7112 Ridge Manor Ln · Oklahoma City, OK 73150

$420,000

4 bd · 3.0 ba · 2,816 sqft · SingleFamily public records · 92 Days on market

Built 2015 1.20 ac lot Est $524k · 20% under $20/mo HOA · 1% 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 +15.0/15.0
• Cash flow +13.0/30.0
• Livability +4.0/5.0
• DSCR +3.9/10.0
• 1% rule +3.2/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

WELCOME HOME! This Gorgeous Home awaits you atop a hill in a Lovely Neighborhood. Great Location with quick access to I-40, shopping & eats! Lots of extra parking space, STORM SHELTER, 3 Car Garage, Huge Backyard which Includes the Above Ground Pool, attached deck and Playground Set! Also included with accepted offer: Fridge, Washer/Dryer and Zero-turn Riding Mower. This home Boasts wide hallways, walk-in storage closets, raised tray ceilings, crown molding and arched doorways. The kitchen itself is a masterpiece with it's granite countertops, walk-in pantry and breakfast bar, perfect for homework or a snack! The Master suite is HUGE and leads to the large bathroom with his & hers sinks, Garden tub, walk-in shower & access to the utility room thru the spacious closet. Back Bonus room could be an Office or playroom! The screened in porch with heater isn't in the square footage. Whole House Generac Generator Included! This home has too much to mention! Schedule your personal tour TODAY

Key facts

• 1.2 acres
• Granite countertops
• 1.2 acre lot

Tags

• 1.2 ACRES
• QUIET AND SECLUDED SETTING
• VERSATILE FAMILY OR FLEX ROOM
• PROFESSIONALLY PAINTED
• NEWER PREMIUM-GRADE CARPET
• GRANITE COUNTERTOPS

Property features AI

Finance

• Other: Located in The Reserve At Walnut Ridge
• Financial info: Assumable financing available; Eligible for loan qualification
• HOA & community: Mandatory association dues; Association fee $240 (includes common area maintenance)

Exterior

• Parking: 3-car garage; Storm shelter on garage floor
• Home design: Single-family residence; One story; Residential property; Existing property; Homestead eligible
• Construction: Brick and frame construction; Composition roof; Slab foundation; Built (existing)
• Exterior features: Covered patio; Covered porch; Rain gutters; Interior lot

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Interior features: Two living areas; One wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $420k.

Deal economics

• At list price, monthly cash flow is $-20 ($-237/yr) — negative.
• To cash-flow at today's rent, offer at most $417k (0.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $345k (17.8% below list).
• Recommended offer: $345k (17.8% below list) — sets the bar for 1% rule.
• 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.
• Choctaw-Nicoma Park (suburban): math 28% / reading 32% proficiency, ranked #48 of 270 in OK (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Indian Meridian Es (560 students, 0% FRL); Choctaw Hs (math 26% / reading 37%, grade F, #73 of 447 statewide, top 16%, 1,811 students, 0% FRL) — zoned schools average 0% FRL vs 34% district-wide (34 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 36 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $3k of loan paydown is wiped out by about $13k 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 92 days — a 9% lower offer ($382k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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.

Risks & watch-outs

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

Recommended offer $345,277 (17.8% 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. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.82% ✗
• Cap rate: 6.24%
• Cash-on-cash: -0.20%
• DSCR: 0.99
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $523,776
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7200 Ridge Manor Ln	0.06mi	5/3.0 (+1)	2,821 (+0%)	24mo	$465,000	$165	72
7013 Morning Song Dr	0.14mi	4/2.5	2,497 (-11%)	7mo	$465,000	$186	67
7100 Ridge Manor Ln	0.03mi	5/3.0 (+1)	2,621 (-7%)	22mo	$405,000	$155	63
13525 SE 74th St	0.53mi	4/3.0	2,593 (-8%)	1mo	$555,000	$214	61
14300 SE 75th St	0.45mi	4/3.0	2,527 (-10%)	7mo	$470,000	$186	56
13600 SE 74th St	0.58mi	4/3.0	2,711 (-4%)	20mo	$475,000	$175	50
14220 SE 76th Pl	0.56mi	4/3.5	3,121 (+11%)	12mo	$625,000	$200	44
7913 Double Springs Dr	0.68mi	4/2.5	2,624 (-7%)	15mo	$385,000	$147	42
7741 Leoma Ln	0.71mi	4/3.0	2,445 (-13%)	14mo	$475,000	$194	33
7616 Deer Meadow Dr	0.54mi	3/2.5 (-1)	2,396 (-15%)	14mo	$430,000	$179	31

