2508 Spring Valley Ln · Oklahoma City, OK 73099

$224,900

3 bd · 2.0 ba · 1,814 sqft · Manufactured public records · 9 Days on market

Built 2004 1.13 ac lot

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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 +14.4/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• Livability +4.0/5.0
• Schools +3.1/10.0
• Rent growth +2.8/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome Home to This Stunning Remodeled Gem in the Heart of Yukon, OK! Nestled on over an acre of land in one of Yukon's most sought-after locations, this beautifully remodeled 3-bedroom plus office, 2-bathroom home offers the perfect blend of modern upgrades, functional space, and unbeatable value — all with NO HOA restrictions to limit your lifestyle! From the moment you step inside, you'll notice the attention to detail throughout. The home has been thoughtfully updated with brand-new paint, flooring, and modern light fixtures featuring a convenient night light mode. The heart of the home — the kitchen — is sure to impress, boasting gorgeous 3cm quartz countertops, sl

Key facts

• Modern upgrades
• New flooring
• No hoa restrictions

Tags

• OVER AN ACRE
• MODERN UPGRADES
• NO HOA RESTRICTIONS
• BRAND-NEW PAINT
• NEW FLOORING
• MODERN LIGHT FIXTURES

Property features AI

Finance

• Other: Lot size approximately 1.1253 acres
• Financial info: Loan qualification available; Assumable loan: No
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Utilities: Manual geocode source
• Home design: Single family residence; One-level property; Residential property
• Construction: Brick and frame construction; Shingle roof; Combination foundation; Existing property
• Exterior features: Covered deck; Covered porch; Storage; Workshop; Below-ground storm shelter; Section line lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central gas cooling/heating
• Interior features: Living area with 1 living area; Dining area; Study/office; Gas log fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $225k.

Deal economics

• At list price, monthly cash flow is $44 ($529/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 $174k (22.7% below list).
• Recommended offer: $174k (22.7% 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.
• Mustang (suburban): math 35% / reading 33% proficiency, ranked #28 of 270 in OK (top 10%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mustang Trails Es (math 34% / reading 26%, grade F, #251 of 845 statewide, top 30%, 678 students, 0% FRL); Canyon Ridge Ies (math 43% / reading 36%, grade F, #8 of 345 statewide, top 2%, 749 students, 0% FRL); Mustang Hs (math 28% / reading 39%, grade F, #65 of 447 statewide, top 14%, 3,756 students, 0% FRL) — zoned schools average 0% FRL vs 28% district-wide (28 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+1.2%/yr); 1574 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $2k of loan paydown is wiped out by about $7k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $92k; list at $225k implies a 146% 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 $173,793 (22.7% 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: 0.77% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.84%
• DSCR: 1.04
• GRM: 10.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.19% rent growth · sell at horizon

5-year hold

• IRR: -16.8%
• Equity multiple: 0.41×
• Total profit: $-36,856
• Equity at exit: $33,533

10-year hold

• IRR: -11.8%
• Equity multiple: 0.35×
• Total profit: $-41,235
• Equity at exit: $19,445

Cash invested: $62,972 (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 73099

• Rents YoY: 1.2%
• Active inventory: 1574
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,738 high
• Mortgage (P&I): −$1,179
• Tax from tax record: −$56 /mo · $669/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $44

Break-even live

Break-even rent $1,682

Max offer price $224,900

Occupancy floor 92%

Sensitivity live

Price	-10% $171	-5% $108	+0% $44	+5% $-20	+10% $-83
Rent	-10% $-93	-5% $-25	+0% $44	+5% $113	+10% $181
Rate	-1.0pp $157	-0.5pp $101	base $44	+0.5pp $-14	+1.0pp $-73

