13100 Beekman Dr · Oklahoma City, OK 73078

$280,000

3 bd · 2.0 ba · 2,348 sqft · SingleFamily public records · 9 Days on market

Built 2018 8,024 sqft lot Est $432k · 35% under $12/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).

• ARV discount +15.0/15.0
• Cash flow +12.1/30.0
• Livability +4.0/5.0
• DSCR +3.6/10.0
• Schools +3.6/10.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

New Build in Colony Pointe 6

Key facts

• Ample cabinet space
• Breakfast bar
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• AMPLE CABINET SPACE
• BREAKFAST BAR
• UPSTAIRS LIVING SPACE
• FULLY FENCED BACKYARD
• ATTACHED TWO-CAR GARAGE

Property features AI

Finance

• Financial info: Loan financing available; Not assumable
• HOA & community: Mandatory association dues; Association fee $140 (includes grounds maintenance and common area maintenance)

Exterior

• Parking: 2-car garage
• Utilities: Electricity available; Natural gas available; Public water/sewer
• Home design: Two-story single-family home; Residential property; Existing property
• Construction: Brick and frame construction; Shingle roof (re-roofed 2021); Slab foundation
• Exterior features: Covered porch; Corner lot

Interior

• Kitchen: Dishwasher; Microwave; Free-standing gas range and oven; Gas oven
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Interior features: Ceiling fans
• Laundry & utility: Inside utility; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-60 ($-724/yr) — negative.
• To cash-flow at today's rent, offer at most $269k (3.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (18.3% below list).
• Recommended offer: $229k (18.3% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: Northwood Es (math 47% / reading 37%, grade F, #84 of 845 statewide, top 11%, 469 students, 0% FRL); Piedmont Hs (math 38% / reading 44%, grade F, #24 of 447 statewide, top 5%, 1,422 students, 0% FRL).
• Market conditions: 494 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 $2k of loan paydown is wiped out by about $8k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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.
• Current owner paid $212k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $228,896 (18.3% 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: 0.82% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.92%
• DSCR: 0.96
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $432,032
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13100 Beekman Dr	0.00mi	4/2.5 (+1)	2,348 (0%)	0mo	$275,000	$117	93
13105 Camden Dr	0.09mi	4/2.5 (+1)	2,447 (+4%)	6mo	$280,000	$114	77
11717 NW 134th St	0.28mi	4/2.5 (+1)	2,348 (0%)	4mo	$259,800	$111	76
13309 Beaumont Dr	0.20mi	3/2.5	2,133 (-9%)	9mo	$264,900	$124	66
11817 NW 132nd St	0.18mi	4/2.5 (+1)	2,127 (-9%)	7mo	$240,000	$113	63
11524 NW 136th Cir	0.58mi	3/2.5	2,450 (+4%)	2mo	$485,755	$198	62
11525 NW 136th Cir	0.60mi	3/2.5	2,450 (+4%)	4mo	$499,465	$204	59
13405 Open Air Ln	0.49mi	4/3.0 (+1)	2,450 (+4%)	3mo	$467,340	$191	58
14000 NW Hawk Cir	0.68mi	3/2.5	2,416 (+3%)	5mo	$335,000	$139	57
11501 NW 134th Ter	0.58mi	3/2.5	2,450 (+4%)	8mo	$475,690	$194	57
13616 Natures Way	0.65mi	4/2.0 (+1)	2,200 (-6%)	5mo	$460,865	$209	50
13609 Firethorn Dr	0.71mi	4/2.5 (+1)	2,576 (+10%)	2mo	$475,000	$184	42

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: -17.8%
• Equity multiple: 0.37×
• Total profit: $-49,220
• Equity at exit: $41,749

10-year hold

• IRR: -10.0%
• Equity multiple: 0.39×
• Total profit: $-47,832
• Equity at exit: $24,209

Cash invested: $78,400 (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 73078

• Home prices YoY: -14.2%
• Active inventory: 494
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,289 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$272 /mo · $3,259/yr
• Insurance: −$117
• HOA: −$12
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $-60

Break-even live

Break-even rent $2,365

Max offer price $269,345

Occupancy floor 98%

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12817 Double V Dr Piedmont, OK	4.0	2.0	1704	$1,995	$1.17	15d	1	0.44mi
11520 NW 134th Ter Oklahoma City, OK	4.0	3.0	2300	$2,695	$1.17	3d	1	0.54mi
13305 Watson Dr Piedmont, OK	3.0	2.0	1601	$1,995	$1.25	3d	1	0.66mi
11104 NW 132nd St Yukon, OK	3.0	2.0	2327	$2,895	$1.24	2d	1	0.95mi
13112 Grass Plain Ave Yukon, OK	3.0	2.0	1601	$1,950	$1.22	21d	1	0.99mi
11601 NW 111th St Yukon, OK	4.0	3.0	2460	$2,700	$1.10	3d	1	1.49mi

HOA detail

• Monthly dues: $12 · $144/yr

Listing history 5 events

1. 2026-05-08
   status Pending
2. 2026-04-29
   listed $280,000 Active
3. 2019-07-25
   soldstatus $211,690 Sold 28-char remark

   Show marketing remark (28 chars)

   New Build in Colony Pointe 6

4. 2018-12-20
   status Pending 28-char remark

   Show marketing remark (28 chars)

   New Build in Colony Pointe 6

5. 2018-12-06
   listed $211,690 Active 28-char remark

   Show marketing remark (28 chars)

   New Build in Colony Pointe 6

ⓘ 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: $3,259 · $272/mo
• Projected year-2 tax: $3,259 · $272/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 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: $27,468
• − Mortgage interest: −$15,684
• − Property taxes: −$3,259
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,197
• − Management: −$2,197
• − HOA: −$144
• − Depreciation: −$8,145
• Taxable loss: −$5,560
• Est. tax savings @ 24.0%: +$1,334
• After-tax cash flow: $611/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): 13,021
• Household income: $105,441
• Rent vs Own: 7.9% rent · 92.1% own
• Severe rent burden: 48.0

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 (77%)
• Race & ethnicity: White 77% Two or more races 11% Hispanic / Latino 10% Black 3% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 4% Iranian 3% Serbian 1%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 5%

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: ▼ -43.50%
• Current HPI: 262.6535
• 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

+32.3% since first listed

5 events — show timeline

• 2026-05-08 Pending — MLSOK
• 2026-04-29 Listed $280,000 MLSOK
• 2019-07-25 Sold (MLS) $211,690 MLSOK
• 2018-12-20 Pending — MLSOK
• 2018-12-06 Listed $211,690 MLSOK

Property tax history

+80.1%/yr

Latest (2025): $3,259 · +2.7% YoY. Source: county tax records.