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -16.7%
• Equity multiple: 0.41×
• Total profit: $-69,358
• Equity at exit: $62,623

10-year hold

• IRR: -8.5%
• Equity multiple: 0.47×
• Total profit: $-62,189
• Equity at exit: $36,314

Cash invested: $117,600 (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 73150

• Home prices YoY: -16.9%
• Active inventory: 36
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $3,453 medium
• Mortgage (P&I): −$2,203
• Tax from tax record: −$350 /mo · $4,199/yr
• Insurance: −$175
• HOA: −$20
• Vacancy / Maint / Mgmt: −$725
• Net cashflow: $-20

Break-even live

Break-even rent $3,478

Max offer price $416,515

Occupancy floor 96%

Sensitivity live

Price	-10% $218	-5% $99	+0% $-20	+5% $-139	+10% $-257
Rent	-10% $-292	-5% $-156	+0% $-20	+5% $117	+10% $253
Rate	-1.0pp $192	-0.5pp $87	base $-20	+0.5pp $-129	+1.0pp $-239

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: $105,000
• Closing costs: $12,600
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8415 Valley Creek Dr Choctaw, OK	4.0	2.0	2177	$3,000	$1.38	3d	1	1.16mi
5709 Asheville Way Choctaw, OK	4.0	3.5	3582	$3,995	$1.12	3d	1	1.41mi

HOA detail

• Monthly dues: $20 · $240/yr
• Likely covers: pool

Listing history 43 events

1. 2026-06-13
   statusdays on market $420,000 Pending 92 DOM
2. 2026-06-09
   days on market $420,000 Active 89 DOM
3. 2026-06-08
   days on market $420,000 Active 88 DOM
4. 2026-06-07
   days on market $420,000 Active 87 DOM
5. 2026-06-03
   days on market $420,000 Active 83 DOM
6. 2026-06-02
   days on market $420,000 Active 82 DOM
7. 2026-06-01
   days on market $420,000 Active 81 DOM
8. 2026-05-31
   days on market $420,000 Active 80 DOM
9. 2026-05-01
   price $420,000
10. 2026-04-02
    price $428,000
11. 2026-03-12
    listed $440,000 Active
12. 2023-05-18
    soldstatus $398,000
13. 2023-05-15
    soldstatus $398,000 Closed 1011-char remark

    Show marketing remark (1011 chars)

    WELCOME HOME! This Gorgeous Home awaits you atop a hill in a Lovely Neighborhood. Great Location with quick access to I-40, shopping & eats! Lots of extra parking space, STORM SHELTER, 3 Car Garage, Huge Backyard which Includes the Above Ground Pool, attached deck and Playground Set! Also included with accepted offer: Fridge, Washer/Dryer and Zero-turn Riding Mower. This home Boasts wide hallways, walk-in storage closets, raised tray ceilings, crown molding and arched doorways. The kitchen itself is a masterpiece with it's granite countertops, walk-in pantry and breakfast bar, perfect for homework or a snack! The Master suite is HUGE and leads to the large bathroom with his & hers sinks, Garden tub, walk-in shower & access to the utility room thru the spacious closet. Back Bonus room could be an Office or playroom! The screened in porch with heater isn't in the square footage. Whole House Generac Generator Included! This home has too much to mention! Schedule your personal tour TODAY

14. 2023-04-05
    status Pending 1011-char remark

    Show marketing remark (1011 chars)

