817 Glenwood Dr · Yukon, OK 73099

$150,000

3 bd · 2.0 ba · 1,104 sqft · SingleFamily public records · 2 Days on market

Built 1972 0.34 ac lot Est $178k · 16% under

---

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 +21.3/30.0
• ARV discount +14.5/15.0
• DSCR +6.8/10.0
• 1% rule +4.7/10.0
• 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

NEDDS UPDATING. GOOD LOCATION.

Key facts

• Newer concrete work
• Full guttering
• Retaining wall

Tags

• ENERGY EFFICIENT HEAT PUMP
• FULL GUTTERING
• NEWER CONCRETE WORK
• RETAINING WALL
• CHAIN LINK FENCED BACKYARD
• DESIRABLE LOT SIZE

Property features AI

Finance

• Other: Homestead exemption indicated; Storm shelter present (type: other)
• Financial info: Loan qualification allowed; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Utilities: No flood insurance indicated
• Home design: Single-family residence; One level; Residential property; Existing property
• Construction: Brick construction; Composition roof; Slab foundation; Built status: existing
• Exterior features: Rain gutters; Corner lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heat pump for heating and cooling
• Interior features: One living area; No fireplace; No formal study; No in-law plan indicated

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $219 ($3k/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 $146k (2.6% below list).
• Recommended offer: $146k (2.6% below list) — sets the bar for 1% rule.
• Cap rate 8.0% vs local median 4.9% 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 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); 1564 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 20y 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 $78k; list at $150k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $146,037 (2.6% below list)

Questions for the listing agent

1. Built in 1972 — 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: 0.97% ✗
• Cap rate: 8.04%
• Cash-on-cash: 6.25%
• DSCR: 1.28
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $177,744
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 Aspen Dr	0.34mi	3/2.0	1,108 (+0%)	3mo	$194,530	$176	81
116 Utah Ave	0.34mi	3/1.5	1,078 (-2%)	3mo	$174,000	$161	76
726 Garden Grove Rd	0.29mi	3/2.0	1,183 (+7%)	2mo	$95,000	$80	73
1 Glenda Dr	0.56mi	3/2.0	1,168 (+6%)	3mo	$173,500	$149	62
1000 Cambridge Dr	0.36mi	3/2.0	1,231 (+12%)	3mo	$196,000	$159	62
1203 Ridgeway Dr	0.17mi	3/3.0	1,263 (+14%)	4mo	$199,000	$158	61
706 S 1st St	0.62mi	3/1.0	1,040 (-6%)	5mo	$173,000	$166	54
116 Pine Ave	0.68mi	3/1.0	1,156 (+5%)	4mo	$131,000	$113	53
114 Larry Ave	0.72mi	3/1.5	1,170 (+6%)	6mo	$150,000	$128	50
317 Asbill Ave	0.72mi	3/1.5	1,018 (-8%)	4mo	$165,000	$162	48
101 Pine Ave	0.65mi	3/1.0	962 (-13%)	2mo	$162,000	$168	42
903 S 3rd St	0.67mi	3/2.0	1,261 (+14%)	5mo	$222,800	$177	41

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: -8.6%
• Equity multiple: 0.69×
• Total profit: $-13,028
• Equity at exit: $22,365

10-year hold

• IRR: -1.5%
• Equity multiple: 0.91×
• Total profit: $-3,907
• 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: 1564
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,460 high
• Mortgage (P&I): −$787
• Tax from tax record: −$86 /mo · $1,030/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $219

Break-even live

Break-even rent $1,183

Max offer price $150,000

Occupancy floor 80%

Sensitivity live

Price	-10% $304	-5% $261	+0% $219	+5% $176	+10% $134
Rent	-10% $103	-5% $161	+0% $219	+5% $276	+10% $334
Rate	-1.0pp $294	-0.5pp $257	base $219	+0.5pp $180	+1.0pp $140

