2709 Silvertree Dr · Oklahoma City, OK 73120

$199,900

3 bd · 2.0 ba · 1,486 sqft · Townhouse public records · 22 Days on market

Built 2002 7,632 sqft lot Est $177k · 13% 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 +14.2/30.0
• DSCR +4.3/10.0
• Livability +4.0/5.0
• 1% rule +3.6/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• ARV discount +1.6/15.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this perfectly-designed 3-bedroom, 2-bath half duplex offering comfort, convenience, and plenty of space. The inviting living area features a cozy gas fireplace—perfect for relaxing evenings at home. Enjoy cooking and gathering with ease thanks to the functional layout, while the large driveway and attached two-car garage provide ample parking and storage. Step outside to a covered patio ideal for entertaining or unwinding, all overlooking a fully fenced backyard that offers privacy and room to enjoy the outdoors. With its thoughtful layout and desirable features, this home is a fantastic opportunity for homeowners or investors alike! Owner of this property is a licensed r

Key facts

• Gas fireplace
• Covered patio
• 2 garage spots

Tags

• GAS FIREPLACE
• COVERED PATIO
• FULLY FENCED BACKYARD

Property features AI

Finance

• Other: Vacant and available; Owner is an associate (condition affecting sale)
• Financial info: Financing options include Cash, Conventional, Lease Purchase, Special Funding; Loan qualification possible
• HOA & community: No mandatory association dues

Exterior

• Parking: Concrete parking; 2-car garage
• Utilities: Electricity available; Natural gas available; Cable available; High-speed internet available
• Home design: Residential half-duplex; One level; South-facing; Existing property
• Construction: Brick and frame construction; Composition roof; Vinyl frame windows; Slab foundation
• Exterior features: Covered patio; Rain gutters; Wood fencing; Interior lot

Interior

• Kitchen: Built-in gas range; Built-in gas oven; Dishwasher; Microwave; Refrigerator; Water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central cooling; Natural gas available
• Interior features: Ceiling fans; Window treatments; Blown cellulose insulation; Gas log fireplace (1)
• Laundry & utility: Washer/dryer hookups (appliance specifics not listed)

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $33 ($397/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (14.3% below list).
• Recommended offer: $171k (14.3% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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.
• Oklahoma City (urban): math 7% / reading 10% proficiency, ranked #254 of 270 in OK (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Quail Creek Es (math 17% / reading 17%, grade F, #540 of 845 statewide, top 68%, 543 students, 0% FRL); John Marshall Hs (math 2% / reading 8%, grade F, #430 of 447 statewide, top 99%, 829 students, 0% FRL) — zoned schools average 0% FRL vs 82% district-wide (82 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+2.0%/yr); 333 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 5,365 units permitted in Oklahoma County in 2024 (569 in 5+ unit buildings).
• This rent runs 32% of the median local income ($65k/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 $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 22 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y 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: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $171,350 (14.3% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 6.49%
• Cash-on-cash: 0.71%
• DSCR: 1.03
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $176,834
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2622 N Silvertree St	0.08mi	3/2.0	1,582 (+6%)	1mo	$208,000	$131	85
2634 Featherstone Rd Unit B	0.38mi	3/2.0	1,420 (-4%)	1mo	$169,225	$119	74
2629 Cedar Tree Rd Unit D	0.34mi	3/2.0	1,419 (-4%)	3mo	$164,500	$116	74
2730 Silvertree Dr	0.11mi	3/2.0	1,560 (+5%)	15mo	$190,000	$122	74
12941 Carrie Ct	0.21mi	3/2.5	1,485 (-0%)	19mo	$152,500	$103	72
2630 Featherstone Rd Unit F	0.37mi	3/2.0	1,488 (+0%)	16mo	$175,000	$118	69
2622 Featherstone Rd Unit B	0.38mi	3/2.0	1,420 (-4%)	11mo	$183,500	$129	66
2616 Silvertree Dr	0.11mi	3/2.0	1,636 (+10%)	16mo	$185,000	$113	65
2634 Featherstone Rd Unit C	0.38mi	3/2.0	1,419 (-4%)	12mo	$185,000	$130	65
2633 Cedar Tree Rd Unit E	0.34mi	3/2.0	1,420 (-4%)	16mo	$169,000	$119	63
2622 Featherstone Rd Unit D	0.38mi	3/2.0	1,419 (-4%)	18mo	$168,900	$119	60
2610 Featherstone Rd	0.39mi	2/2.0 (-1)	1,347 (-9%)	2mo	$166,900	$124	60

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 · 2.05% rent growth · sell at horizon

