16717 Doyle Dr · Oklahoma City, OK 73012

$380,000

3 bd · 2.0 ba · 2,099 sqft · SingleFamily public records · 3 Days on market

Built 2015 7,248 sqft lot Est $464k · 18% under $108/mo HOA · 3% 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 +11.6/30.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• 1% rule +3.4/10.0
• DSCR +3.4/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

With one of a kind landscape, curb appeal is definitely not something this home lacks. This is an absolutely gorgeous 3 bedroom, 2 bathroom home overlooking a pond in the gated community, Princeton Parke! This kitchen offers stunning granite countertops, a large center island with seating, and stainless steel appliances. The kitchen opens up to the living area which has a beautiful gas log fireplace. Just off the kitchen is the master suite, which has a master bathroom that has a large dual vanity and a HUGE master closet. One of the bedrooms has been converted into a movie theater room with a projector screen and surround sound. This beautiful home is conveniently located in the Deer Creek school district, with easy access to Lake Hefner parkway and the Kilpatrick turnpike. This home has many custom features to it and won't last long. come check it out today!!

Key facts

• Gated community
• Retention pond views
• Greenbelt views

Tags

• RETENTION POND VIEWS
• GREENBELT VIEWS
• GATED COMMUNITY
• OPEN-CONCEPT FLOOR PLAN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Financial info: Listing terms: Cash, Conventional, FHA/VA eligible, VA; Loan qualification possible
• HOA & community: Mandatory association dues; Annual association fee of $1,300; Association maintains gated entry, greenbelt and common areas

Exterior

• Parking: Concrete driveway; 3-car garage
• Security: Gated community entry (association amenity)
• Utilities: Cable available; Electricity available; Natural gas available; Public utilities
• Home design: Single-family residence; One-level home; East-facing
• Construction: Brick and frame construction; Composition roof (re-roofed 2015); Slab foundation; Built by Steve Allen
• Exterior features: Covered patio; Fire pit; Rain gutters; Metal fencing; Greenbelt, waterfront and water view lot features

Interior

• Kitchen: Built-in gas range; Built-in gas oven; Breakfast bar; Kitchen island; Pantry; Dishwasher; Garbage disposal
• Bedrooms: 3 bedrooms; Primary bedroom with ceiling fan, suite and walk-in closet
• Flooring: Carpet; Tile; Wood
• Bathrooms: 2 full bathrooms; Primary bath with double vanities, shower and tub
• Interior features: Ceiling fans; Window treatments; In-law plan; Fireplace insert
• 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 $380k.

Deal economics

• At list price, monthly cash flow is $-118 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $359k (5.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $318k (16.2% below list).
• Recommended offer: $318k (16.2% 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.
• Deer Creek (rural): math 41% / reading 44% proficiency, ranked #4 of 270 in OK (top 2%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 7% free/reduced lunch — higher-income household profile.
• Zoned schools: Rose Union Es (math 72% / reading 52%, grade B, #6 of 845 statewide, top 1%, 606 students, 0% FRL); Deer Creek Hs (math 39% / reading 51%, grade D-, #13 of 447 statewide, top 3%, 2,036 students, 0% FRL).
• Market conditions: Rents rising (+1.2%/yr); 645 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 5,365 units permitted in Oklahoma County in 2024 (569 in 5+ unit buildings).
• This rent runs 30% of the median local income ($127k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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 $259k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $318,318 (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. 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: 5.92%
• Cash-on-cash: -1.33%
• DSCR: 0.94
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $463,879
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4012 NW 175th Pl	0.66mi	3/2.0	2,136 (+2%)	4mo	$374,846	$175	63
4008 NW 175th Pl	0.66mi	4/2.0 (+1)	1,989 (-5%)	1mo	$359,891	$181	55
3736 NW 175th St	0.66mi	4/2.0 (+1)	1,989 (-5%)	2mo	$364,888	$183	54
16117 Thistle Ter	0.54mi	4/2.0 (+1)	1,900 (-10%)	1mo	$432,340	$228	53
16012 Coneflower Dr	0.59mi	4/2.0 (+1)	1,950 (-7%)	3mo	$435,340	$223	53
15908 Coneflower Dr	0.61mi	4/2.0 (+1)	1,950 (-7%)	5mo	$430,340	$221	51
16112 Verbena Cir	0.52mi	4/3.0 (+1)	2,300 (+10%)	4mo	$481,840	$209	48
16005 Thistle Ter	0.58mi	4/3.0 (+1)	2,300 (+10%)	1mo	$479,340	$208	47
16100 Thistle Ter	0.51mi	4/3.0 (+1)	2,350 (+12%)	2mo	$491,000	$209	46
16008 Coneflower Dr	0.59mi	4/2.0 (+1)	1,850 (-12%)	4mo	$414,340	$224	44
16121 Thistle Ter	0.54mi	4/2.0 (+1)	1,800 (-14%)	2mo	$417,340	$232	44
4208 NW 158th St	0.73mi	4/2.0 (+1)	1,800 (-14%)	3mo	$425,840	$237	35

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 · 1.21% rent growth · sell at horizon

5-year hold

• IRR: -20.5%
• Equity multiple: 0.30×
• Total profit: $-74,641
• Equity at exit: $56,659

10-year hold

• IRR: -18.2%
• Equity multiple: 0.09×
• Total profit: $-96,719
• Equity at exit: $32,855

Cash invested: $106,400 (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 73012

