9805 Hefner Village Dr · Oklahoma City, OK 73162

$159,000

3 bd · 3.0 ba · 1,548 sqft · Townhouse public records · 21 Days on market

Built 1977 2,413 sqft lot Est $186k · 14% under $225/mo HOA · 14% 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 +14.0/15.0
• Cash flow +13.1/30.0
• 1% rule +5.2/10.0
• Livability +4.0/5.0
• DSCR +3.9/10.0
• Rent growth +3.9/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT LOCATION! MASTER HAS EXTRA SITTING AREA AND A LARGE WALK-IN CLOSET. NICE WOOD FLOORS DOWNSTAIRS WITH A VERY NEUTRAL KITCHEN WITH UPDATED APPLIANCES!

Key facts

• $225 HOA
• 2 garage spots
• Built 1977

Tags

• LAKE HEFNER WALKING TRAILS

Property features AI

Finance

• Other: Occupied; No historical designation; Conditions affecting sale: None
• Financial info: Loan qualification available
• HOA & community: Mandatory association dues; Association fees cover insurance and common area maintenance

Exterior

• Parking: 2-car garage
• Utilities: Manual geocode (location verified manually)
• Home design: Residential townhouse; Two levels; Existing property; Homestead exempt
• Construction: Brick and brick veneer construction; Composition roof; Slab foundation
• Exterior features: Open patio; Interior lot

Interior

• Kitchen: Free-standing electric range/oven
• Bedrooms: 3 bedrooms
• Flooring: Combination flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Electric heating
• Interior features: Dishwasher; Disposal; Masonry fireplace; Open patio; Inside utility
• Laundry & utility: Inside utility room

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $159k.

Deal economics

• At list price, monthly cash flow is $-6 ($-70/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (0.6% below list).
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $157k (1.5% below list) — sets the bar for market timing.
• 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.
• Putnam City (urban): math 12% / reading 16% proficiency, ranked #227 of 270 in OK (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Wiley Post Es (math 9% / reading 8%, grade F, #737 of 845 statewide, top 87%, 634 students, 0% FRL); Hefner Ms (math 15% / reading 20%, grade F, #186 of 345 statewide, top 55%, 965 students, 0% FRL); Putnam City North Hs (math 18% / reading 29%, grade F, #218 of 447 statewide, top 49%, 1,579 students, 0% FRL) — zoned schools average 0% FRL vs 65% district-wide (65 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+5.6%/yr); 172 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $5k 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 21 days — a 2% lower offer ($157k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 27y 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 $128k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $156,615 (1.5% 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. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.02% ✓
• Cap rate: 6.25%
• Cash-on-cash: -0.16%
• DSCR: 0.99
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $185,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9803 Hefner Village Pl	0.04mi	2/2.5 (-1)	1,548 (0%)	6mo	$200,000	$129	86
9924 Hefner Village Dr	0.13mi	2/2.5 (-1)	1,548 (0%)	1mo	$172,900	$112	86
9775 Hefner Village Blvd	0.08mi	3/2.5	1,474 (-5%)	2mo	$149,000	$101	85
9719 Hefner Village Blvd	0.10mi	3/2.5	1,474 (-5%)	4mo	$165,000	$112	82
9914 Hefner Village Pl	0.09mi	2/2.5 (-1)	1,586 (+2%)	6mo	$168,000	$106	80
9822 Hefner Village Dr	0.04mi	3/2.0	1,412 (-9%)	2mo	$173,000	$123	78
5841 Hefner Village Ct	0.22mi	3/2.0	1,412 (-9%)	1mo	$179,000	$127	70
9914 Hefner Village Dr	0.10mi	2/2.5 (-1)	1,658 (+7%)	10mo	$192,500	$116	69
9816 Hefner Village Blvd	0.05mi	2/2.0 (-1)	1,412 (-9%)	7mo	$170,000	$120	68
5800 Hefner Village Cir	0.18mi	2/2.0 (-1)	1,412 (-9%)	2mo	$170,000	$120	66
5832 Hefner Village Ct	0.27mi	3/2.0	1,412 (-9%)	9mo	$179,990	$127	61
10124 Hefner Village Ter	0.23mi	2/2.0 (-1)	1,385 (-10%)	4mo	$175,500	$127	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 · 5.59% rent growth · sell at horizon

5-year hold

• IRR: -13.1%
• Equity multiple: 0.51×
• Total profit: $-21,637
• Equity at exit: $23,707

10-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $112
• Equity at exit: $13,747

Cash invested: $44,520 (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 73162

