mi
1703 Everglade Ct Oklahoma City, OK	4.0	2.0	1406	$1,545	$1.10	24d	1	1.34mi
10508 SW 41st St Mustang, OK	5.0	2.0	1949	$2,250	$1.15	24d	1	1.41mi
1401 Chisholm Springs Blvd Oklahoma City, OK	4.0	2.0	1620	$1,450	$0.90	24d	1	1.44mi

HOA detail

• Monthly dues: $29 · $348/yr

Listing history 8 events

1. 2026-03-01
   soldstatus $247,000 Closed 1064-char remark

   Show marketing remark (1064 chars)

   Franklin — 5 bed | 2.5 bath |1,892 sq ft Discover the Franklin plan, one of our new homes in Buffalo Farms in Oklahoma City. With 5 bedrooms, 2.5 bathrooms, and 1892 square feet, this home offers space and comfort. Secondary bedrooms are thoughtfully placed near the entry, leading you into the open-concept living spaces. The kitchen features 30” upper kitchen cabinets, soft-close cabinetry, chrome knob hardware, and stunning white quartz countertops on the front kitchen island, creating a clean, modern finish that elevates the space. At the back, the primary suite provides privacy with an adjoining bath and a generous walk-in closet. This home includes our Home Is Connected® smart home package — featuring a camera doorbell, control panel, Kwikset® keypad lock, and smart switches. It also comes with a fully sodded front and back yard. Upstairs, a loft and additional bedrooms create even more flexible living space. This design blends function and style, making it perfect for families searching for new homes in Oklahoma City.

2. 2026-02-02
   status Pending
3. 2026-01-19
   status Pending 1064-char remark

   Show marketing remark (1064 chars)

   Franklin — 5 bed | 2.5 bath |1,892 sq ft Discover the Franklin plan, one of our new homes in Buffalo Farms in Oklahoma City. With 5 bedrooms, 2.5 bathrooms, and 1892 square feet, this home offers space and comfort. Secondary bedrooms are thoughtfully placed near the entry, leading you into the open-concept living spaces. The kitchen features 30” upper kitchen cabinets, soft-close cabinetry, chrome knob hardware, and stunning white quartz countertops on the front kitchen island, creating a clean, modern finish that elevates the space. At the back, the primary suite provides privacy with an adjoining bath and a generous walk-in closet. This home includes our Home Is Connected® smart home package — featuring a camera doorbell, control panel, Kwikset® keypad lock, and smart switches. It also comes with a fully sodded front and back yard. Upstairs, a loft and additional bedrooms create even more flexible living space. This design blends function and style, making it perfect for families searching for new homes in Oklahoma City.

4. 2026-01-08
   listed $249,990 Active 1064-char remark

   Show marketing remark (1064 chars)

   Franklin — 5 bed | 2.5 bath |1,892 sq ft Discover the Franklin plan, one of our new homes in Buffalo Farms in Oklahoma City. With 5 bedrooms, 2.5 bathrooms, and 1892 square feet, this home offers space and comfort. Secondary bedrooms are thoughtfully placed near the entry, leading you into the open-concept living spaces. The kitchen features 30” upper kitchen cabinets, soft-close cabinetry, chrome knob hardware, and stunning white quartz countertops on the front kitchen island, creating a clean, modern finish that elevates the space. At the back, the primary suite provides privacy with an adjoining bath and a generous walk-in closet. This home includes our Home Is Connected® smart home package — featuring a camera doorbell, control panel, Kwikset® keypad lock, and smart switches. It also comes with a fully sodded front and back yard. Upstairs, a loft and additional bedrooms create even more flexible living space. This design blends function and style, making it perfect for families searching for new homes in Oklahoma City.

5. 2026-01-02
   price $247,000
6. 2025-12-30
   price $249,990
7. 2025-11-10
   price $247,990
8. 2025-10-28
   listed $267,990 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $24,989
• − Mortgage interest: −$13,836
• − Property taxes: −$3,705
• − Insurance: −$1,235
• − Repairs & maintenance: −$1,999
• − Management: −$1,999
• − HOA: −$348
• − Depreciation: −$7,185
• Taxable loss: −$5,318
• Est. tax savings @ 24.0%: +$1,276
• After-tax cash flow: $186/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: 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: Oklahoma County · 771,644 people
• City population: 498,656
• Metro: Oklahoma City, OK
• Population (ZIP): 8,532
• Household income: $112,656
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 144.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 55% Hispanic / Latino 18% Two or more races 15% Asian 10% Black 6% Native American 1%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Slovak 3% Italian 1% Serbian 1%
• Foreign-born: 14% · Vietnam, Canada, Philippines
• Languages at home: 77% English-only · Spanish 9% Vietnamese 8% Other Asian/Pacific 2%

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: ▼ -13.22%
• Current HPI: 229.2484
• Rent YoY: —
• 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

-7.8% since first listed

8 events — show timeline

• 2026-03-01 Sold (MLS) $247,000 MLSOK
• 2026-02-02 Pending — MLSOK
• 2026-01-19 Pending — MLSOK
• 2026-01-08 Listed $249,990 MLSOK
• 2026-01-02 Price Changed $247,000 MLSOK
• 2025-12-30 Price Changed $249,990 MLSOK
• 2025-11-10 Price Changed $247,990 MLSOK
• 2025-10-28 Listed $267,990 MLSOK