2509 NW 11th St · Oklahoma City, OK 73107

$95,000

2 bd · 1.0 ba · 1,103 sqft · SingleFamily public records · 9 Days on market

Built 1920 5,001 sqft lot Est $184k · 48% under

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Why this score? — see what drove the B- 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 +25.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +5.8/10.0
• 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 MLS

This home has been owned by the same family since the late 1930's! There is so much charm in this home and the historic Miller Blvd subdivision! The home has a wall furnace and window units, two bedrooms and one bathroom. There is a garage in the back that once housed an apartment. Make an appointment to see this investor special today! **Property is sold in AS-IS condition**

Key facts

• Large storage area
• Front porch
• Workshop

Tags

• ORIGINAL HARDWOOD FLOORS
• FRONT PORCH
• LARGE STORAGE AREA
• WORKSHOP
• GARAGE SPACE

Property features AI

Finance

• Other: Never occupied; Model home: no
• Financial info: Listing offered as-is; Cash only; Not assumable; Not eligible for loan qualify
• HOA & community: No mandatory association dues

Exterior

• Parking: Concrete parking; 1-car garage
• Utilities: No flood insurance indicated
• Home design: Single family residence; One story; Faces south; Existing property
• Construction: Vinyl siding; Composition roof; Wood frame windows; Conventional foundation
• Exterior features: Covered porch; Porch; Outbuildings; Workshop; Storage; Chain link fencing; Interior lot

Interior

• Kitchen: Water heater
• Bedrooms: 2 bedrooms
• Flooring: Tile; Wood; Other
• Bathrooms: 1 full bathroom
• Heating & cooling: Other heating; Window unit cooling
• Interior features: Inside utility; Workshop; Storage; No fireplace
• Laundry & utility: Inside utility

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $230 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Cap rate 9.2% 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.
• 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: Hawthorne Es (math 8% / reading 17%, grade F, #652 of 845 statewide, top 79%, 376 students, 0% FRL); Classen Hs of Advanced Studies (math 37% / reading 57%, grade D-, #11 of 447 statewide, top 2%, 743 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.
• Zoned-school proficiency averages 30% at this address vs 8% district-wide (+21 pts) — the actual schools serving this property are materially stronger than the Oklahoma City average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+7.3%/yr); 216 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $657 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 $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $75k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $95,000

Questions for the listing agent

1. Built in 1920 — 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: 1.08% ✓
• Cap rate: 9.20%
• Cash-on-cash: 10.39%
• DSCR: 1.46
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $184,201
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2509 NW 11 St	0.00mi	2/1.0	1,103 (0%)	2mo	$75,000	$68	98
2419 W Park Pl	0.10mi	2/1.0	1,124 (+2%)	3mo	$165,000	$147	90
2604 NW 12th St	0.12mi	2/1.0	1,124 (+2%)	4mo	$205,000	$182	88
2638 NW 11th St	0.19mi	2/1.0	1,095 (-1%)	4mo	$214,900	$196	87
2634 NW 11th St	0.18mi	2/1.0	1,161 (+5%)	3mo	$175,000	$151	80
2508 NW 13th St	0.12mi	2/1.0	1,197 (+8%)	4mo	$200,000	$167	77
2524 NW 15th St	0.26mi	2/1.0	1,212 (+10%)	6mo	$195,000	$161	67
2543 NW 18th St	0.51mi	3/1.0 (+1)	1,141 (+3%)	3mo	$200,000	$175	63
2225 NW 13th St	0.37mi	3/1.5 (+1)	1,170 (+6%)	4mo	$105,000	$90	62
2003 NW 13th St	0.64mi	3/1.5 (+1)	1,080 (-2%)	1mo	$196,000	$181	59
2244 NW 20th St	0.69mi	2/1.0	1,052 (-5%)	2mo	$176,000	$167	58
2428 NW 22nd St	0.75mi	2/1.0	1,145 (+4%)	3mo	$169,000	$148	56

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: 3.6%
• Equity multiple: 1.15×
• Total profit: $3,870
• Equity at exit: $14,165

10-year hold

• IRR: 16.6%
• Equity multiple: 2.61×
• Total profit: $42,873
• Equity at exit: $8,214

Cash invested: $26,600 (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 73107

• Rents YoY: 7.3%
• Active inventory: 216
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,027 high
• Mortgage (P&I): −$498
• Tax from tax record: −$43 /mo · $521/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $230

Break-even live

Break-even rent $736

Max offer price $95,000

Occupancy floor 73%

Sensitivity live

Price	-10% $284	-5% $257	+0% $230	+5% $203	+10% $177
Rent	-10% $149	-5% $190	+0% $230	+5% $271	+10% $311
Rate	-1.0pp $278	-0.5pp $254	base $230	+0.5pp $206	+1.0pp $181

