12837 Torretta Way · Oklahoma City, OK 73099

$217,988

3 bd · 2.0 ba · 1,373 sqft · SingleFamily · 1 Days on market

Built 2026 Good condition 4,800 sqft lot Est $221k · at est. $21/mo HOA · 1% of rent

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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 +11.4/30.0
• ARV discount +8.1/15.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• 1% rule +3.4/10.0
• DSCR +3.3/10.0
• Rent growth +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks

The MITCHELL floor plan is a single-story home that offers ample space to live and grow. An open-concept floorplan boasts convenient access to a covered patio for seamless entertaining and leisure. Two bedrooms are tucked away to the side for optimal comfort, and a luxurious owner’s suite is nestled at the back of the home, complete with a full bathroom and walk-in closet. Prices, dimensions and features may vary and are subject to change. Photos are for illustrative purposes only. Home is currently under construction with anticipated completion in May.

Key facts

• 4,800 sq ft lot
• 2 garage spots
• Built 2026

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $218k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-75 ($-906/yr) — negative.
• To cash-flow at today's rent, offer at most $207k (5.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (15.7% below list).
• Recommended offer: $184k (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: crime F.
• Piedmont (rural): math 37% / reading 39% proficiency, ranked #9 of 270 in OK (top 3%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Stone Ridge Es (math 49% / reading 41%, grade D-, #60 of 845 statewide, top 7%, 594 students, 0% FRL); Piedmont Hs (math 38% / reading 44%, grade F, #24 of 447 statewide, top 5%, 1,422 students, 0% FRL).
• Market conditions: Rents rising (+1.2%/yr); 1560 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 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 $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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $183,794 (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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 5.88%
• Cash-on-cash: -1.48%
• DSCR: 0.93
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $221,053
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12837 Torretta Way	0.00mi	3/2.0	1,373 (0%)	1mo	$217,988	$159	99
12849 Torretta Way	0.00mi	3/2.0	1,373 (0%)	1mo	$218,750	$159	99
12912 Florence Ln	0.07mi	3/2.0	1,373 (0%)	1mo	$221,388	$161	96
12933 Florence Ln	0.07mi	3/2.0	1,373 (0%)	1mo	$226,350	$165	96
12853 Torretta Way	0.00mi	3/2.0	1,248 (-9%)	1mo	$211,600	$170	84
12817 Torretta Way	0.00mi	3/2.0	1,248 (-9%)	1mo	$212,000	$170	84
12829 Torretta Way	0.00mi	3/2.0	1,248 (-9%)	1mo	$210,838	$169	84
12845 Torretta Way	0.00mi	4/2.0 (+1)	1,459 (+6%)	1mo	$225,360	$154	84
12833 Torretta Way	0.00mi	4/2.0 (+1)	1,459 (+6%)	1mo	$231,631	$159	84
12832 Torretta Way	0.03mi	4/2.0 (+1)	1,459 (+6%)	0mo	$232,700	$159	83
12824 Torretta Way	0.03mi	3/2.0	1,248 (-9%)	1mo	$211,600	$170	82
9628 NW 123rd St	0.50mi	3/2.0	1,522 (+11%)	1mo	$234,500	$154	58

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: -20.8%
• Equity multiple: 0.29×
• Total profit: $-43,379
• Equity at exit: $32,503

10-year hold

• IRR: -18.8%
• Equity multiple: 0.07×
• Total profit: $-56,810
• Equity at exit: $18,848

Cash invested: $61,037 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,838 high
• Mortgage (P&I): −$1,143
• Tax est. 1.5%: −$272 /mo · $3,270/yr
• Insurance: −$91
• HOA: −$21
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $-75

Break-even live

Break-even rent $1,934

Max offer price $207,064

Occupancy floor 99%

Sensitivity live

Price	-10% $75	-5% $0	+0% $-75	+5% $-151	+10% $-226
Rent	-10% $-221	-5% $-148	+0% $-75	+5% $-3	+10% $70
Rate	-1.0pp $34	-0.5pp $-20	base $-75	+0.5pp $-132	+1.0pp $-189