• Home prices YoY: -17.9%
• Rents YoY: 1.2%
• Active inventory: 645
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $3,183 high
• Mortgage (P&I): −$1,993
• Tax from tax record: −$373 /mo · $4,477/yr
• Insurance: −$158
• HOA: −$108
• Vacancy / Maint / Mgmt: −$668
• Net cashflow: $-118

Break-even live

Break-even rent $3,332

Max offer price $359,243

Occupancy floor 99%

Sensitivity live

Price	-10% $98	-5% $-10	+0% $-118	+5% $-225	+10% $-333
Rent	-10% $-369	-5% $-243	+0% $-118	+5% $8	+10% $134
Rate	-1.0pp $74	-0.5pp $-21	base $-118	+0.5pp $-216	+1.0pp $-316

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: $95,000
• Closing costs: $11,400
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3925 NW 166th Ter Edmond, OK	3.0	3.0	2102	$5,000	$2.38	3d	1	0.08mi
3916 NW 164th St Edmond, OK	1.0–2.0	1.0–2.0	1121	$2,235	$1.99	2d	12	0.31mi
4601 NW 162nd Ct Edmond, OK	3.0	3.5	2990	$2,995	$1.00	5d	1	0.80mi
4225 NW 155th St Edmond, OK	4.0	2.5	2341	$2,401	$1.03	24d	1	0.92mi
3316 NW 159th St Edmond, OK	3.0	2.0	1550	$1,850	$1.19	13d	1	0.96mi
4916 NW 164th Ter Edmond, OK	3.0	2.0	1607	$1,995	$1.24	17d	1	0.97mi
15316 Hill Branch Rd Edmond, OK	3.0	2.0	1489	$1,849	$1.24	22d	1	1.01mi
4100 NW 152nd St Edmond, OK	4.0	3.0	2519	$2,545	$1.01	2d	1	1.07mi
5108 NW 163rd St Edmond, OK	4.0	2.0	1624	$1,921	$1.18	3d	1	1.09mi
18112 Austin Ct Edmond, OK	3.0	2.0	1542	$1,995	$1.29	3d	1	1.20mi
18200 Austin Ct Edmond, OK	4.0	2.0	1701	$2,195	$1.29	3d	1	1.23mi
18212 Austin Ct Edmond, OK	4.0	2.0	1520	$2,095	$1.38	3d	1	1.25mi
18216 Austin Ct Edmond, OK	3.0	2.0	1542	$1,995	$1.29	3d	1	1.26mi
18217 Autumn Grove Dr Edmond, OK	3.0	2.0	1543	$1,800	$1.17	21d	1	1.32mi
4900 NW 154th St Edmond, OK	4.0	2.5	2874	$2,495	$0.87	3d	1	1.41mi
18401 Haslemere Ln Edmond, OK	3.0	2.0	1794	$1,945	$1.08	5d	1	1.42mi
3305 NW 149th St Oklahoma City, OK	4.0	2.5	1570	$1,775	$1.13	15d	1	1.45mi
18209 Bridlington Dr Edmond, OK	3.0	2.0	1568	$1,700	$1.08	24d	1	1.46mi

HOA detail

• Monthly dues: $108 · $1,296/yr
• Likely covers: gassecurity

Listing history 3 events

1. 2026-06-15
   status $380,000 Pending 3 DOM
2. 2026-06-13
   remarks 699-char remark
3. 2026-06-13
   listed $380,000 Active 3 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: $4,477 · $373/mo
• Projected year-2 tax: $4,477 · $373/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,198
• − Mortgage interest: −$21,286
• − Property taxes: −$4,477
• − Insurance: −$1,900
• − Repairs & maintenance: −$3,056
• − Management: −$3,056
• − HOA: −$1,296
• − Depreciation: −$11,055
• Taxable loss: −$7,927
• Est. tax savings @ 24.0%: +$1,903
• After-tax cash flow: $493/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: Deer Creek
• NCES district ID: 4009570
• Math proficiency: 41% ▼ -16.00%
• Reading proficiency: 44% ▼ -14.00%
• Median HH income: $101,218
• Composite: 41.46/100
• National rank: #3465
• State rank: #4 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: Oklahoma County · 771,644 people
• City population: 498,656
• Metro: Oklahoma City, OK
• Population (ZIP): 46,993
• Household income: $126,659
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 898.0

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: Predominantly White (67%)
• Race & ethnicity: White 67% Two or more races 10% Black 8% Asian 8% Hispanic / Latino 8% Native American 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 3% Slovak 2% Romanian 2%
• Foreign-born: 11% · Canada, China, Vietnam
• Languages at home: 86% English-only · Spanish 4% Other Indo-European 2% Chinese 2%

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: ▼ -44.41%
• Current HPI: 203.1105
• Rent YoY: ▲ 1.21%
• 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

+8.6% since first listed

10 events — show timeline

• 2026-06-14 Pending — MLSOK
• 2026-06-10 Listed $380,000 MLSOK
• 2021-01-14 Sold (Public Records) $259,000 Public Records
• 2020-12-04 Sold (MLS) $259,000 MLSOK
• 2020-11-04 Pending — MLSOK
• 2020-10-29 Price Changed $288,000 MLSOK
• 2020-10-22 Price Changed $300,000 MLSOK
• 2020-10-19 Price Changed $315,000 MLSOK
• 2020-08-18 Price Changed $345,000 MLSOK
• 2020-07-27 Listed $350,000 MLSOK

Property tax history

+86.1%/yr

Latest (2025): $4,477 · +3.7% YoY. Source: county tax records.