9517 NW 116th Ct · Oklahoma City, OK 73099

$195,000

3 bd · 2.0 ba · 937 sqft · SingleFamily public records · 4 Days on market

Built 2022 Good condition 4,813 sqft lot Est $189k · at est. $21/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 +10.9/30.0
• ARV discount +6.1/15.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• 1% rule +3.3/10.0
• DSCR +3.2/10.0
• Rent growth +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Adorable brick starter home or ideal investment property located in the highly desirable Piedmont School District! Perfectly positioned with easy access to the Kilpatrick Turnpike and just minutes from Northwest Expressway, you’ll enjoy quick commutes along with nearby shopping, dining, and everyday conveniences. Step inside to a spacious entryway that leads to an indoor laundry area with double doors and room for a full-size washer and dryer. Just beyond, the 2 car garage offers pull down attic access and an in-ground storm shelter for added peace of mind. Two generously sized secondary bedrooms are conveniently located near a well-appointed hall bathroom featuring a tub/shower combo

Key facts

• Indoor laundry area
• Sliding glass doors
• Fully fenced yard

Tags

• INDOOR LAUNDRY AREA
• IN-GROUND STORM SHELTER
• PULL DOWN ATTIC ACCESS
• SLIDING GLASS DOORS
• WHITE FAUX WOOD BLINDS
• FULLY FENCED YARD

Property features AI

Finance

• Other: Listing status: Active; Vacant and unoccupied; Living area listed as 937 (source: assessor)
• Financial info: Financing options: Cash, Conventional, FHA or VA; Loan qualification possible
• HOA & community: Mandatory association dues; Association fee: $250 (includes common area maintenance)

Exterior

• Parking: Concrete driveway; 2-car garage
• Security: Security system; Smoke alarm; Garage door lift
• Utilities: Electricity available; Natural gas available; Public water/sewer
• Home design: Single-family residence; One-level; Faces south; Residential property
• Construction: Brick and frame construction; Composition roof (replaced 2022); Double-pane windows; Slab foundation
• Exterior features: Covered patio; Covered porch; Wood fencing; Interior lot; Storm shelter

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Gas range/oven
• Bedrooms: 3 bedrooms
• Flooring: Combination flooring; Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Programmable thermostat
• Interior features: Ceiling fans; Window treatments; Inside utility
• Laundry & utility: Inside utility

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-85 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $180k (7.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (17.4% below list).
• Recommended offer: $161k (17.4% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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 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); 1560 active listings in the ZIP; 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 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $161,070 (17.4% 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: 5.77%
• Cash-on-cash: -1.87%
• DSCR: 0.92
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $189,274
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9512 NW 116 Ct	0.03mi	3/2.0	937 (0%)	15mo	$190,000	$203	86
11621 Jude Way	0.14mi	3/2.0	937 (0%)	10mo	$197,124	$210	85
9517 NW 118th St	0.11mi	3/2.0	911 (-3%)	12mo	$195,000	$214	80
11613 Jude Way	0.15mi	3/2.0	924 (-1%)	16mo	$190,000	$206	77
11812 Annette Pl	0.12mi	3/2.0	1,024 (+9%)	2mo	$200,000	$195	77
11720 Annette Dr	0.11mi	3/2.0	1,024 (+9%)	4mo	$199,000	$194	76
11713 Annette Dr	0.08mi	3/2.0	1,024 (+9%)	16mo	$205,680	$201	67
11916 Annette Dr	0.17mi	3/2.0	1,012 (+8%)	18mo	$200,000	$198	64
9508 NW 115th St	0.14mi	3/2.0	1,012 (+8%)	24mo	$198,298	$196	61
11601 Krew Way	0.17mi	3/2.0	1,012 (+8%)	23mo	$204,298	$202	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: -21.4%
• Equity multiple: 0.27×
• Total profit: $-39,867
• Equity at exit: $29,075

10-year hold

• IRR: -20.0%
• Equity multiple: 0.03×
• Total profit: $-52,970
• Equity at exit: $16,860

Cash invested: $54,600 (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: 1560
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,611 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$233 /mo · $2,792/yr
• Insurance: −$81
• HOA: −$21
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $-85

Break-even live

Break-even rent $1,718

Max offer price $179,973

Occupancy floor —

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 2 events

1. 2026-05-15
   status Pending
2. 2026-05-11
   listed $195,000 Active

ⓘ 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: $2,792 · $233/mo
• Projected year-2 tax: $2,792 · $233/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $19,328
• − Mortgage interest: −$10,923
• − Property taxes: −$2,792
• − Insurance: −$975
• − Repairs & maintenance: −$1,546
• − Management: −$1,546
• − HOA: −$252
• − Depreciation: −$5,673
• Taxable loss: −$4,379
• Est. tax savings @ 24.0%: +$1,051
• After-tax cash flow: $30/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 single-family home in a desirable location offers a good investment opportunity with minimal updates needed.

Value-add opportunities

• Resale Paint exterior trim — Fresh paint enhances curb appeal
• Both Replace carpet with hardwood — Hardwood floors are more durable and aesthetically pleasing
• Both Install smart home devices — Smart home devices improve convenience and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Fresh paint enhances curb appeal ↑
• Both Replace carpet with hardwood — Hardwood floors are more durable and aesthetically pleasing ↑
• Both Install smart home devices — Smart home devices improve convenience and energy efficiency ↑

ⓘ 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

2 events — show timeline

• 2026-05-15 Pending — MLSOK
• 2026-05-11 Listed $195,000 MLSOK

Property tax history

+282.2%/yr

Latest (2025): $2,792 · -0.5% YoY. Source: county tax records.