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: $54,497
• Closing costs: $6,540
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12845 Torretta Way Yukon, OK	4.0	2.0	1459	$1,745	$1.20	17d	1	0.02mi
12845 Torretta Way Yukon, OK	4.0	2.0	1459	$1,745	$1.20	12d	1	0.02mi
12816 Torretta Way Yukon, OK	4.0	2.0	1459	$1,730	$1.19	5d	1	0.05mi
12721 Cortona Ter Yukon, OK	4.0	2.0	1650	$2,095	$1.27	24d	1	0.27mi
9109 NW 127th St Oklahoma City, OK	3.0	2.0	1400	$1,845	$1.32	22d	1	0.32mi
9109 NW 127th St Oklahoma City, OK	3.0	2.0	1400	$1,845	$1.32	24d	1	0.32mi
9017 NW 127th St Oklahoma City, OK	3.0	2.0	1200	$1,695	$1.41	24d	1	0.37mi
9609 NW 123rd St Yukon, OK	4.0	2.0	1720	$1,850	$1.08	15d	1	0.43mi
9113 NW 121st St Yukon, OK	4.0	2.0	1650	$1,986	$1.20	24d	1	0.45mi
9721 NW 124th St Yukon, OK	4.0	2.0	1720	$1,870	$1.09	5d	1	0.51mi
12008 Brinley Reign Dr Yukon, OK	3.0	2.0	1382	$1,850	$1.34	24d	1	0.63mi
11628 Annette Dr Yukon, OK	3.0	2.0	1248	$1,555	$1.25	24d	1	0.71mi
11625 Krew Way Yukon, OK	4.0	2.0	1459	$1,595	$1.09	5d	1	0.71mi
11620 Krew Way Yukon, OK	4.0	2.0	1459	$1,725	$1.18	2d	1	0.71mi
11709 Jude Way Yukon, OK	4.0	2.0	1459	$1,661	$1.14	24d	1	0.75mi
11608 Mackenzie Way Yukon, OK	3.0	2.5	1259	$1,545	$1.23	15d	1	0.85mi
11608 Mackenzie Way Yukon, OK	3.0	2.5	1259	$1,495	$1.19	11d	1	0.85mi
11606 Mackenzie Way Yukon, OK	3.0	2.0	1215	$2,850	$2.35	24d	1	0.85mi
11505 Mackenzie Way Yukon, OK	3.0	2.0	1200	$1,495	$1.25	20d	1	0.86mi
8609 NW 113th Ct Oklahoma City, OK	3.0	2.0	1800	$2,000	$1.11	24d	1	1.19mi
8824 NW 109th Ln Oklahoma City, OK	3.0	2.5	1520	$1,745	$1.15	24d	1	1.30mi
8922 NW 109th Ter Oklahoma City, OK	3.0	2.5	1412	$1,600	$1.13	24d	1	1.31mi
24 Redstone Blvd Oklahoma City, OK	2.0	1.0–2.0	857	$1,950	$2.27	2d	11	1.36mi
8341 NW 137th St Oklahoma City, OK	3.0	2.0	1420	$1,895	$1.33	24d	1	1.40mi
8301 NW 112th St Oklahoma City, OK	3.0	2.0	1720	$1,625	$0.94	24d	1	1.49mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 2 events

1. 2026-04-23
   status Pending
2. 2026-04-23
   listed $217,988 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $22,055
• − Mortgage interest: −$12,211
• − Property taxes: −$3,270
• − Insurance: −$1,090
• − Repairs & maintenance: −$1,764
• − Management: −$1,764
• − HOA: −$252
• − Depreciation: −$6,341
• Taxable loss: −$4,638
• Est. tax savings @ 24.0%: +$1,113
• After-tax cash flow: $207/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 · 12 photos

Good 80/100 None rehab

This single-story home is currently under construction and is expected to be move-in ready by May. The interior is modern and well-maintained, with good curb appeal and ample space for living and entertaining.

Value-add opportunities

• Both Painting the exterior brick and adding a small front porch — Enhances curb appeal and adds value for both resale and rental.
• Both Upgrading the flooring in the bedrooms to hardwood or tile — Improves the aesthetic and functionality of the bedrooms, making the home more attractive for buyers and renters.
• Both Adding a smart home system — Enhances the home's appeal and can increase its value by making it more energy-efficient and user-friendly.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior brick and adding a small front porch — Enhances curb appeal and adds value for both resale and rental. ↑
• Both Upgrading the flooring in the bedrooms to hardwood or tile — Improves the aesthetic and functionality of the bedrooms, making the home more attractive for buyers and renters. ↑
• Both Adding a smart home system — Enhances the home's appeal and can increase its value by making it more energy-efficient and user-friendly. ↑

ⓘ 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: Piedmont
• NCES district ID: 4023970
• Math proficiency: 37% ▼ -15.00%
• Reading proficiency: 39% ▼ -9.00%
• Median HH income: $83,943
• Composite: 36.08/100
• National rank: #4762
• State rank: #9 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): 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

2 events — show timeline

• 2026-04-23 Pending — MLSOK
• 2026-04-23 Listed $217,988 MLSOK