• Rents YoY: 5.6%
• Active inventory: 172
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,629 high
• Mortgage (P&I): −$834
• Tax from tax record: −$168 /mo · $2,014/yr
• Insurance: −$66
• HOA: −$225
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $-6

Break-even live

Break-even rent $1,637

Max offer price $157,968

Occupancy floor 95%

Sensitivity live

Price	-10% $84	-5% $39	+0% $-6	+5% $-51	+10% $-96
Rent	-10% $-135	-5% $-70	+0% $-6	+5% $59	+10% $123
Rate	-1.0pp $74	-0.5pp $35	base $-6	+0.5pp $-47	+1.0pp $-89

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9605 Hefner Village Blvd Oklahoma City, OK	3.0	2.5	1474	$1,600	$1.09	5d	1	0.12mi
9200 N MacArthur Blvd Oklahoma City, OK	1.0–3.0	1.0–2.0	975	$1,399	$1.43	4d	2	0.37mi
10201 Island View Dr Oklahoma City, OK	3.0	2.0	2023	$1,700	$0.84	5d	1	0.43mi
5816 NW 90th St Oklahoma City, OK	4.0	2.0	1760	$1,795	$1.02	12d	1	0.50mi
5825 NW 86th St Oklahoma City, OK	3.0	2.0	1846	$2,500	$1.35	26d	1	0.69mi
5924 W Hefner Rd Oklahoma City, OK	2.0	1.0	1200	$1,200	$1.00	5d	1	0.77mi
5757 W Hefner Rd Oklahoma City, OK	2.0	1.0–2.0	825	$1,425	$1.73	5d	20	0.83mi
6717 W Britton Rd Oklahoma City, OK	3.0	2.0	1965	$1,550	$0.79	17d	1	0.92mi
6804 Elk Canyon Rd Oklahoma City, OK	3.0	2.0	1725	$1,400	$0.81	6d	1	0.95mi
8522 Candlewood Dr Oklahoma City, OK	3.0	2.0	1527	$1,495	$0.98	5d	1	0.99mi
8510 Candlewood Dr Oklahoma City, OK	3.0	2.5	1527	$1,395	$0.91	26d	1	1.02mi
8508 Candlewood Dr Oklahoma City, OK	3.0	2.5	1527	$1,395	$0.91	5d	1	1.02mi
6001 Glencove Pl Oklahoma City, OK	3.0	2.0	1727	$4,500	$2.61	5d	1	1.03mi
6304 NW 84th St Oklahoma City, OK	4.0	3.0	2206	$1,600	$0.73	12d	1	1.04mi
6913 Fawn Canyon Dr Oklahoma City, OK	3.0	2.0	1572	$1,699	$1.08	23d	1	1.06mi
8501 Candlewood Dr Oklahoma City, OK	3.0	2.0	1325	$1,275	$0.96	14d	1	1.11mi
8501 Candlewood Dr Oklahoma City, OK	3.0	2.0	1325	$1,275	$0.96	22d	1	1.11mi
7028 Elk Canyon Rd Oklahoma City, OK	3.0	2.0	1404	$1,495	$1.06	19d	1	1.17mi
9020 N Rockwell Dr Oklahoma City, OK	2.0	2.5	1244	$1,250	$1.00	14d	1	1.19mi
7020 Talbot Canyon Rd Oklahoma City, OK	2.0	2.0	1914	$1,350	$0.71	22d	1	1.20mi
9006 N Rockwell Dr Oklahoma City, OK	2.0	2.5	1635	$1,295	$0.79	5d	1	1.21mi
10411 White Oak Canyon Rd Oklahoma City, OK	2.0	2.0	1158	$1,225	$1.06	6d	1	1.21mi
9023 N Rockwell Dr Oklahoma City, OK	3.0	2.0	1400	$1,500	$1.07	22d	1	1.22mi
9021 N Rockwell Dr Unit 9023 Oklahoma City, OK	3.0	2.0	1400	$1,500	$1.07	23d	1	1.22mi
9003 N Rockwell Dr Oklahoma City, OK	2.0	2.0	1431	$1,250	$0.87	26d	1	1.24mi
5613 NW 115th St Oklahoma City, OK	4.0	2.0	1978	$2,200	$1.11	23d	1	1.26mi
6066 Northwest Expy Warr Acres, OK	2.0	1.5	1122	$1,145	$1.02	26d	1	1.27mi
6004 Northwest Expy Oklahoma City, OK	3.0	2.5	1400	$1,195	$0.85	26d	1	1.30mi
6370 W Wilshire Blvd Oklahoma City, OK	1.0–3.0	1.0–2.0	975	$1,049	$1.08	26d	8	1.32mi
6054 Northwest Expy Oklahoma City, OK	2.0	1.5	1122	$995	$0.89	26d	1	1.35mi
6056 Northwest Expy Unit 1 Warr Acres, OK	2.0	1.5	1122	$995	$0.89	26d	1	1.38mi
7806 Lyrewood Ln Oklahoma City, OK	3.0	2.0	1355	$900	$0.66	5d	1	1.46mi
6708 W Wilshire Blvd Oklahoma City, OK	2.0–4.0	2.0	1259	$1,225	$0.97	5d	1	1.50mi

