11848 Kameron Way · Oklahoma City, OK 73099

$230,000

4 bd · 2.0 ba · 1,459 sqft · SingleFamily public records · 281 Days on market

Built 2023 4,809 sqft lot Est $235k · at est. $13/mo HOA · 1% of rent

---

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 +11.6/30.0
• ARV discount +8.4/15.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• DSCR +3.4/10.0
• 1% rule +3.2/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The RIDGELAND floor plan has powerful curb appeal with its charming covered front porch and welcoming front yard landscaping. This home features an open floor plan with 4 bedrooms, 2 bathrooms, a large living room and dining area, as well as a beautiful kitchen with ample counter space, and roomy pantry. Home is currently under construction with anticipated completion in August.

Key facts

• 4,809 sq ft lot
• 2 garage spots
• Built 2023

Property features AI

Finance

• Other: Homestead exempt; Occupancy: owner-occupied
• Financial info: Not assumable
• HOA & community: Mandatory association dues; Association fee $150 (includes common area maintenance)

Exterior

• Parking: Concrete driveway; Attached 2-car garage
• Utilities: No storm shelter
• Home design: Single-family residence; One story; Faces west; Residential property
• Construction: Brick and frame construction; Composition roof (replaced 2023); Slab foundation
• Exterior features: Open patio; Wood fencing; Interior lot

Interior

• Kitchen: Built-in gas oven; 5-burner range
• Bedrooms: 4 bedrooms (one-level)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central gas heating
• Interior features: In-law plan; Open patio

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-71 ($-856/yr) — negative.
• To cash-flow at today's rent, offer at most $217k (5.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (17.6% below list).
• Recommended offer: $190k (17.6% 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 Ms (math 32% / reading 32%, grade F, #39 of 345 statewide, top 12%, 772 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); 1574 active listings in the ZIP; 23 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

• It's been on market 281 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago 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: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,631 (17.6% 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 281 days. Have you received any prior offers? Is the seller open to a 18% 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: 0.82% ✗
• Cap rate: 5.92%
• Cash-on-cash: -1.33%
• DSCR: 0.94
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $234,899
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12832 Torretta Way	0.53mi	4/2.0	1,459 (0%)	0mo	$232,700	$159	75
12845 Torretta Way	0.52mi	4/2.0	1,459 (0%)	1mo	$225,360	$154	75
12833 Torretta Way	0.52mi	4/2.0	1,459 (0%)	1mo	$231,631	$159	75
9628 NW 123rd St	0.43mi	3/2.0 (-1)	1,522 (+4%)	1mo	$234,500	$154	67
12912 Florence Ln	0.45mi	3/2.0 (-1)	1,373 (-6%)	1mo	$221,388	$161	63
12933 Florence Ln	0.46mi	3/2.0 (-1)	1,373 (-6%)	1mo	$226,350	$165	63
12837 Torretta Way	0.52mi	3/2.0 (-1)	1,373 (-6%)	1mo	$217,988	$159	60
12849 Torretta Way	0.52mi	3/2.0 (-1)	1,373 (-6%)	1mo	$218,750	$159	60
12117 Katie Ridge Rd	0.43mi	4/2.0	1,650 (+13%)	1mo	$283,000	$172	57
12853 Torretta Way	0.52mi	3/2.0 (-1)	1,248 (-14%)	1mo	$211,600	$170	46
12817 Torretta Way	0.52mi	3/2.0 (-1)	1,248 (-14%)	1mo	$212,000	$170	46
12829 Torretta Way	0.52mi	3/2.0 (-1)	1,248 (-14%)	1mo	$210,838	$169	46

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: -20.5%
• Equity multiple: 0.30×
• Total profit: $-45,188
• Equity at exit: $34,294

10-year hold

• IRR: -18.2%
• Equity multiple: 0.09×
• Total profit: $-58,554
• Equity at exit: $19,886

Cash invested: $64,400 (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: 1574
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,896 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$254 /mo · $3,053/yr
• Insurance: −$96
• HOA: −$13
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $-71

Break-even live

Break-even rent $1,987

Max offer price $217,403

Occupancy floor 99%

Sensitivity live

Price	-10% $59	-5% $-6	+0% $-71	+5% $-136	+10% $-202
Rent	-10% $-221	-5% $-146	+0% $-71	+5% $4	+10% $78
Rate	-1.0pp $45	-0.5pp $-13	base $-71	+0.5pp $-131	+1.0pp $-192