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2525 NW 11th St Oklahoma City, OK	3.0	2.0	1415	$1,550	$1.10	44d	1	0.05mi
2526 1/2 NW 12th St Oklahoma City, OK	1.0	1.0	715	$900	$1.26	44d	1	0.06mi
2515 W Park Pl Oklahoma City, OK	1.0	1.0	950	$950	$1.00	44d	1	0.08mi
2531 W Park Pl Oklahoma City, OK	1.0	1.0	716	$725	$1.01	4d	1	0.10mi
2608 NW 12th St Oklahoma City, OK	1.0	1.0	860	$950	$1.10	44d	1	0.14mi
2608 NW 12th St Oklahoma City, OK	1.0	1.0	860	$950	$1.10	24d	1	0.14mi
2612 NW 12th St Oklahoma City, OK	1.0	1.0	925	$750	$0.81	24d	1	0.15mi
2609 NW 12th St Oklahoma City, OK	1.0	1.0	850	$800	$0.94	44d	1	0.15mi
2325 NW 12th St Unit C Oklahoma City, OK	2.0	1.0	736	$899	$1.22	17d	1	0.21mi
2325 NW 12th St Unit D Oklahoma City, OK	2.0	1.0	836	$899	$1.08	44d	1	0.21mi
2319 NW 12th St Unit A Oklahoma City, OK	2.0	1.0	874	$925	$1.06	44d	1	0.23mi
2645 NW 13th St Unit A Oklahoma City, OK	1.0	1.0	700	$600	$0.86	22d	1	0.26mi
1403 N Miller Blvd Oklahoma City, OK	2.0	1.0	1200	$1,100	$0.92	4d	1	0.31mi
2502 NW 16th St Oklahoma City, OK	2.0	1.0	780	$1,100	$1.41	44d	1	0.32mi
2231 NW 12th St Unit 22315 Oklahoma City, OK	1.0	1.0	983	$795	$0.81	15d	1	0.33mi
2229 NW 12th St Unit 22295 Oklahoma City, OK	1.0	1.0	983	$895	$0.91	15d	1	0.33mi
2801 NW 11th St Oklahoma City, OK	2.0	1.0	1100	$1,150	$1.05	15d	1	0.37mi
1207 N Ross Ave Unit 1 Oklahoma City, OK	2.0	1.0	850	$880	$1.04	4d	1	0.37mi
2308 NW 16th St Oklahoma City, OK	1.0	1.0	850	$1,125	$1.32	3d	1	0.40mi
2306 NW 16th St Oklahoma City, OK	1.0	1.0	850	$1,050	$1.24	44d	1	0.40mi
2916 NW 14th St Oklahoma City, OK	2.0	4.0	800	$900	$1.12	3d	1	0.57mi
2004 NW 15th St Oklahoma City, OK	2.0	1.0	982	$975	$0.99	44d	1	0.66mi
1945 W Park Pl Oklahoma City, OK	2.0	1.0	912	$1,215	$1.33	3d	1	0.66mi
2820 General Pershing Blvd Oklahoma City, OK	1.0–3.0	1.0–2.0	951	$1,185	$1.25	2d	39	0.68mi
3021 NW 13th St Oklahoma City, OK	3.0	1.0	1072	$995	$0.93	24d	1	0.68mi
2209 NW 19th St Oklahoma City, OK	1.0	1.0	950	$1,000	$1.05	2d	1	0.69mi
2209 NW 19th St Oklahoma City, OK	1.0	1.0	950	$1,000	$1.05	4d	1	0.69mi
2207 NW 19th St Oklahoma City, OK	1.0	1.5	1208	$1,050	$0.87	4d	1	0.70mi
2854 NW 19th St Unit 2854 Oklahoma City, OK	2.0	1.0	811	$1,280	$1.58	3d	1	0.70mi
3024 NW 14th St Oklahoma City, OK	2.0	1.0	924	$895	$0.97	16d	1	0.71mi
2748 NW 22nd St Oklahoma City, OK	2.0	1.0	1066	$1,500	$1.41	3d	1	0.80mi
2236 NW 22nd St Oklahoma City, OK	2.0	1.0	1200	$950	$0.79	22d	1	0.80mi
2300 N Youngs Blvd Oklahoma City, OK	1.0	1.0	1176	$865	$0.74	44d	1	0.80mi
2010 NW 20th St Unit 2428 Oklahoma City, OK	1.0	1.0	800	$899	$1.12	44d	1	0.87mi
3003 NW 20th St Oklahoma City, OK	2.0	1.0	909	$999	$1.10	44d	1	0.88mi
1740 NW 11th St Unit A Oklahoma City, OK	2.0	1.0	750	$945	$1.26	15d	1	0.91mi
907 N Indiana Ave Oklahoma City, OK	2.0	1.0	850	$895	$1.05	24d	1	0.92mi
2605 NW 24th St Oklahoma City, OK	2.0	1.0	1300	$1,525	$1.17	3d	1	0.92mi
1744 NW 15th St Oklahoma City, OK	2.0	1.0	821	$1,600	$1.95	44d	1	0.94mi
1701 NW 12th St Unit 11 Oklahoma City, OK	1.0	1.0	791	$1,445	$1.83	44d	1	1.00mi

Listing history 8 events

1. 2026-06-18
   days on market $95,000 Active 9 DOM
2. 2026-06-17
   days on market $95,000 Active 8 DOM
3. 2026-06-16
   days on market $95,000 Active 7 DOM
4. 2026-06-15
   days on market $95,000 Active 6 DOM
5. 2026-06-13
   remarks 348-char remark
6. 2026-06-13
   days on market $95,000 Active 4 DOM
7. 2026-06-10
   remarks 326-char remark
8. 2026-06-10
   listed $95,000 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: $521 · $43/mo
• Projected year-2 tax: $855 · $71/mo
• Expected delta: +$334/yr (+$28/mo · 64.1%)

ⓘ 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 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: $12,327
• − Mortgage interest: −$5,321
• − Property taxes: −$521
• − Insurance: −$475
• − Repairs & maintenance: −$986
• − Management: −$986
• − Depreciation: −$2,764
• Taxable income: $1,273
• Est. tax owed @ 24.0%: −$306
• After-tax cash flow: $2,458/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

+5.7% since first listed

5 events — show timeline

• 2026-06-08 Listed $95,000 MLSOK
• 2026-04-24 Sold (Public Records) $75,000 Public Records
• 2026-04-20 Sold (MLS) $75,000 MLSOK
• 2026-04-09 Pending — MLSOK
• 2026-04-08 Listed $89,900 MLSOK

Property tax history

+0.5%/yr

Latest (2025): $521 · -0.8% YoY. Source: county tax records.