4416 NW 16th Pl · Oklahoma City, OK 73107

$110,000

3 bd · 2.0 ba · 1,209 sqft · SingleFamily public records · 2 Days on market

Built 1952 7,440 sqft lot Est $172k · 36% 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 +19.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +5.1/10.0
• Rent growth +4.3/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

4416 Northwest 16th Place, Oklahoma City, OK – Opportunity is knocking loud on this one. Located in an established area of OKC, this property is ready for a full-scale renovation and priced with that in mind. Major systems will need attention, making this a true investor special for someone ready to take on a project and create serious upside. With the right vision and execution, this could be a strong flip, rental hold, or value-add play. Utilities are currently off, and the home will require repairs before occupancy. Being sold as-is. If you’re looking for your next project in Oklahoma City with real potential, this is it.

Key facts

• 7,440 sq ft lot
• Garage
• Built 1952

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $117 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 7.6% 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: Buchanan Es (math 2% / reading 2%, grade F, #802 of 845 statewide, top 100%, 479 students, 0% FRL); Northwest Classen Hs (math 5% / reading 10%, grade F, #420 of 447 statewide, top 95%, 1,702 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 fast (+7.3%/yr); 221 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $761 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 7.3% rent growth), your $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• 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 $110,000

Questions for the listing agent

1. Built in 1952 — 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. 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?
4. 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?
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: 1.01% ✓
• Cap rate: 7.57%
• Cash-on-cash: 4.56%
• DSCR: 1.20
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $171,678
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4401 NW 16th Pl	0.05mi	3/1.0	1,223 (+1%)	2mo	$187,000	$153	90
1730 N Meridian Ave	0.09mi	3/1.0	1,219 (+1%)	1mo	$150,000	$123	90
4301 NW 18th St	0.22mi	3/2.0	1,252 (+4%)	4mo	$165,000	$132	81
4349 NW 13th St	0.22mi	3/1.0	1,161 (-4%)	1mo	$165,000	$142	78
4417 NW Liberty St	0.34mi	3/2.0	1,267 (+5%)	4mo	$210,000	$166	73
1233 N Warren Pl	0.39mi	3/1.0	1,110 (-8%)	0mo	$157,000	$141	64
4033 NW 22nd St	0.66mi	3/1.0	1,202 (-1%)	3mo	$199,000	$166	62
4305 NW 21st Ter	0.37mi	3/1.0	1,333 (+10%)	0mo	$195,000	$146	61
4042 NW Liberty St	0.57mi	3/1.0	1,157 (-4%)	1mo	$101,500	$88	61
4716 W Park Pl	0.60mi	3/1.0	1,276 (+6%)	5mo	$170,000	$133	55
3904 NW 17th St	0.66mi	3/1.0	1,266 (+5%)	4mo	$160,000	$126	54
4621 W Park Pl	0.52mi	3/1.0	1,072 (-11%)	4mo	$156,000	$146	50

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 · 7.29% rent growth · sell at horizon

5-year hold

• IRR: -4.4%
• Equity multiple: 0.83×
• Total profit: $-5,342
• Equity at exit: $16,401

10-year hold

• IRR: 9.7%
• Equity multiple: 1.89×
• Total profit: $27,466
• Equity at exit: $9,511

Cash invested: $30,800 (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 73107

• Rents YoY: 7.3%
• Active inventory: 221
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,112 high
• Mortgage (P&I): −$577
• Tax from tax record: −$138 /mo · $1,660/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $117

Break-even live

Break-even rent $963

Max offer price $110,000

Occupancy floor 84%

Sensitivity live

Price	-10% $179	-5% $148	+0% $117	+5% $86	+10% $55
Rent	-10% $29	-5% $73	+0% $117	+5% $161	+10% $205
Rate	-1.0pp $173	-0.5pp $145	base $117	+0.5pp $89	+1.0pp $60