5-year hold

• IRR: -16.2%
• Equity multiple: 0.43×
• Total profit: $-31,917
• Equity at exit: $29,806

10-year hold

• IRR: -9.6%
• Equity multiple: 0.43×
• Total profit: $-31,656
• Equity at exit: $17,284

Cash invested: $55,972 (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 73120

• Rents YoY: 2.0%
• Active inventory: 333
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,714 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$189 /mo · $2,268/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $33

Break-even live

Break-even rent $1,672

Max offer price $199,900

Occupancy floor 93%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2611 Silvertree Dr Oklahoma City, OK	3.0	2.0	1500	$1,550	$1.03	43d	1	0.17mi
2608 Crescent Ave Oklahoma City, OK	3.0	2.5	1600	$2,345	$1.47	21d	1	0.19mi
2610 Crescent Ave Oklahoma City, OK	3.0	2.5	1387	$2,125	$1.53	21d	1	0.20mi
2700 Indian Creek Blvd Oklahoma City, OK	1.0–3.0	1.0–2.0	1261	$1,549	$1.23	2d	5	0.24mi
2841 Indian Creek Blvd Oklahoma City, OK	2.0	2.0	1129	$1,100	$0.97	23d	1	0.25mi
2841 Indian Creek Blvd Oklahoma City, OK	2.0	2.0	1129	$1,100	$0.97	16d	1	0.25mi
2501 Patti Pl Oklahoma City, OK	3.0	2.0	1377	$1,600	$1.16	43d	1	0.26mi
2533 NW 129th St Oklahoma City, OK	3.0	2.0	1500	$2,200	$1.47	23d	1	0.28mi
2533 NW 129th St Oklahoma City, OK	3.0	2.5	1497	$2,200	$1.47	4d	1	0.28mi
2638 Cedar Tree Rd Oklahoma City, OK	3.0	2.5	1650	$1,945	$1.18	23d	1	0.29mi
2540 NW 132nd Pl Oklahoma City, OK	3.0	2.5	1385	$2,400	$1.73	23d	1	0.34mi
2523 NW 132nd Pl Oklahoma City, OK	3.0	2.5	1328	$2,450	$1.84	23d	1	0.38mi
12821 Stratford Dr Oklahoma City, OK	2.0	2.0	1043	$1,078	$1.03	2d	1	0.39mi
12831 Stratford Dr Oklahoma City, OK	1.0–3.0	1.0–2.0	1122	$3,736	$3.33	1d	22	0.39mi
2401 NW 122nd St Oklahoma City, OK	1.0–2.0	1.0–2.0	844	$899	$1.06	23d	1	0.42mi
2609 Featherstone Rd Oklahoma City, OK	1.0–2.0	1.0–2.0	769	$1,150	$1.50	2d	34	0.43mi
12323 Cedar Springs Ln Oklahoma City, OK	3.0	2.5	1524	$1,500	$0.98	43d	1	0.45mi
12305 Cedar Springs Ln Oklahoma City, OK	2.0	2.5	1472	$1,250	$0.85	43d	1	0.48mi
12701 N Pennsylvania Ave Oklahoma City, OK	3.0	1.0–2.0	912	$1,595	$1.75	1d	15	0.63mi
2529 NW 116th St Oklahoma City, OK	3.0	2.0	1625	$1,650	$1.02	43d	1	0.77mi
2532 NW 116th St Oklahoma City, OK	4.0	2.0	1860	$2,805	$1.51	23d	1	0.80mi
11417 N May Ave Unit D Oklahoma City, OK	3.0	2.0	1275	$1,345	$1.05	2d	1	0.93mi
2221 NW 117th St Oklahoma City, OK	3.0	2.5	1627	$1,625	$1.00	2d	1	0.95mi
2126 NW 118th St Oklahoma City, OK	2.0	2.5	1360	$1,445	$1.06	23d	1	0.96mi
11407 N May Ave Oklahoma City, OK	3.0	3.0	1613	$1,450	$0.90	43d	1	0.96mi
14200 N May Ave Oklahoma City, OK	1.0–3.0	1.0–2.0	1031	$1,725	$1.67	2d	17	1.03mi
14300 N May Ave Oklahoma City, OK	1.0–3.0	1.0–2.0	923	$1,620	$1.75	3d	15	1.11mi
11004 N May Ave Oklahoma City, OK	1.0–2.0	1.0–2.5	1129	$1,170	$1.04	11d	1	1.15mi
2300 NW 145th St Oklahoma City, OK	1.0–3.0	1.0–2.0	1000	$2,225	$2.23	1d	12	1.20mi
14327 N Pennsylvania Ave Unit 36G Oklahoma City, OK	2.0	1.0	950	$1,100	$1.16	2d	1	1.21mi
14320 Mezzaluna Ave Oklahoma City, OK	2.0	2.0	1267	$1,619	$1.28	14d	1	1.22mi
2600 Watermark Blvd Oklahoma City, OK	1.0–2.0	1.0–2.5	1066	$1,567	$1.47	2d	10	1.23mi
12321 Edison Dr Oklahoma City, OK	3.0	2.0	1491	$1,495	$1.00	43d	1	1.23mi
14425 N Pennsylvania Ave Unit 20B Oklahoma City, OK	2.0	2.0	1134	$1,299	$1.15	23d	1	1.28mi
11007 Greystone Ave Oklahoma City, OK	2.0	2.0	1269	$1,500	$1.18	4d	1	1.29mi
2400 Watermark Blvd Oklahoma City, OK	2.0	2.0	1267	$1,679	$1.33	21d	1	1.30mi
14433 N Pennsylvania Ave Unit 27A Oklahoma City, OK	3.0	2.0	1360	$1,750	$1.29	2d	1	1.32mi
1540 NW 126th St Oklahoma City, OK	3.0	2.0	1458	$1,600	$1.10	10d	1	1.32mi
11239 N Pennsylvania Ave Oklahoma City, OK	1.0–2.0	1.0–2.0	850	$1,155	$1.36	4d	30	1.33mi
14201 N Kentucky Ave Oklahoma City, OK	1.0–2.0	1.0–2.0	905	$2,340	$2.59	2d	18	1.33mi