HOA detail

• Monthly dues: $225 · $2,700/yr

Listing history 14 events

1. 2026-06-22
   days on market $159,000 Active 21 DOM
2. 2026-06-21
   days on market $159,000 Active 20 DOM
3. 2026-06-18
   days on market $159,000 Active 17 DOM
4. 2026-06-17
   pricedays on market $159,000 Active 16 DOM
5. 2026-06-16
   days on market $164,500 Active 15 DOM
6. 2026-06-15
   days on market $164,500 Active 14 DOM
7. 2026-06-13
   days on market $164,500 Active 12 DOM
8. 2026-06-13
   days on market $164,500 Active 11 DOM
9. 2026-06-09
   days on market $164,500 Active 8 DOM
10. 2026-06-08
    days on market $164,500 Active 7 DOM
11. 2026-06-07
    days on market $164,500 Active 6 DOM
12. 2026-06-03
    days on market $164,500 Active 2 DOM
13. 2026-06-02
    remarks 272-char remark
14. 2026-06-02
    listed $164,500 Active 1 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: $2,014 · $168/mo
• Projected year-2 tax: $2,014 · $168/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 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: $19,551
• − Mortgage interest: −$8,906
• − Property taxes: −$2,014
• − Insurance: −$795
• − Repairs & maintenance: −$1,564
• − Management: −$1,564
• − HOA: −$2,700
• − Depreciation: −$4,625
• Taxable loss: −$2,619
• Est. tax savings @ 24.0%: +$628
• After-tax cash flow: $558/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: Putnam City
• NCES district ID: 4025290
• Math proficiency: 12% ▼ -18.00%
• Reading proficiency: 16% ▼ -14.00%
• Median HH income: $46,657
• Composite: 12.61/100
• National rank: #9614
• State rank: #227 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): 28,728
• Household income: $88,031
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 913.0

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 0.59)
• Race & ethnicity: White 62% Black 14% Two or more races 11% Hispanic / Latino 8% Asian 6% Native American 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 4% Italian 2% Serbian 1%
• Foreign-born: 8% · Vietnam, Canada, China
• Languages at home: 90% English-only · Spanish 4% Vietnamese 2% 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: ▼ -172.35%
• Current HPI: 205.6639
• Rent YoY: ▲ 5.59%
• 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

+387.7% since first listed

21 events — show timeline

• 2026-06-01 Listed $164,500 MLSOK
• 2016-03-15 Sold (MLS) $128,500 MLSOK
• 2016-02-01 Pending — MLSOK
• 2015-12-04 Listed $129,500 MLSOK
• 2014-09-08 Sold (Public Records) $98,000 Public Records
• 2014-09-04 Sold (MLS) $98,000 MLSOK
• 2014-06-27 Listed $104,500 MLSOK
• 2003-06-10 Sold (Public Records) $88,500 Public Records
• 2003-06-09 Sold (MLS) $88,500 MLSOK
• 2003-06-03 Listed $89,900 MLSOK
• 2003-06-02 Listing Removed — MLSOK
• 2003-03-18 Listed $89,900 MLSOK
• 2001-12-03 Listing Removed — MLSOK
• 2001-10-15 Listed $94,500 MLSOK
• 2000-04-18 Sold (Public Records) $83,000 Public Records
• 2000-04-14 Sold (MLS) $82,900 MLSOK
• 1999-11-09 Listed $84,900 MLSOK
• 1999-07-30 Sold (Public Records) $63,500 Public Records
• 1999-07-29 Sold (MLS) $63,500 MLSOK
• 1999-06-11 Listed $72,500 MLSOK
• 1977-11-01 Sold (Public Records) $33,733 Public Records

Property tax history

+4.6%/yr

Latest (2025): $2,014 · +5.7% YoY. Source: county tax records.