9516 NW 122nd Ter · Oklahoma City, OK 73099

$215,000

3 bd · 2.0 ba · 1,236 sqft · SingleFamily public records · 12 Days on market

Built 2021 Good condition 6,011 sqft lot Est $204k · 5% over $18/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 +12.9/30.0
• ARV discount +5.1/15.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• DSCR +3.9/10.0
• Schools +3.6/10.0
• 1% rule +3.3/10.0
• Rent growth +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks

This thoughtfully upgraded 3-bedroom, 2-bathroom home with a 2-car garage features an open-concept layout designed for daily living. The spacious living room flows seamlessly into the kitchen and dining area, creating an inviting gathering space. The kitchen offers abundant cabinetry, a breakfast bar, and upgraded upper cabinetry extending above the refrigerator for additional storage and a custom look. The primary suite features a large bedroom, oversized walk-in closet, and spacious bathroom with an added vanity drawer upgrade for improved functionality. Two additional bedrooms offer flexibility for guests, a home office, exercise room, or hobbies. What truly sets this home apart are the

Key facts

• Abundant cabinetry
• Granite countertops
• Breakfast bar

Tags

• OPEN-CONCEPT LAYOUT
• ABUNDANT CABINETRY
• GRANITE COUNTERTOPS
• BREAKFAST BAR
• PRIVATE PRIMARY SUITE
• OVERSIZED WALK-IN CLOSET

Property features AI

Finance

• Other: Homestead exempt; Occupied by owner; No storm shelter; Existing property
• Financial info: Listing accepts Cash, Conventional, FHA/VA, and VA financing; Loan qualification possible
• HOA & community: Mandatory association with $210 monthly fee (includes common area maintenance)

Exterior

• Parking: Detached 2-car garage
• Security: Security system; Smoke alarm; Garage door lift
• Utilities: Cable available; Electricity available; Natural gas available; Public utilities
• Home design: Single-family residence; One-level home; Property faces north; Model home
• Construction: Brick and frame construction; Shingle roof (replaced 2021); Slab foundation
• Exterior features: Covered porch; Rain gutters; Wood fencing; Interior lot

Interior

• Kitchen: Free-standing gas range/oven; Breakfast bar and eating space; Dishwasher; Disposal
• Bedrooms: 3 bedrooms (includes primary bedroom)
• Flooring: Combination flooring; Carpet
• Bathrooms: 2 full bathrooms (one with tub & shower)
• Interior features: Ceiling fans; Window treatments; Inside utility; Electric fireplace
• Laundry & utility: Inside utility

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-15 ($-182/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (1.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (16.6% below list).
• Recommended offer: $179k (16.6% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $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

• Only 12 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 $179,334 (16.6% 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. 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: 0.83% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.30%
• DSCR: 0.99
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $203,940
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12921 Florence Ln	0.36mi	3/2.0	1,248 (+1%)	1mo	$203,500	$163	81
12853 Torretta Way	0.43mi	3/2.0	1,248 (+1%)	1mo	$211,600	$170	78
12829 Torretta Way	0.43mi	3/2.0	1,248 (+1%)	1mo	$210,838	$169	78
12817 Torretta Way	0.43mi	3/2.0	1,248 (+1%)	1mo	$212,000	$170	78
12824 Torretta Way	0.45mi	3/2.0	1,248 (+1%)	1mo	$211,600	$170	76
12912 Florence Ln	0.36mi	3/2.0	1,373 (+11%)	1mo	$221,388	$161	64
12933 Florence Ln	0.36mi	3/2.0	1,373 (+11%)	1mo	$226,350	$165	64
12924 Florence Ln	0.36mi	3/2.0	1,373 (+11%)	2mo	$219,300	$160	64
12837 Torretta Way	0.43mi	3/2.0	1,373 (+11%)	1mo	$217,988	$159	61
12849 Torretta Way	0.43mi	3/2.0	1,373 (+11%)	1mo	$218,750	$159	61
12916 Florence Ln	0.36mi	3/2.0	1,402 (+13%)	2mo	$226,000	$161	60
12820 Torretta Way	0.45mi	3/2.0	1,373 (+11%)	2mo	$226,850	$165	59

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: -18.8%
• Equity multiple: 0.35×
• Total profit: $-39,019
• Equity at exit: $32,057