Listing history 20 events

1. 2026-06-18
   days on market $199,900 Active 22 DOM
2. 2026-06-17
   days on market $199,900 Active 21 DOM
3. 2026-06-16
   days on market $199,900 Active 20 DOM
4. 2026-06-15
   days on market $199,900 Active 19 DOM
5. 2026-06-13
   days on market $199,900 Active 17 DOM
6. 2026-06-09
   days on market $199,900 Active 13 DOM
7. 2026-06-08
   days on market $199,900 Active 12 DOM
8. 2026-06-07
   days on market $199,900 Active 11 DOM
9. 2026-06-05
   days on market $199,900 Active 8 DOM
10. 2026-06-03
    days on market $199,900 Active 7 DOM
11. 2026-06-02
    days on market $199,900 Active 6 DOM
12. 2026-06-01
    days on market $199,900 Active 5 DOM
13. 2026-05-31
    days on market $199,900 Active 4 DOM
14. 2026-05-21
    listed $199,900 Active
15. 2022-12-03
    historical
16. 2020-02-10
    soldstatus $1,062,500
17. 2008-03-15
    historical
18. 2007-12-12
    listed $141,000
19. 2002-10-07
    soldstatus $202,000
20. 2002-05-09
    soldstatus $25,500

ⓘ 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: $2,268 · $189/mo
• Projected year-2 tax: $2,268 · $189/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $20,562
• − Mortgage interest: −$11,198
• − Property taxes: −$2,268
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,645
• − Management: −$1,645
• − Depreciation: −$5,815
• Taxable loss: −$3,008
• Est. tax savings @ 24.0%: +$722
• After-tax cash flow: $1,119/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: Oklahoma City
• NCES district ID: 4022770
• Math proficiency: 7% ▼ -5.00%
• Reading proficiency: 10% ▼ -6.00%
• Median HH income: $35,606
• Composite: 7.0/100
• National rank: #9970
• State rank: #254 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): 35,559
• Household income: $64,745
• Rent vs Own: 48.3% rent · 51.7% own
• Severe rent burden: 2029.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 57% Black 21% Two or more races 11% Hispanic / Latino 7% Native American 3% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 7% · Canada, China, Jamaica
• Languages at home: 92% English-only · Spanish 4% French/Haitian/Cajun 1% Other Asian/Pacific 1%

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: ▼ -279.69%
• Current HPI: 227.2832
• Rent YoY: ▲ 2.05%
• 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

+683.9% since first listed

7 events — show timeline

• 2026-05-21 Listed $199,900 MLSOK
• 2022-12-03 Rental Removed — RENT.
• 2020-02-10 Sold (Public Records) $1,062,500 Public Records
• 2008-03-15 Listing Removed — MLSOK
• 2007-12-12 Listed $141,000 MLSOK
• 2002-10-07 Sold (Public Records) $202,000 Public Records
• 2002-05-09 Sold (Public Records) $25,500 Public Records

Property tax history

+4.8%/yr

Latest (2025): $2,268 · +4.2% YoY. Source: county tax records.