707 S 2nd St · Yukon, OK 73099

$150,000

3 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 25 Days on market

Built 1960 7,540 sqft lot Est $168k · 11% under

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Why this score? — see what drove the C- 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 +18.5/30.0
• ARV discount +12.4/15.0
• DSCR +5.8/10.0
• 1% rule +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.8/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come see this charming little home in the heart of Yukon! TWO living areas will accommodate a hobby area, office space or large dining area...the use of this extra room is limitless. The original wood floors add charm and warmth to this adorable home. This property offers an oversized backyard...room for play, gardening, cooking out, etc. The covered deck is perfect for summer evenings. Schedule your showing today!

Key facts

• Wood flooring
• Spacious backyard
• Oversized kitchen

Tags

• WOOD FLOORING
• OVERSIZED KITCHEN
• SPACIOUS BACKYARD
• LARGE COVERED PATIO
• STORAGE SHED

Property features AI

Finance

• Other: Living area reported as 1,063 (assessor)
• Financial info: Listing terms: Cash or Conventional
• HOA & community: No mandatory association dues

Exterior

• Home design: Single family residence; Single-story (one level); Existing property
• Construction: Frame construction; Shingle roof; Conventional foundation; Built prior to current listing (existing)
• Exterior features: Open deck; Interior lot

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Interior features: One living area; No fireplace; No study

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $141 ($2k/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 $138k (8.0% below list).
• Recommended offer: $138k (8.0% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 5.0% in Yukon — 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 67/100 on livability (#96 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety F.
• Yukon (suburban): math 30% / reading 32% proficiency, ranked #47 of 270 in OK (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Myers Es (math 34% / reading 24%, grade F, #255 of 845 statewide, top 35%, 456 students, 0% FRL); Yukon Ms (math 21% / reading 26%, grade F, #113 of 345 statewide, top 34%, 1,407 students, 0% FRL); Yukon Hs (math 26% / reading 38%, grade F, #67 of 447 statewide, top 16%, 2,833 students, 0% FRL) — zoned schools average 0% FRL vs 32% district-wide (32 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+1.2%/yr); 1577 active listings in the ZIP; 24 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 $4k 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 25 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y 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 $94k; list at $150k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $138,075 (8.0% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.92% ✗
• Cap rate: 7.42%
• Cash-on-cash: 4.04%
• DSCR: 1.18
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $168,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
706 S 1st St	0.04mi	3/1.0	1,040 (0%)	5mo	$173,000	$166	94
317 Asbill Ave	0.35mi	3/1.5	1,018 (-2%)	4mo	$165,000	$162	75
101 Pine Ave	0.26mi	3/1.0	962 (-8%)	2mo	$162,000	$168	73
116 Utah Ave	0.37mi	3/1.5	1,078 (+4%)	3mo	$174,000	$161	72
505 S 3rd St	0.16mi	3/1.0	1,152 (+11%)	4mo	$175,000	$152	71
116 Pine Ave	0.19mi	3/1.0	1,156 (+11%)	4mo	$131,000	$113	69
425 S 7th St	0.46mi	2/1.0 (-1)	972 (-6%)	4mo	$148,500	$153	59
103 Aspen Dr	0.57mi	3/2.0	1,108 (+6%)	3mo	$194,530	$176	56
1211 Holly Ave	0.47mi	3/1.5	1,176 (+13%)	1mo	$199,600	$170	54
308 S 6th St	0.49mi	2/1.0 (-1)	1,169 (+12%)	4mo	$180,000	$154	48
410 S 9th St	0.69mi	3/1.0	940 (-10%)	5mo	$171,975	$183	47
1 Glenda Dr	0.65mi	3/2.0	1,168 (+12%)	3mo	$173,500	$149	43

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: -11.9%
• Equity multiple: 0.58×
• Total profit: $-17,802
• Equity at exit: $22,365

10-year hold

• IRR: -5.5%
• Equity multiple: 0.67×
• Total profit: $-13,810
• Equity at exit: $12,969

Cash invested: $42,000 (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: 1577
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,381 high
• Mortgage (P&I): −$787
• Tax from tax record: −$100 /mo · $1,203/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $141

Break-even live

Break-even rent $1,202

Max offer price $150,000

Occupancy floor 85%

Sensitivity live

Price	-10% $226	-5% $184	+0% $141	+5% $99	+10% $57
Rent	-10% $32	-5% $87	+0% $141	+5% $196	+10% $251
Rate	-1.0pp $217	-0.5pp $180	base $141	+0.5pp $103	+1.0pp $63