    WELCOME HOME! This Gorgeous Home awaits you atop a hill in a Lovely Neighborhood. Great Location with quick access to I-40, shopping & eats! Lots of extra parking space, STORM SHELTER, 3 Car Garage, Huge Backyard which Includes the Above Ground Pool, attached deck and Playground Set! Also included with accepted offer: Fridge, Washer/Dryer and Zero-turn Riding Mower. This home Boasts wide hallways, walk-in storage closets, raised tray ceilings, crown molding and arched doorways. The kitchen itself is a masterpiece with it's granite countertops, walk-in pantry and breakfast bar, perfect for homework or a snack! The Master suite is HUGE and leads to the large bathroom with his & hers sinks, Garden tub, walk-in shower & access to the utility room thru the spacious closet. Back Bonus room could be an Office or playroom! The screened in porch with heater isn't in the square footage. Whole House Generac Generator Included! This home has too much to mention! Schedule your personal tour TODAY

15. 2023-04-03
    listed $398,000 Active 1011-char remark

    Show marketing remark (1011 chars)

    WELCOME HOME! This Gorgeous Home awaits you atop a hill in a Lovely Neighborhood. Great Location with quick access to I-40, shopping & eats! Lots of extra parking space, STORM SHELTER, 3 Car Garage, Huge Backyard which Includes the Above Ground Pool, attached deck and Playground Set! Also included with accepted offer: Fridge, Washer/Dryer and Zero-turn Riding Mower. This home Boasts wide hallways, walk-in storage closets, raised tray ceilings, crown molding and arched doorways. The kitchen itself is a masterpiece with it's granite countertops, walk-in pantry and breakfast bar, perfect for homework or a snack! The Master suite is HUGE and leads to the large bathroom with his & hers sinks, Garden tub, walk-in shower & access to the utility room thru the spacious closet. Back Bonus room could be an Office or playroom! The screened in porch with heater isn't in the square footage. Whole House Generac Generator Included! This home has too much to mention! Schedule your personal tour TODAY

16. 2016-05-13
    soldstatus $279,600 Sold 343-char remark

    Show marketing remark (343 chars)

    New affordable home on 1 acre wooded lot offered by long time award winning metro home builder. Open floor plans, large bedrooms and closets. Located in continuously award winning Choctaw school. Great location just 10 minutes from Tinker AFB! Beautiful entrance to neighborhood. Cox Cable, ONG, OG&E! Private water well = no water bills!

17. 2016-04-01
    status Pending 343-char remark

    Show marketing remark (343 chars)

    New affordable home on 1 acre wooded lot offered by long time award winning metro home builder. Open floor plans, large bedrooms and closets. Located in continuously award winning Choctaw school. Great location just 10 minutes from Tinker AFB! Beautiful entrance to neighborhood. Cox Cable, ONG, OG&E! Private water well = no water bills!

18. 2016-03-25
    price $270,700 343-char remark

    Show marketing remark (343 chars)

    New affordable home on 1 acre wooded lot offered by long time award winning metro home builder. Open floor plans, large bedrooms and closets. Located in continuously award winning Choctaw school. Great location just 10 minutes from Tinker AFB! Beautiful entrance to neighborhood. Cox Cable, ONG, OG&E! Private water well = no water bills!

19. 2016-03-11
    price $271,700 343-char remark

    Show marketing remark (343 chars)

    New affordable home on 1 acre wooded lot offered by long time award winning metro home builder. Open floor plans, large bedrooms and closets. Located in continuously award winning Choctaw school. Great location just 10 minutes from Tinker AFB! Beautiful entrance to neighborhood. Cox Cable, ONG, OG&E! Private water well = no water bills!

20. 2016-02-04
    price $272,700 343-char remark

    Show marketing remark (343 chars)

    New affordable home on 1 acre wooded lot offered by long time award winning metro home builder. Open floor plans, large bedrooms and closets. Located in continuously award winning Choctaw school. Great location just 10 minutes from Tinker AFB! Beautiful entrance to neighborhood. Cox Cable, ONG, OG&E! Private water well = no water bills!

21. 2016-02-04
    price $270,700 343-char remark

    Show marketing remark (343 chars)

    New affordable home on 1 acre wooded lot offered by long time award winning metro home builder. Open floor plans, large bedrooms and closets. Located in continuously award winning Choctaw school. Great location just 10 minutes from Tinker AFB! Beautiful entrance to neighborhood. Cox Cable, ONG, OG&E! Private water well = no water bills!

