8636 Ambassador Rd · Oklahoma City, OK 73169

$200,000

3 bd · 2.0 ba · 1,145 sqft · SingleFamily public records · 45 Days on market

Built 1979 7,244 sqft lot Est $174k · 15% over

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Why this score? — see what drove the F 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 +13.0/30.0
• Livability +4.0/5.0
• DSCR +3.9/10.0
• 1% rule +3.4/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.8/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

It doesn't get any more "move in ready" than this! Lovingly renovated, this home features 3 beds, one and a half baths and a generous 2 car garage. It sits on a corner lot in Mustang schools with easy access to highways, shopping, dining and more! There's literally nothing that's not to love in this home! See it for yourself before it's gone!

Key facts

• New dishwasher
• Solar panels
• Move in ready

Tags

• CORNER LOT
• NEW DISHWASHER
• BRAND NEW HVAC SYSTEM
• SOLAR PANELS
• MOVE IN READY
• EASY ACCESS TO SCHOOLS

Property features AI

Finance

• Other: Homestead exemption applied
• Financial info: Financing may include Conventional, FHA, or VA; Loan qualifying possible
• HOA & community: No mandatory association dues

Exterior

• Parking: Concrete parking; 2-car garage
• Utilities: No storm shelter
• Home design: Single-family residence; One level; Northwest facing; Existing property
• Construction: Brick and frame construction; Composition roof; Slab foundation
• Exterior features: Covered porch; Open patio; Fire pit; Wood fencing; Corner lot

Interior

• Kitchen: Gas range; Freestanding oven
• Bedrooms: 3 bedrooms
• Flooring: Combination of carpet, tile and wood
• Bathrooms: 1 full bath; 1 half bath
• Interior features: Dishwasher; Dryer; Microwave; Refrigerator; Washer; No fireplace
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-11 ($-128/yr) — negative.
• To cash-flow at today's rent, offer at most $198k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $168k (16.2% below list).
• Recommended offer: $168k (16.2% 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.
• 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.
• Zoned schools: Prairie View Es (math 53% / reading 36%, grade F, #63 of 845 statewide, top 8%, 765 students, 0% FRL); Mustang Hs (math 28% / reading 39%, grade F, #65 of 447 statewide, top 14%, 3,756 students, 0% FRL) — zoned schools average 0% FRL vs 28% district-wide (28 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 9 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 5,365 units permitted in Oklahoma County in 2024 (569 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.
• Oklahoma County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 18y 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: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,501 (16.2% 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 45 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 6.23%
• Cash-on-cash: -0.23%
• DSCR: 0.99
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $174,040
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7569 S Embassy Ter	0.04mi	3/1.0	1,149 (+0%)	6mo	$175,000	$152	88

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: -16.7%
• Equity multiple: 0.41×
• Total profit: $-33,093
• Equity at exit: $29,821

10-year hold

• IRR: -8.5%
• Equity multiple: 0.47×
• Total profit: $-29,710
• Equity at exit: $17,292

Cash invested: $56,000 (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 73169

• Home prices YoY: -11.2%
• Active inventory: 9
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,675 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$202 /mo · $2,421/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $-11

Break-even live

Break-even rent $1,689

Max offer price $198,114

Occupancy floor 96%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7520 Redbud Villa Ct Oklahoma City, OK	3.0	2.0	1269	$1,600	$1.26	24d	1	0.54mi
7901 S Council Rd Oklahoma City, OK	2.0–3.0	2.0	1064	$1,299	$1.22	2d	1	0.55mi
6509 Bent Wood Villas Dr Unit B Oklahoma City, OK	2.0	2.0	1408	$1,545	$1.10	24d	1	0.80mi
5821 Goldfinger Rd Oklahoma City, OK	2.0	1.5	1112	$1,895	$1.70	2d	1	1.24mi
5721 Campbell Creek Dr Oklahoma City, OK	2.0	1.5	1112	$1,895	$1.70	2d	1	1.30mi
5712 Goldfinger Rd Oklahoma City, OK	1.0–2.0	1.0–2.0	1116	$2,095	$1.88	2d	1	1.31mi
5700 Campbell Creek Dr Unit A Oklahoma City, OK	2.0	1.5	1112	$1,895	$1.70	20d	1	1.31mi
5701 Goldfinger Rd Unit A Oklahoma City, OK	2.0	2.0	1255	$1,995	$1.59	4d	1	1.33mi
8809 SW 55th St Unit B Oklahoma City, OK	2.0	2.5	1246	$1,595	$1.28	24d	1	1.36mi
5632 Dunlin Rd Oklahoma City, OK	3.0	2.0	1319	$1,540	$1.17	4d	1	1.42mi

Listing history 40 events

1. 2026-06-18
   days on market $200,000 Active 45 DOM
2. 2026-06-17
   days on market $200,000 Active 44 DOM
3. 2026-06-16
   days on market $200,000 Active 43 DOM
4. 2026-06-15
   days on market $200,000 Active 42 DOM
5. 2026-06-13
   pricedays on market $200,000 Active 40 DOM
6. 2026-06-09
   days on market $205,000 Active 36 DOM
7. 2026-06-08
   days on market $205,000 Active 35 DOM
8. 2026-06-07
   days on market $205,000 Active 34 DOM
9. 2026-06-05
   days on market $205,000 Active 31 DOM
10. 2026-06-03
    days on market $205,000 Active 30 DOM
11. 2026-06-02
    days on market $205,000 Active 29 DOM
12. 2026-06-01
    days on market $205,000 Active 28 DOM
13. 2026-05-31
    days on market $205,000 Active 27 DOM
14. 2026-05-04
    listed $205,000 Active
15. 2026-04-30
    historical
16. 2025-10-17
    listed $210,000 Active
17. 2023-01-25
    soldstatus $176,500
18. 2023-01-20
    soldstatus $176,100 Closed 358-char remark

    Show marketing remark (358 chars)

    It doesn't get any more "move in ready" than this! Lovingly renovated, this home features 3 beds, one and a half baths and a generous 2 car garage. It sits on a corner lot in Mustang schools with easy access to highways, shopping, dining and more! There's literally nothing that's not to love in this home! See it for yourself before it's gone!

