RC Keswick Plan · Oklahoma City, OK 73064

$199,900

3 bd · 2.0 ba · 1,051 sqft · SingleFamily · 74 Days on market

Good condition

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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 +12.6/30.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• DSCR +3.7/10.0
• 1% rule +3.6/10.0
• Schools +3.1/10.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

This single-story home is designed for modern lifestyles. A spacious and flexible open-concept layout combines the kitchen, living and dining areas to maximize interior space. One bedroom is tucked away to the side, with two additional bedrooms located at the back of the home, including the lavish owner's suite with a full bathroom and walk-in closet.

Key facts

• 2 garage spots
• Listed 73 days

Property features AI

Finance

• Other: Listing status: Active
• Financial info: List price $199,900

Exterior

• Parking: 2-car garage; 2 total parking spaces
• Home design: Single-family plan (RC Keswick); New construction plan
• Construction: Living area approximately 1051; Built from RC Keswick plan
• Exterior features: Located on SW-facing street (SW 36th St, Mustang)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area

🏗️ New construction. The $199,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $204,945.

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-28 ($-336/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (12.1% below list).
• Recommended offer: $176k (12.1% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: schools F, 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.
• Market conditions: Rents soft (-0.3%/yr); 523 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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

• It's been on market 74 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.

Recommended offer $175,740 (12.1% 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 74 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.86% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.59%
• DSCR: 0.97
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $204,945
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3637 Blue Ave	0.04mi	3/2.0	1,051 (0%)	4mo	$199,900	$190	95
12020 SW 36th St	0.09mi	3/2.0	1,051 (0%)	3mo	$199,900	$190	94
3636 Blue Ave	0.06mi	3/2.0	1,051 (0%)	7mo	$204,000	$194	92
12100 SW 36th St	0.08mi	3/2.0	1,051 (0%)	6mo	$204,700	$195	91
3625 Pete St	0.10mi	3/2.0	1,051 (0%)	10mo	$202,800	$193	87
3601 Blue Ave	0.10mi	3/2.0	1,051 (0%)	10mo	$197,530	$188	87
3421 Little Creek Dr	0.24mi	3/2.0	1,051 (0%)	9mo	$204,384	$194	82
12033 SW 31st	0.40mi	3/2.0	1,012 (-4%)	7mo	$196,999	$195	70
3116 Aidyn Ct	0.48mi	3/2.0	1,152 (+10%)	4mo	$276,900	$240	58
11937 SW 30th St	0.47mi	3/2.0	1,152 (+10%)	12mo	$270,900	$235	52
3217 Scissortail Way	0.43mi	3/2.0	1,200 (+14%)	10mo	$261,490	$218	48
3205 Scissortail Way	0.46mi	3/2.0	1,200 (+14%)	11mo	$261,490	$218	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -20.7%
• Equity multiple: 0.30×
• Total profit: $-40,116
• Equity at exit: $30,558

10-year hold

• IRR: -22.7%
• Equity multiple: 0.01×
• Total profit: $-57,023
• Equity at exit: $17,720

Cash invested: $57,385 (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 73064

• Home prices YoY: -17.9%
• Rents YoY: -0.3%
• Active inventory: 523
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,757 high
• Mortgage (P&I): −$1,075
• Tax est. 1.5%: −$256 /mo · $3,074/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $-28

Break-even live

Break-even rent $1,793

Max offer price $200,896

Occupancy floor 97%

Sensitivity live

Price	-10% $114	-5% $43	+0% $-28	+5% $-99	+10% $-170
Rent	-10% $-167	-5% $-97	+0% $-28	+5% $41	+10% $111
Rate	-1.0pp $75	-0.5pp $24	base $-28	+0.5pp $-81	+1.0pp $-135

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: $51,236
• Closing costs: $6,148
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12044 SW 36th St Mustang, OK	4.0	2.0	1459	$1,595	$1.09	17d	1	0.09mi
3629 Maggie Rd Mustang, OK	4.0	2.0	1459	$1,595	$1.09	21d	1	0.15mi
3629 Maggie Rd Mustang, OK	4.0	2.0	1459	$1,595	$1.09	24d	1	0.15mi
3617 Maggie Rd Mustang, OK	4.0	2.0	1459	$1,595	$1.09	24d	1	0.17mi
3617 Maggie Rd Mustang, OK	4.0	2.0	1459	$1,595	$1.09	15d	1	0.17mi
3605 Maggie Rd Mustang, OK	4.0	2.0	1459	$1,595	$1.09	15d	1	0.18mi
3300 S Mustang Rd Yukon, OK	1.0–2.0	1.0–2.0	818	$1,693	$2.07	2d	16	1.10mi
11521 SW 24th St Yukon, OK	3.0	2.0	1398	$1,595	$1.14	5d	1	1.26mi

Listing history 14 events

1. 2026-06-21
   days on market $199,900 Active 74 DOM
2. 2026-06-18
   days on market $199,900 Active 71 DOM
3. 2026-06-17
   days on market $199,900 Active 70 DOM
4. 2026-06-16
   days on market $199,900 Active 69 DOM
5. 2026-06-15
   days on market $199,900 Active 68 DOM
6. 2026-06-13
   days on market $199,900 Active 66 DOM
7. 2026-06-09
   days on market $199,900 Active 62 DOM
8. 2026-06-08
   days on market $199,900 Active 61 DOM
9. 2026-06-07
   days on market $199,900 Active 60 DOM
10. 2026-06-05
    days on market $199,900 Active 57 DOM
11. 2026-06-03
    days on market $199,900 Active 56 DOM
12. 2026-06-02
    days on market $199,900 Active 55 DOM
13. 2026-06-01
    days on market $199,900 Active 54 DOM
14. 2026-05-31
    days on market $199,900 Active 53 DOM

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

Taxation est. · year 1

• Rental income: $21,089
• − Mortgage interest: −$11,480
• − Property taxes: −$3,074
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,687
• − Management: −$1,687
• − Depreciation: −$5,962
• Taxable loss: −$3,826
• Est. tax savings @ 24.0%: +$918
• After-tax cash flow: $583/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 · 3 photos

Good 80/100 Cosmetic rehab

This single-story home is in good condition with a good condition score of 80. It has a good exterior, flooring, and interior walls/paint. The home is move-in ready with minor maintenance required.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace gutters — Improves drainage and extends home's lifespan

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace gutters — Improves drainage and extends home's lifespan ↑

ⓘ 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: 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
• County: Canadian County · 154,341 people
• City population: 498,656
• Metro: Oklahoma City, OK
• Population (ZIP): 28,919
• Household income: $94,402
• Rent vs Own: 20.1% rent · 79.9% own
• Severe rent burden: 384.0

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 (74%)
• Race & ethnicity: White 74% Two or more races 11% Hispanic / Latino 10% Native American 3% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 2% Scottish 2% Slovak 2%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 5% Other Indo-European 1% Tagalog/Filipino 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: ▼ -56.66%
• Current HPI: 260.2863
• Rent YoY: ▼ -0.33%
• 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