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1000 Cornwell Dr Yukon, OK	1.0–2.0	1.0–1.5	950	$975	$1.03	0d	5	0.12mi
116 Pine Ave Yukon, OK	3.0	1.0	1156	$1,400	$1.21	19d	1	0.20mi
404 S 2nd St Yukon, OK	2.0–3.0	1.0–1.5	934	$875	$0.94	0d	2	0.22mi
315 Willow Pl Yukon, OK	3.0	1.5	1044	$1,425	$1.36	6d	1	0.39mi
315 Willow Pl Yukon, OK	3.0	1.5	1044	$1,425	$1.36	26d	1	0.39mi
633 W Vandament Ave Yukon, OK	1.0–2.0	1.0	726	$1,045	$1.44	0d	13	0.57mi
109 N 2nd St Yukon, OK	3.0	1.0	852	$1,200	$1.41	17d	1	0.66mi
202 Dianna Dr Yukon, OK	3.0	1.5	939	$1,599	$1.70	17d	1	0.71mi
224 N 3rd St Yukon, OK	3.0	2.5	1342	$1,500	$1.12	13d	1	0.75mi
55 N Ranchwood Blvd Yukon, OK	1.0–2.0	1.0–1.5	790	$1,075	$1.36	0d	5	0.76mi
100 N Kimbell Rd Yukon, OK	1.0–2.0	1.0	900	$850	$0.94	0d	4	0.81mi
730 Arlington Dr Yukon, OK	3.0	2.0	1376	$1,495	$1.09	14d	1	0.89mi
730 Arlington Dr Yukon, OK	3.0	2.0	1376	$1,495	$1.09	0d	1	0.89mi
1013 Elm Ave Unit D Yukon, OK	2.0	2.0	750	$925	$1.23	26d	1	0.90mi
908 Ranchoak Ct Yukon, OK	3.0	2.0	1200	$1,000	$0.83	17d	1	0.91mi
102 Chickasaw Ln Yukon, OK	3.0	2.0	1468	$1,445	$0.98	26d	1	0.95mi
1305 Creek Dr Yukon, OK	3.0	2.0	1317	$1,400	$1.06	12d	1	1.00mi
203 Gray ST Yukon, OK	3.0	2.0	1138	$2,850	$2.50	26d	1	1.04mi
1006 Richmond St Yukon, OK	3.0	2.0	1171	$1,395	$1.19	26d	1	1.09mi
1018 Arlington Dr Yukon, OK	3.0	2.0	1313	$1,560	$1.19	6d	1	1.13mi
925 Saint James Ct Unit 1 Yukon, OK	3.0	2.0	1325	$1,350	$1.02	0d	1	1.14mi
4501 Wagner Lake Dr Yukon, OK	3.0	2.0	1139	$1,495	$1.31	26d	1	1.39mi
1103 Ashton Ln Yukon, OK	3.0	2.0	1138	$1,495	$1.31	26d	1	1.42mi
1107 Ashton Ln Yukon, OK	3.0	2.0	1138	$1,495	$1.31	26d	1	1.44mi

Listing history 13 events

1. 2026-06-22
   days on market $150,000 Active 25 DOM
2. 2026-06-21
   days on market $150,000 Active 24 DOM
3. 2026-06-18
   days on market $150,000 Active 21 DOM
4. 2026-06-17
   days on market $150,000 Active 20 DOM
5. 2026-06-16
   days on market $150,000 Active 19 DOM
6. 2026-06-15
   days on market $150,000 Active 18 DOM
7. 2026-06-13
   days on market $150,000 Active 16 DOM
8. 2026-06-13
   days on market $150,000 Active 15 DOM
9. 2026-06-09
   days on market $150,000 Active 12 DOM
10. 2026-06-08
    days on market $150,000 Active 11 DOM
11. 2026-06-07
    days on market $150,000 Active 10 DOM
12. 2026-06-05
    remarks 289-char remark
13. 2026-06-05
    listed $150,000 Active 7 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: $1,203 · $100/mo
• Projected year-2 tax: $1,350 · $112/mo
• Expected delta: +$147/yr (+$12/mo · 12.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,569
• − Mortgage interest: −$8,402
• − Property taxes: −$1,203
• − Insurance: −$750
• − Repairs & maintenance: −$1,326
• − Management: −$1,326
• − Depreciation: −$4,364
• Taxable loss: −$801
• Est. tax savings @ 24.0%: +$192
• After-tax cash flow: $1,889/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: Yukon
• NCES district ID: 4033480
• Math proficiency: 30% ▼ -16.00%
• Reading proficiency: 32% ▼ -10.00%
• Median HH income: $63,741
• Composite: 28.35/100
• National rank: #6776
• State rank: #47 of 270 in OK

Livability — Yukon

• Score: 67/100
• State rank: #96
• US rank: #10958

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment A- Housing A+ Health & safety F User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Yukon, OK
• County: Canadian County · 154,341 people
• City population: 91,014
• 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

+183.0% since first listed

10 events — show timeline

• 2026-06-04 Relisted — MLSOK
• 2026-04-28 Listed $150,000 MLSOK
• 2021-06-30 Sold (Public Records) $93,500 Public Records
• 2021-06-29 Sold (MLS) $93,500 MLSOK
• 2021-06-02 Pending — MLSOK
• 2021-05-31 Listed $95,000 MLSOK
• 2018-05-01 Sold (Public Records) $77,000 Public Records
• 2003-06-05 Sold (Public Records) $45,500 Public Records
• 2003-04-04 Listing Removed — MLSOK
• 2003-03-27 Listed $53,000 MLSOK

Property tax history

+5.8%/yr

Latest (2025): $1,203 · +2.6% YoY. Source: county tax records.