22. 2016-01-22
    price $275,700 343-char remark

    Show marketing remark (343 chars)

    New affordable home on 1 acre wooded lot offered by long time award winning metro home builder. Open floor plans, large bedrooms and closets. Located in continuously award winning Choctaw school. Great location just 10 minutes from Tinker AFB! Beautiful entrance to neighborhood. Cox Cable, ONG, OG&E! Private water well = no water bills!

23. 2016-01-22
    price $272,700 343-char remark

    Show marketing remark (343 chars)

    New affordable home on 1 acre wooded lot offered by long time award winning metro home builder. Open floor plans, large bedrooms and closets. Located in continuously award winning Choctaw school. Great location just 10 minutes from Tinker AFB! Beautiful entrance to neighborhood. Cox Cable, ONG, OG&E! Private water well = no water bills!

24. 2016-01-22
    price $273,700 343-char remark

    Show marketing remark (343 chars)

    New affordable home on 1 acre wooded lot offered by long time award winning metro home builder. Open floor plans, large bedrooms and closets. Located in continuously award winning Choctaw school. Great location just 10 minutes from Tinker AFB! Beautiful entrance to neighborhood. Cox Cable, ONG, OG&E! Private water well = no water bills!

25. 2016-01-04
    price $274,700 343-char remark

    Show marketing remark (343 chars)

    New affordable home on 1 acre wooded lot offered by long time award winning metro home builder. Open floor plans, large bedrooms and closets. Located in continuously award winning Choctaw school. Great location just 10 minutes from Tinker AFB! Beautiful entrance to neighborhood. Cox Cable, ONG, OG&E! Private water well = no water bills!

26. 2015-12-30
    price $275,700 343-char remark

    Show marketing remark (343 chars)

    New affordable home on 1 acre wooded lot offered by long time award winning metro home builder. Open floor plans, large bedrooms and closets. Located in continuously award winning Choctaw school. Great location just 10 minutes from Tinker AFB! Beautiful entrance to neighborhood. Cox Cable, ONG, OG&E! Private water well = no water bills!

27. 2015-12-09
    price $279,700 343-char remark

    Show marketing remark (343 chars)

    New affordable home on 1 acre wooded lot offered by long time award winning metro home builder. Open floor plans, large bedrooms and closets. Located in continuously award winning Choctaw school. Great location just 10 minutes from Tinker AFB! Beautiful entrance to neighborhood. Cox Cable, ONG, OG&E! Private water well = no water bills!

28. 2015-12-09
    price $273,700 343-char remark

    Show marketing remark (343 chars)

    New affordable home on 1 acre wooded lot offered by long time award winning metro home builder. Open floor plans, large bedrooms and closets. Located in continuously award winning Choctaw school. Great location just 10 minutes from Tinker AFB! Beautiful entrance to neighborhood. Cox Cable, ONG, OG&E! Private water well = no water bills!

29. 2015-12-09
    price $278,700 343-char remark

    Show marketing remark (343 chars)

    New affordable home on 1 acre wooded lot offered by long time award winning metro home builder. Open floor plans, large bedrooms and closets. Located in continuously award winning Choctaw school. Great location just 10 minutes from Tinker AFB! Beautiful entrance to neighborhood. Cox Cable, ONG, OG&E! Private water well = no water bills!

30. 2015-12-04
    price $274,700 343-char remark

    Show marketing remark (343 chars)

    New affordable home on 1 acre wooded lot offered by long time award winning metro home builder. Open floor plans, large bedrooms and closets. Located in continuously award winning Choctaw school. Great location just 10 minutes from Tinker AFB! Beautiful entrance to neighborhood. Cox Cable, ONG, OG&E! Private water well = no water bills!

31. 2015-11-22
    price $275,700 343-char remark

    Show marketing remark (343 chars)

    New affordable home on 1 acre wooded lot offered by long time award winning metro home builder. Open floor plans, large bedrooms and closets. Located in continuously award winning Choctaw school. Great location just 10 minutes from Tinker AFB! Beautiful entrance to neighborhood. Cox Cable, ONG, OG&E! Private water well = no water bills!