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11628 Annette Dr Yukon, OK	3.0	2.0	1248	$1,555	$1.25	25d	1	0.22mi
11625 Krew Way Yukon, OK	4.0	2.0	1459	$1,595	$1.09	5d	1	0.22mi
11620 Krew Way Yukon, OK	4.0	2.0	1459	$1,725	$1.18	3d	1	0.23mi
9113 NW 121st St Yukon, OK	4.0	2.0	1650	$1,986	$1.20	25d	1	0.34mi
11709 Jude Way Yukon, OK	4.0	2.0	1459	$1,661	$1.14	25d	1	0.34mi
9609 NW 123rd St Yukon, OK	4.0	2.0	1720	$1,850	$1.08	16d	1	0.40mi
12008 Brinley Reign Dr Yukon, OK	3.0	2.0	1382	$1,850	$1.34	25d	1	0.48mi
12845 Torretta Way Yukon, OK	4.0	2.0	1459	$1,745	$1.20	13d	1	0.49mi
12845 Torretta Way Yukon, OK	4.0	2.0	1459	$1,745	$1.20	18d	1	0.49mi
12816 Torretta Way Yukon, OK	4.0	2.0	1459	$1,730	$1.19	5d	1	0.50mi
9721 NW 124th St Yukon, OK	4.0	2.0	1720	$1,870	$1.09	5d	1	0.52mi
11505 Mackenzie Way Yukon, OK	3.0	2.0	1200	$1,495	$1.25	21d	1	0.53mi
11608 Mackenzie Way Yukon, OK	3.0	2.5	1259	$1,495	$1.19	12d	1	0.54mi
11608 Mackenzie Way Yukon, OK	3.0	2.5	1259	$1,545	$1.23	16d	1	0.54mi
11606 Mackenzie Way Yukon, OK	3.0	2.0	1215	$2,850	$2.35	25d	1	0.54mi
12721 Cortona Ter Yukon, OK	4.0	2.0	1650	$2,095	$1.27	25d	1	0.58mi
9109 NW 127th St Oklahoma City, OK	3.0	2.0	1400	$1,845	$1.32	25d	1	0.62mi
9109 NW 127th St Oklahoma City, OK	3.0	2.0	1400	$1,845	$1.32	22d	1	0.62mi
9017 NW 127th St Oklahoma City, OK	3.0	2.0	1200	$1,695	$1.41	25d	1	0.65mi
8922 NW 109th Ter Oklahoma City, OK	3.0	2.5	1412	$1,600	$1.13	25d	1	0.91mi
8824 NW 109th Ln Oklahoma City, OK	3.0	2.5	1520	$1,745	$1.15	25d	1	0.92mi
8609 NW 113th Ct Oklahoma City, OK	3.0	2.0	1800	$2,000	$1.11	25d	1	0.94mi
8301 NW 112th St Oklahoma City, OK	3.0	2.0	1720	$1,625	$0.94	25d	1	1.29mi

HOA detail

• Monthly dues: $13 · $156/yr
• Likely covers: landscaping

Listing history 14 events

1. 2026-06-09
   days on market $230,000 Active 281 DOM
2. 2026-06-08
   days on market $230,000 Active 280 DOM
3. 2026-06-07
   days on market $230,000 Active 279 DOM
4. 2026-06-03
   days on market $230,000 Active 275 DOM
5. 2026-06-02
   days on market $230,000 Active 274 DOM
6. 2026-06-01
   days on market $230,000 Active 273 DOM
7. 2026-05-31
   days on market $230,000 Active 272 DOM
8. 2026-01-07
   price $230,000
9. 2025-10-11
   price $225,000
10. 2025-09-11
    price $230,000
11. 2025-08-31
    listed $240,000 Active
12. 2023-08-18
    soldstatus $214,412 Closed 381-char remark

    Show marketing remark (381 chars)

    The RIDGELAND floor plan has powerful curb appeal with its charming covered front porch and welcoming front yard landscaping. This home features an open floor plan with 4 bedrooms, 2 bathrooms, a large living room and dining area, as well as a beautiful kitchen with ample counter space, and roomy pantry. Home is currently under construction with anticipated completion in August.

13. 2023-04-13
    status Pending 381-char remark

    Show marketing remark (381 chars)

    The RIDGELAND floor plan has powerful curb appeal with its charming covered front porch and welcoming front yard landscaping. This home features an open floor plan with 4 bedrooms, 2 bathrooms, a large living room and dining area, as well as a beautiful kitchen with ample counter space, and roomy pantry. Home is currently under construction with anticipated completion in August.

14. 2023-03-30
    listed $214,017 Active 381-char remark

    Show marketing remark (381 chars)

    The RIDGELAND floor plan has powerful curb appeal with its charming covered front porch and welcoming front yard landscaping. This home features an open floor plan with 4 bedrooms, 2 bathrooms, a large living room and dining area, as well as a beautiful kitchen with ample counter space, and roomy pantry. Home is currently under construction with anticipated completion in August.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast OK · Resets to sale price

• Current annual tax: $3,053 · $254/mo
• Projected year-2 tax: $3,053 · $254/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% 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: $22,756
• − Mortgage interest: −$12,884
• − Property taxes: −$3,053
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,820
• − Management: −$1,820
• − HOA: −$156
• − Depreciation: −$6,691
• Taxable loss: −$4,819
• Est. tax savings @ 24.0%: +$1,156
• After-tax cash flow: $301/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: 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

+7.5% since first listed

7 events — show timeline

• 2026-01-07 Price Changed $230,000 MLSOK
• 2025-10-11 Price Changed $225,000 MLSOK
• 2025-09-11 Price Changed $230,000 MLSOK
• 2025-08-31 Listed $240,000 MLSOK
• 2023-08-18 Sold (MLS) $214,412 MLSOK
• 2023-04-13 Pending — MLSOK
• 2023-03-30 Listed $214,017 MLSOK

Property tax history

+625.5%/yr

Latest (2025): $3,053 · -3.3% YoY. Source: county tax records.