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12501 SW 15th Ter Yukon, OK	3.0	2.0	1238	$1,495	$1.21	6d	1	0.54mi
12036 SW 17th St Yukon, OK	3.0	2.0	1659	$2,095	$1.26	25d	1	0.61mi
12504 SW 12th St Yukon, OK	3.0	2.0	1327	$1,850	$1.39	25d	1	0.66mi
1328 Garden Gate Dr Unit A Yukon, OK	3.0	2.0	1250	$1,395	$1.12	18d	1	0.71mi
12224 SW 14th St Yukon, OK	3.0	2.0	1383	$1,500	$1.08	18d	1	0.72mi
1328a Garden Gate Dr Yukon, OK	3.0	2.0	1250	$1,395	$1.12	17d	1	0.72mi
11823 SW 14th St Yukon, OK	3.0	2.0	1272	$1,250	$0.98	17d	1	0.92mi
11823 SW 14th St Yukon, OK	3.0	2.0	2544	$1,250	$0.49	16d	1	0.92mi
11748 SW 25th Ter Yukon, OK	3.0	2.0	2543	$2,295	$0.90	6d	1	0.92mi
12308 SW 9th Ter Yukon, OK	3.0	2.0	1282	$1,395	$1.09	25d	1	0.97mi
3605 Maggie Rd Mustang, OK	4.0	2.0	1459	$1,595	$1.09	16d	1	1.05mi
3617 Maggie Rd Mustang, OK	4.0	2.0	1459	$1,595	$1.09	16d	1	1.07mi
3617 Maggie Rd Mustang, OK	4.0	2.0	1459	$1,595	$1.09	25d	1	1.07mi
12109 SW 8th St Yukon, OK	3.0	2.0	1250	$1,590	$1.27	6d	1	1.08mi
12109 SW 8th St Yukon, OK	3.0	2.0	1250	$1,590	$1.27	16d	1	1.08mi
1017 Redwood Creek Dr Yukon, OK	3.0	2.0	1629	$2,095	$1.29	25d	1	1.09mi
3629 Maggie Rd Mustang, OK	4.0	2.0	1459	$1,595	$1.09	22d	1	1.09mi
3629 Maggie Rd Mustang, OK	4.0	2.0	1459	$1,595	$1.09	25d	1	1.09mi
12044 SW 36th St Mustang, OK	4.0	2.0	1524	$1,595	$1.05	4d	1	1.11mi
12044 SW 36th St Mustang, OK	4.0	2.0	1459	$1,595	$1.09	17d	1	1.11mi
1109 Hickory Creek Dr Yukon, OK	3.0	2.0	1303	$1,595	$1.22	25d	1	1.13mi
2924 Firefly Dr Yukon, OK	3.0	2.0	1607	$1,850	$1.15	25d	1	1.15mi
11521 SW 24th St Yukon, OK	3.0	2.0	1398	$1,595	$1.14	6d	1	1.17mi
2933 Ember Dr Yukon, OK	4.0	2.0	1796	$1,895	$1.06	25d	1	1.18mi
2933 Ember Dr Yukon, OK	4.0	2.0	1796	$1,895	$1.06	16d	1	1.18mi
713 Sage Brush Rd Yukon, OK	3.0	2.0	1630	$1,800	$1.10	6d	1	1.22mi
11652 SW 12th St Yukon, OK	3.0	2.0	1538	$1,700	$1.11	25d	1	1.25mi
12328 SW 5th St Yukon, OK	3.0	2.0	1361	$1,449	$1.06	25d	1	1.27mi
11424 SW 25th St Yukon, OK	4.0	2.0	1721	$1,833	$1.07	25d	1	1.30mi
512 Choctaw Gate Dr Yukon, OK	3.0	2.0	1396	$1,600	$1.15	25d	1	1.32mi
1009 Harvest Dr Yukon, OK	3.0	2.0	1698	$1,595	$0.94	25d	1	1.32mi
416 Cherokee Gate Dr Yukon, OK	3.0	2.0	1295	$1,395	$1.08	18d	1	1.35mi
416 Cherokee Gate Dr Yukon, OK	3.0	2.0	1295	$1,395	$1.08	12d	1	1.35mi
527 Hutton Rd Yukon, OK	3.0	2.0	1601	$1,500	$0.94	25d	1	1.35mi
516 Conestoga Dr Yukon, OK	3.0	2.0	1748	$1,675	$0.96	6d	1	1.36mi
11600 SW 9th St Yukon, OK	3.0	2.0	1456	$1,495	$1.03	16d	1	1.44mi
1104 Westridge Dr Yukon, OK	3.0	2.0	1486	$1,595	$1.07	16d	1	1.48mi
3805 Palmetto Bluff Dr Mustang, OK	4.0	2.0	1720	$1,895	$1.10	25d	1	1.49mi

Listing history 5 events

1. 2026-05-02
   status Pending
2. 2026-04-20
   listed $224,900 Active
3. 2025-12-16
   soldstatus $91,500
4. 2003-08-20
   soldstatus $20,000
5. 1999-06-25
   soldstatus $16,000

ⓘ 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: $669 · $56/mo
• Projected year-2 tax: $2,024 · $169/mo
• Expected delta: +$1,355/yr (+$113/mo · 202.6%)

ⓘ 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 ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,855
• − Mortgage interest: −$12,598
• − Property taxes: −$669
• − Insurance: −$1,124
• − Repairs & maintenance: −$1,668
• − Management: −$1,668
• − Depreciation: −$6,543
• Taxable loss: −$3,416
• Est. tax savings @ 24.0%: +$820
• After-tax cash flow: $1,349/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: Mustang
• NCES district ID: 4021000
• Math proficiency: 35% ▼ -10.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $67,559
• Composite: 31.21/100
• National rank: #6038
• State rank: #28 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

+1305.6% since first listed

5 events — show timeline

• 2026-05-02 Pending — MLSOK
• 2026-04-20 Listed $224,900 MLSOK
• 2025-12-16 Sold (Public Records) $91,500 Public Records
• 2003-08-20 Sold (Public Records) $20,000 Public Records
• 1999-06-25 Sold (Public Records) $16,000 Public Records

Property tax history

-3.9%/yr

Latest (2025): $669 · +1.2% YoY. Source: county tax records.