32. 2015-11-22
    price $276,700 343-char remark

    Show marketing remark (343 chars)

    New affordable home on 1 acre wooded lot offered by long time award winning metro home builder. Open floor plans, large bedrooms and closets. Located in continuously award winning Choctaw school. Great location just 10 minutes from Tinker AFB! Beautiful entrance to neighborhood. Cox Cable, ONG, OG&E! Private water well = no water bills!

33. 2015-11-10
    price $274,700 343-char remark

    Show marketing remark (343 chars)

    New affordable home on 1 acre wooded lot offered by long time award winning metro home builder. Open floor plans, large bedrooms and closets. Located in continuously award winning Choctaw school. Great location just 10 minutes from Tinker AFB! Beautiful entrance to neighborhood. Cox Cable, ONG, OG&E! Private water well = no water bills!

34. 2015-11-10
    price $276,200 343-char remark

    Show marketing remark (343 chars)

    New affordable home on 1 acre wooded lot offered by long time award winning metro home builder. Open floor plans, large bedrooms and closets. Located in continuously award winning Choctaw school. Great location just 10 minutes from Tinker AFB! Beautiful entrance to neighborhood. Cox Cable, ONG, OG&E! Private water well = no water bills!

35. 2015-11-10
    price $275,700 343-char remark

    Show marketing remark (343 chars)

    New affordable home on 1 acre wooded lot offered by long time award winning metro home builder. Open floor plans, large bedrooms and closets. Located in continuously award winning Choctaw school. Great location just 10 minutes from Tinker AFB! Beautiful entrance to neighborhood. Cox Cable, ONG, OG&E! Private water well = no water bills!

36. 2015-11-06
    price $274,900 343-char remark

    Show marketing remark (343 chars)

    New affordable home on 1 acre wooded lot offered by long time award winning metro home builder. Open floor plans, large bedrooms and closets. Located in continuously award winning Choctaw school. Great location just 10 minutes from Tinker AFB! Beautiful entrance to neighborhood. Cox Cable, ONG, OG&E! Private water well = no water bills!

37. 2015-11-06
    price $275,700 343-char remark

    Show marketing remark (343 chars)

    New affordable home on 1 acre wooded lot offered by long time award winning metro home builder. Open floor plans, large bedrooms and closets. Located in continuously award winning Choctaw school. Great location just 10 minutes from Tinker AFB! Beautiful entrance to neighborhood. Cox Cable, ONG, OG&E! Private water well = no water bills!

38. 2015-11-02
    price $276,200 343-char remark

    Show marketing remark (343 chars)

    New affordable home on 1 acre wooded lot offered by long time award winning metro home builder. Open floor plans, large bedrooms and closets. Located in continuously award winning Choctaw school. Great location just 10 minutes from Tinker AFB! Beautiful entrance to neighborhood. Cox Cable, ONG, OG&E! Private water well = no water bills!

39. 2015-10-30
    price $276,700 343-char remark

    Show marketing remark (343 chars)

    New affordable home on 1 acre wooded lot offered by long time award winning metro home builder. Open floor plans, large bedrooms and closets. Located in continuously award winning Choctaw school. Great location just 10 minutes from Tinker AFB! Beautiful entrance to neighborhood. Cox Cable, ONG, OG&E! Private water well = no water bills!

40. 2015-10-06
    price $277,700 343-char remark

    Show marketing remark (343 chars)

    New affordable home on 1 acre wooded lot offered by long time award winning metro home builder. Open floor plans, large bedrooms and closets. Located in continuously award winning Choctaw school. Great location just 10 minutes from Tinker AFB! Beautiful entrance to neighborhood. Cox Cable, ONG, OG&E! Private water well = no water bills!

41. 2015-10-06
    price $277,200 343-char remark

    Show marketing remark (343 chars)

    New affordable home on 1 acre wooded lot offered by long time award winning metro home builder. Open floor plans, large bedrooms and closets. Located in continuously award winning Choctaw school. Great location just 10 minutes from Tinker AFB! Beautiful entrance to neighborhood. Cox Cable, ONG, OG&E! Private water well = no water bills!