19. 2022-12-05
    status Pending 358-char remark

    Show marketing remark (358 chars)

    It doesn't get any more "move in ready" than this! Lovingly renovated, this home features 3 beds, one and a half baths and a generous 2 car garage. It sits on a corner lot in Mustang schools with easy access to highways, shopping, dining and more! There's literally nothing that's not to love in this home! See it for yourself before it's gone!

20. 2022-12-02
    listed $175,000 Active 358-char remark

    Show marketing remark (358 chars)

    It doesn't get any more "move in ready" than this! Lovingly renovated, this home features 3 beds, one and a half baths and a generous 2 car garage. It sits on a corner lot in Mustang schools with easy access to highways, shopping, dining and more! There's literally nothing that's not to love in this home! See it for yourself before it's gone!

21. 2017-06-28
    soldstatus $114,500
22. 2017-06-26
    soldstatus $114,500 Sold
23. 2017-05-26
    status Pending
24. 2017-05-24
    listed $114,500 Active
25. 2017-01-06
    historical
26. 2017-01-01
    status Active
27. 2016-12-17
    historical
28. 2016-12-14
    status Active
29. 2016-11-15
    historical
30. 2016-11-13
    status Active
31. 2016-10-14
    historical
32. 2016-10-12
    listed $112,900 Active
33. 2015-05-28
    soldstatus $106,000
34. 2015-05-27
    soldstatus $105,900 Sold
35. 2015-04-15
    status Pending
36. 2015-04-10
    listed $105,900 Active
37. 2009-02-06
    soldstatus $96,000
38. 2009-02-05
    soldstatus $96,000
39. 2008-10-26
    listed $98,000
40. 1991-08-29
    soldstatus $43,000

ⓘ 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: $2,421 · $202/mo
• Projected year-2 tax: $2,421 · $202/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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 18 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: $20,100
• − Mortgage interest: −$11,203
• − Property taxes: −$2,421
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,608
• − Management: −$1,608
• − Depreciation: −$5,818
• Taxable loss: −$3,559
• Est. tax savings @ 24.0%: +$854
• After-tax cash flow: $726/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
• City population: 498,656
• Population (ZIP): 3,432

Population outlook (Oklahoma County) Hauer SSP2

• Today (2025): 911,875 people
• By 2030: 982,413 · +7.7%
• By 2040: 1,130,468 · +24.0%
• By 2050: 1,288,422 · +41.3%
• By 2075: 1,711,482 · +87.7%
• By 2100: 2,088,448 · +129.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 59% Two or more races 26% Hispanic / Latino 18% Black 4% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 16% Puerto Rican 2%
• Common ancestry: European 5% Lithuanian 3% Slovak 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 88% English-only · Spanish 10% Vietnamese 3%

Political lean MEDSL · Oklahoma

• 2024 margin: Toss-up / Even · D 48.0% · R 49.7% · Other 2.3%
• 2008→2024 swing: +15.1pp toward D · 2008: -16.8pp · 2024: -1.7pp
• All cycles: 2024: R+1.7 2020: R+1.1 2016: R+10.5 2012: R+16.7 2008: R+16.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.93%
• Current HPI: 253.6872
• Rent YoY: —
• Metro: —
• 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

+376.7% since first listed

27 events — show timeline

• 2026-05-04 Listed $205,000 MLSOK
• 2026-04-30 Listing Removed — MLSOK
• 2025-10-17 Listed $210,000 MLSOK
• 2023-01-25 Sold (Public Records) $176,500 Public Records
• 2023-01-20 Sold (MLS) $176,100 MLSOK
• 2022-12-05 Pending — MLSOK
• 2022-12-02 Listed $175,000 MLSOK
• 2017-06-28 Sold (Public Records) $114,500 Public Records
• 2017-06-26 Sold (MLS) $114,500 MLSOK
• 2017-05-26 Pending — MLSOK
• 2017-05-24 Listed $114,500 MLSOK
• 2017-01-06 Listing Removed — MLSOK
• 2017-01-01 Relisted — MLSOK
• 2016-12-17 Listing Removed — MLSOK
• 2016-12-14 Relisted — MLSOK
• 2016-11-15 Listing Removed — MLSOK
• 2016-11-13 Relisted — MLSOK
• 2016-10-14 Listing Removed — MLSOK
• 2016-10-12 Listed $112,900 MLSOK
• 2015-05-28 Sold (Public Records) $106,000 Public Records
• 2015-05-27 Sold (MLS) $105,900 MLSOK
• 2015-04-15 Pending — MLSOK
• 2015-04-10 Listed $105,900 MLSOK
• 2009-02-06 Sold (Public Records) $96,000 Public Records
• 2009-02-05 Sold (MLS) $96,000 MLSOK
• 2008-10-26 Listed $98,000 MLSOK
• 1991-08-29 Sold (Public Records) $43,000 Public Records

Property tax history

+7.1%/yr

Latest (2025): $2,421 · +4.4% YoY. Source: county tax records.