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
908 Ranchoak Ct Yukon, OK	3.0	2.0	1200	$1,000	$0.83	15d	1	0.24mi
730 Arlington Dr Yukon, OK	3.0	2.0	1376	$1,495	$1.09	12d	1	0.35mi
1006 Richmond St Yukon, OK	3.0	2.0	1171	$1,395	$1.19	24d	1	0.45mi
1018 Arlington Dr Yukon, OK	3.0	2.0	1313	$1,560	$1.19	5d	1	0.48mi
1000 Cornwell Dr Yukon, OK	1.0–2.0	1.0–1.5	950	$975	$1.03	2d	5	0.56mi
925 Saint James Ct Unit 1 Yukon, OK	3.0	2.0	1325	$1,425	$1.08	11d	1	0.61mi
1305 Creek Dr Yukon, OK	3.0	2.0	1317	$1,400	$1.06	11d	1	0.64mi
116 Pine Ave Yukon, OK	3.0	1.0	1156	$1,400	$1.21	18d	1	0.69mi
202 Dianna Dr Yukon, OK	3.0	1.5	939	$1,599	$1.70	15d	1	0.72mi
315 Willow Pl Yukon, OK	3.0	1.5	1044	$1,425	$1.36	24d	1	0.73mi
315 Willow Pl Yukon, OK	3.0	1.5	1044	$1,425	$1.36	5d	1	0.73mi
102 Chickasaw Ln Yukon, OK	3.0	2.0	1468	$1,445	$0.98	24d	1	0.77mi
404 S 2nd St Yukon, OK	2.0–3.0	1.0–1.5	934	$875	$0.94	2d	2	0.81mi
100 N Kimbell Rd Yukon, OK	1.0–2.0	1.0	900	$850	$0.94	2d	4	0.91mi
55 N Ranchwood Blvd Yukon, OK	1.0–2.0	1.0–1.5	790	$1,075	$1.36	2d	5	0.95mi
633 W Vandament Ave Yukon, OK	1.0–2.0	1.0	726	$1,045	$1.44	2d	19	1.03mi
109 N 2nd St Yukon, OK	3.0	1.0	852	$1,200	$1.41	15d	1	1.11mi
1103 Ashton Ln Yukon, OK	3.0	2.0	1138	$1,495	$1.31	24d	1	1.16mi
1107 Ashton Ln Yukon, OK	3.0	2.0	1138	$1,495	$1.31	24d	1	1.17mi
224 N 3rd St Yukon, OK	3.0	2.5	1342	$1,500	$1.12	12d	1	1.25mi
3301 Buckingham Pl Yukon, OK	3.0	2.0	1382	$1,550	$1.12	18d	1	1.43mi
1054 Cumberland Mansion Yukon, OK	3.0	2.0	1218	$1,500	$1.23	5d	1	1.46mi
4501 Wagner Lake Dr Yukon, OK	3.0	2.0	1139	$1,495	$1.31	24d	1	1.48mi
10705 NW 23rd Ter Yukon, OK	3.0	2.0	1431	$1,545	$1.08	24d	1	1.49mi

Listing history 3 events

1. 2026-06-18
   days on market $150,000 Active 2 DOM
2. 2026-06-16
   remarks 699-char remark
3. 2026-06-16
   listed $150,000 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: $1,030 · $86/mo
• Projected year-2 tax: $1,350 · $112/mo
• Expected delta: +$320/yr (+$27/mo · 31.1%)

ⓘ 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 6/10 Major 7 d/yr ≥107°F today · 19 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: $17,524
• − Mortgage interest: −$8,402
• − Property taxes: −$1,030
• − Insurance: −$750
• − Repairs & maintenance: −$1,402
• − Management: −$1,402
• − Depreciation: −$4,364
• Taxable income: $175
• Est. tax owed @ 24.0%: −$42
• After-tax cash flow: $2,583/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.

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

+82.9% since first listed

4 events — show timeline

• 2026-06-16 Listed $150,000 MLSOK
• 2006-10-03 Sold (Public Records) $78,000 Public Records
• 2006-09-29 Sold (MLS) $78,000 MLSOK
• 2006-06-10 Listed $82,000 MLSOK

Property tax history

+2.6%/yr

Latest (2025): $1,030 · +2.6% YoY. Source: county tax records.