10-year hold

• IRR: -15.2%
• Equity multiple: 0.20×
• Total profit: $-47,940
• Equity at exit: $18,589

Cash invested: $60,200 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,793 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$197 /mo · $2,362/yr
• Insurance: −$90
• HOA: −$18
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $-15

Break-even live

Break-even rent $1,813

Max offer price $212,322

Occupancy floor 96%

Sensitivity live

Price	-10% $107	-5% $46	+0% $-15	+5% $-76	+10% $-137
Rent	-10% $-157	-5% $-86	+0% $-15	+5% $56	+10% $127
Rate	-1.0pp $93	-0.5pp $40	base $-15	+0.5pp $-71	+1.0pp $-128

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11709 Jude Way Yukon, OK	4.0	2.0	1459	$1,661	$1.14	25d	1	0.34mi
11628 Annette Dr Yukon, OK	3.0	2.0	1248	$1,555	$1.25	25d	1	0.36mi
11625 Krew Way Yukon, OK	4.0	2.0	1459	$1,595	$1.09	6d	1	0.38mi
11620 Krew Way Yukon, OK	4.0	2.0	1459	$1,725	$1.18	4d	1	0.40mi
12845 Torretta Way Yukon, OK	4.0	2.0	1459	$1,745	$1.20	13d	1	0.42mi
12845 Torretta Way Yukon, OK	4.0	2.0	1459	$1,745	$1.20	19d	1	0.42mi
12816 Torretta Way Yukon, OK	4.0	2.0	1459	$1,730	$1.19	6d	1	0.45mi
9109 NW 127th St Oklahoma City, OK	3.0	2.0	1400	$1,845	$1.32	25d	1	0.65mi
9109 NW 127th St Oklahoma City, OK	3.0	2.0	1400	$1,845	$1.32	23d	1	0.65mi
12008 Brinley Reign Dr Yukon, OK	3.0	2.0	1382	$1,850	$1.34	25d	1	0.66mi
9017 NW 127th St Oklahoma City, OK	3.0	2.0	1200	$1,695	$1.41	25d	1	0.69mi
11505 Mackenzie Way Yukon, OK	3.0	2.0	1200	$1,495	$1.25	21d	1	0.75mi
11608 Mackenzie Way Yukon, OK	3.0	2.5	1259	$1,545	$1.23	16d	1	0.76mi
11608 Mackenzie Way Yukon, OK	3.0	2.5	1259	$1,495	$1.19	12d	1	0.76mi
11606 Mackenzie Way Yukon, OK	3.0	2.0	1215	$2,850	$2.35	25d	1	0.76mi
8922 NW 109th Ter Oklahoma City, OK	3.0	2.5	1412	$1,600	$1.13	25d	1	1.12mi

HOA detail

• Monthly dues: $18 · $216/yr

Listing history 8 events

1. 2026-06-13
   statusdays on market $215,000 Pending 12 DOM
2. 2026-06-09
   days on market $215,000 Active 11 DOM
3. 2026-06-08
   days on market $215,000 Active 10 DOM
4. 2026-06-07
   days on market $215,000 Active 9 DOM
5. 2026-06-03
   days on market $215,000 Active 5 DOM
6. 2026-06-02
   days on market $215,000 Active 4 DOM
7. 2026-06-01
   days on market $215,000 Active 3 DOM
8. 2026-05-31
   days on market $215,000 Active 2 DOM

ⓘ 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: $2,362 · $197/mo
• Projected year-2 tax: $2,362 · $197/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 ≥106°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: $21,520
• − Mortgage interest: −$12,043
• − Property taxes: −$2,362
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,722
• − Management: −$1,722
• − HOA: −$216
• − Depreciation: −$6,255
• Taxable loss: −$3,874
• Est. tax savings @ 24.0%: +$930
• After-tax cash flow: $748/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 Cosmetic rehab

This well-maintained, upgraded home with a good condition score and cosmetic rehab level is ready for a new owner. It offers a spacious open-concept layout and modern updates, making it an attractive option for both resale and rental.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value
• Both Clean gutters — Improves drainage and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and property value ↑

ⓘ 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

1 event — show timeline

• 2026-05-29 Listed $215,000 MLSOK

Property tax history

+145.5%/yr

Latest (2025): $2,362 · +2.7% YoY. Source: county tax records.