42. 2015-09-25
    price $277,700 343-char remark

    Show marketing remark (343 chars)

    New affordable home on 1 acre wooded lot offered by long time award winning metro home builder. Open floor plans, large bedrooms and closets. Located in continuously award winning Choctaw school. Great location just 10 minutes from Tinker AFB! Beautiful entrance to neighborhood. Cox Cable, ONG, OG&E! Private water well = no water bills!

43. 2015-08-28
    listed $276,900 Active 343-char remark

    Show marketing remark (343 chars)

    New affordable home on 1 acre wooded lot offered by long time award winning metro home builder. Open floor plans, large bedrooms and closets. Located in continuously award winning Choctaw school. Great location just 10 minutes from Tinker AFB! Beautiful entrance to neighborhood. Cox Cable, ONG, OG&E! Private water well = no water bills!

ⓘ 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: $4,199 · $350/mo
• Projected year-2 tax: $4,199 · $350/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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $41,433
• − Mortgage interest: −$23,527
• − Property taxes: −$4,199
• − Insurance: −$2,100
• − Repairs & maintenance: −$3,315
• − Management: −$3,315
• − HOA: −$240
• − Depreciation: −$12,218
• Taxable loss: −$7,480
• Est. tax savings @ 24.0%: +$1,795
• After-tax cash flow: $1,558/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: Choctaw-Nicoma Park
• NCES district ID: 4007620
• Math proficiency: 28% ▼ -10.00%
• Reading proficiency: 32% ▼ -12.00%
• Median HH income: $69,072
• Composite: 28.02/100
• National rank: #6847
• State rank: #48 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
• City population: 498,656
• Population (ZIP): 5,701

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: Predominantly White (74%)
• Race & ethnicity: White 74% Two or more races 15% Hispanic / Latino 8% Black 3% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Portuguese 5% Italian 3% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 5% 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: ▼ -53.03%
• Current HPI: 260.6389
• Rent YoY: —
• Metro: —
• 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

+51.7% since first listed

35 events — show timeline

• 2026-05-01 Price Changed $420,000 MLSOK
• 2026-04-02 Price Changed $428,000 MLSOK
• 2026-03-12 Listed $440,000 MLSOK
• 2023-05-18 Sold (Public Records) $398,000 Public Records
• 2023-05-15 Sold (MLS) $398,000 MLSOK
• 2023-04-05 Pending — MLSOK
• 2023-04-03 Listed $398,000 MLSOK
• 2016-05-13 Sold (MLS) $279,600 MLSOK
• 2016-04-01 Pending — MLSOK
• 2016-03-25 Price Changed $270,700 MLSOK
• 2016-03-11 Price Changed $271,700 MLSOK
• 2016-02-04 Price Changed $270,700 MLSOK
• 2016-02-04 Price Changed $272,700 MLSOK
• 2016-01-22 Price Changed $273,700 MLSOK
• 2016-01-22 Price Changed $272,700 MLSOK
• 2016-01-22 Price Changed $275,700 MLSOK
• 2016-01-04 Price Changed $274,700 MLSOK
• 2015-12-30 Price Changed $275,700 MLSOK
• 2015-12-09 Price Changed $278,700 MLSOK
• 2015-12-09 Price Changed $273,700 MLSOK
• 2015-12-09 Price Changed $279,700 MLSOK
• 2015-12-04 Price Changed $274,700 MLSOK
• 2015-11-22 Price Changed $276,700 MLSOK
• 2015-11-22 Price Changed $275,700 MLSOK
• 2015-11-10 Price Changed $275,700 MLSOK
• 2015-11-10 Price Changed $276,200 MLSOK
• 2015-11-10 Price Changed $274,700 MLSOK
• 2015-11-06 Price Changed $275,700 MLSOK
• 2015-11-06 Price Changed $274,900 MLSOK
• 2015-11-02 Price Changed $276,200 MLSOK
• 2015-10-30 Price Changed $276,700 MLSOK
• 2015-10-06 Price Changed $277,200 MLSOK
• 2015-10-06 Price Changed $277,700 MLSOK
• 2015-09-25 Price Changed $277,700 MLSOK
• 2015-08-28 Listed $276,900 MLSOK

Property tax history

+50.3%/yr

Latest (2022): $4,199 · +3.8% YoY. Source: county tax records.