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1309 N Meridian Ave Oklahoma City, OK	1.0–2.0	1.0–1.5	925	$975	$1.05	3d	4	0.31mi
2221 N Meridian Ave Oklahoma City, OK	2.0	1.5	1200	$995	$0.83	3d	1	0.33mi
2317 N Meridian Ave Unit 35 Oklahoma City, OK	2.0	1.0	800	$850	$1.06	18d	1	0.33mi
1307 N Meridian Ave Oklahoma City, OK	2.0	1.0–2.0	1242	$925	$0.74	3d	6	0.34mi
2325 N Meridian Ave Oklahoma City, OK	2.0	1.0	800	$850	$1.06	12d	1	0.37mi
2325 N Meridian Ave Oklahoma City, OK	2.0	1.0	800	$850	$1.06	24d	1	0.37mi
4746 NW 23rd St Oklahoma City, OK	2.0	1.0	975	$725	$0.74	24d	1	0.50mi
4746 NW 23rd St Oklahoma City, OK	2.0	1.0	975	$815	$0.84	4d	1	0.50mi
4750 NW 23rd St Oklahoma City, OK	2.0	1.0	975	$830	$0.85	24d	1	0.54mi
4304 NW 11th St Oklahoma City, OK	3.0	1.5	1147	$1,200	$1.05	3d	1	0.54mi
4750 NW 23rd St Unit 158 Oklahoma City, OK	2.0	1.0	975	$785	$0.81	24d	1	0.56mi
2626 N Meridian Ave Oklahoma City, OK	1.0–2.0	1.0–2.0	1040	$845	$0.81	4d	1	0.62mi
3929 NW 18th St Oklahoma City, OK	4.0	1.5	1347	$1,200	$0.89	3d	1	0.62mi
4220 NW 10th St Unit 4F Oklahoma City, OK	2.0	1.0	860	$795	$0.92	24d	1	0.63mi
4220 NW 10th St Unit 7H Oklahoma City, OK	2.0	1.0	860	$795	$0.92	11d	1	0.63mi
4220 NW 10th St Unit 7A Oklahoma City, OK	2.0	1.0	860	$815	$0.95	11d	1	0.63mi
4220 NW 10th St Oklahoma City, OK	1.0–2.0	1.0	730	$845	$1.16	5d	11	0.63mi
4220 NW 10th St Unit 27F Oklahoma City, OK	2.0	1.0	860	$845	$0.98	24d	1	0.63mi
4220 NW 10th St Unit 11F Oklahoma City, OK	3.0	2.0	1100	$1,055	$0.96	24d	1	0.63mi
4220 NW 10th St Unit 5C Oklahoma City, OK	2.0	1.0	860	$815	$0.95	24d	1	0.63mi
800 N Meridian Ave Oklahoma City, OK	1.0–3.0	1.0–2.0	912	$999	$1.09	24d	1	0.78mi
3905 NW 23rd St Oklahoma City, OK	2.0	1.5	1044	$1,100	$1.05	18d	1	0.81mi
3800 NW 19th St Oklahoma City, OK	3.0	1.0	1073	$1,250	$1.16	24d	1	0.82mi
3733 NW 15th St Oklahoma City, OK	3.0	1.0	995	$1,150	$1.16	24d	1	0.86mi
5518 NW 23rd St Oklahoma City, OK	2.0	1.0	659	$940	$1.43	24d	1	0.86mi
1912 N Moulton Ct Unit 1912 Oklahoma City, OK	3.0	2.0	1311	$1,400	$1.07	24d	1	0.91mi
3733 NW 22nd St Apt 210 Oklahoma City, OK	2.0	1.0	850	$950	$1.12	44d	1	0.93mi
1041 N Tabor Ave Oklahoma City, OK	3.0	1.0	1200	$1,050	$0.88	24d	1	0.96mi
3829 NW 26th St Oklahoma City, OK	2.0	1.0	895	$1,125	$1.26	3d	1	0.97mi
3629 NW 18th St Oklahoma City, OK	4.0	2.0	1176	$1,800	$1.53	44d	1	0.97mi
3625 NW 18th St Oklahoma City, OK	3.0	2.0	1040	$1,500	$1.44	44d	1	0.98mi
5700 NW 23rd St Oklahoma City, OK	3.0	2.0	1180	$1,050	$0.89	24d	1	0.98mi
1017 N Tabor Ave Oklahoma City, OK	2.0	1.0	792	$950	$1.20	24d	1	1.00mi
3608 NW 16th St Oklahoma City, OK	2.0	1.0	784	$950	$1.21	44d	1	1.04mi
4425 NW 31st St Oklahoma City, OK	3.0	1.5	1222	$1,500	$1.23	24d	1	1.04mi
3701 NW 24th St Oklahoma City, OK	3.0	2.0	1404	$1,299	$0.93	44d	1	1.06mi
3609 NW 13th St Oklahoma City, OK	2.0	1.5	1042	$1,250	$1.20	3d	1	1.06mi
1233 1/2 N Grand Blvd Oklahoma City, OK	2.0	1.0	950	$925	$0.97	24d	1	1.23mi
1621 Kavel Dr Oklahoma City, OK	3.0	2.0	1283	$1,700	$1.33	24d	1	1.25mi
6108 NW 16th St Oklahoma City, OK	2.0	1.5	850	$1,000	$1.18	24d	1	1.25mi

Listing history 2 events

1. 2026-03-07
   status Pending
2. 2026-03-05
   listed $110,000 Active

ⓘ 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: $1,660 · $138/mo
• Projected year-2 tax: $1,660 · $138/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 · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,339
• − Mortgage interest: −$6,162
• − Property taxes: −$1,660
• − Insurance: −$550
• − Repairs & maintenance: −$1,067
• − Management: −$1,067
• − Depreciation: −$3,200
• Taxable loss: −$367
• Est. tax savings @ 24.0%: +$88
• After-tax cash flow: $1,494/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): 25,791
• Household income: $56,873
• Rent vs Own: 45.5% rent · 54.5% own
• Severe rent burden: 1210.0

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 0.64)
• Race & ethnicity: White 47% Hispanic / Latino 37% Two or more races 13% Native American 6% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Lithuanian 1% Italian 1% Slovak 1%
• Foreign-born: 19% · Canada, Vietnam
• Languages at home: 67% English-only · Spanish 30% Vietnamese 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: ▼ -245.03%
• Current HPI: 274.7844
• Rent YoY: ▲ 7.29%
• 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

2 events — show timeline

• 2026-03-07 Pending — MLSOK
• 2026-03-05 Listed $110,000 MLSOK

Property tax history

+4.4%/yr

Latest (2025): $1,660 · +4.2% YoY. Source: county tax records.