2300 N Prospect Ave · Oklahoma City, OK 73111

$99,900

2 bd · 1.0 ba · 1,358 sqft · SingleFamily public records · 50 Days on market

Built 1917 7,000 sqft lot $74/sqft · 41% below area Est $170k · 41% 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 +27.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• 1% rule +6.4/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

reo property needs work selling 'AS IS' need proof of funds with all offers,call forlockbox combo and addendums

Key facts

• Solid bones
• Functional layout
• Prime location

Tags

• PRIME LOCATION
• MAJOR HIGHWAYS
• FUNCTIONAL LAYOUT
• SOLID BONES

Property features AI

Finance

• Financial info: Not assumable; Loans allowed (buyer may qualify); Current listing price available (not included here)
• HOA & community: No mandatory association dues

Exterior

• Utilities: Homestead not indicated
• Home design: Single family residence; One-story; Existing property
• Construction: Stone construction; Composition roof; Combination foundation; Built (year not provided)
• Exterior features: Covered porch; Interior lot

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; No central air listed
• Interior features: One living area; No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $294 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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: Southeast Hs (math 8% / reading 17%, grade F, #355 of 447 statewide, top 80%, 854 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 (+2.1%/yr); 83 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); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 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 $691 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 + 2.1% rent growth), your $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 23y ago; this cycle's ask has dropped $35k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $11k; list at $100k implies a 776% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1917 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.14% ✓
• Cap rate: 9.82%
• Cash-on-cash: 12.61%
• DSCR: 1.56
• GRM: 7.3

CMA / ARV

• ARV (median comp): $169,503
• List price: $99,900
• Delta: -41.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1744 NE 20th St	0.34mi	2/1.0	1,308 (-4%)	2mo	$114,999	$88	77
2217 N Fonshill Ave	0.13mi	3/2.0 (+1)	1,429 (+5%)	2mo	$239,000	$167	74
1600 NE 20th St	0.24mi	3/2.0 (+1)	1,386 (+2%)	4mo	$232,000	$167	73
2605 N Kate Ave	0.33mi	3/1.0 (+1)	1,320 (-3%)	2mo	$93,500	$71	73
1435 NE 27th St	0.39mi	3/2.0 (+1)	1,275 (-6%)	6mo	$210,000	$165	58
2200 N Rhode Island Ave	0.25mi	3/1.0 (+1)	1,190 (-12%)	6mo	$154,900	$130	57
2127 NE 19th St	0.69mi	2/1.5	1,271 (-6%)	3mo	$67,500	$53	53
1108 NE 16th St	0.61mi	3/1.0 (+1)	1,503 (+11%)	0mo	$202,000	$134	48
1637 NE 32nd St	0.73mi	3/1.5 (+1)	1,235 (-9%)	2mo	$157,900	$128	42
2103 NE 26th St	0.71mi	3/1.0 (+1)	1,179 (-13%)	2mo	$110,000	$93	38
1224 NE 15th St	0.58mi	3/2.0 (+1)	1,551 (+14%)	4mo	$175,500	$113	37
1620 NE 12th St	0.74mi	2/2.0	1,170 (-14%)	2mo	$200,000	$171	37

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 · 2.13% rent growth · sell at horizon

5-year hold

• IRR: 1.4%
• Equity multiple: 1.05×
• Total profit: $1,516
• Equity at exit: $14,895

10-year hold

• IRR: 10.2%
• Equity multiple: 1.76×
• Total profit: $21,306
• Equity at exit: $8,638

Cash invested: $27,972 (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 73111

• Home prices YoY: -13.6%
• Rents YoY: 2.1%
• Active inventory: 83
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,140 high
• Mortgage (P&I): −$524
• Tax from tax record: −$41 /mo · $494/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $294

Break-even live

Break-even rent $768

Max offer price $99,900

Occupancy floor 69%

Sensitivity live

Price	-10% $351	-5% $322	+0% $294	+5% $266	+10% $237
Rent	-10% $204	-5% $249	+0% $294	+5% $339	+10% $384
Rate	-1.0pp $344	-0.5pp $319	base $294	+0.5pp $268	+1.0pp $242

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2135 N Lottie Ave Oklahoma City, OK	3.0	2.0	1602	$1,600	$1.00	44d	1	0.28mi
2312 N Everest Ave Oklahoma City, OK	3.0	1.0	1100	$1,299	$1.18	44d	1	0.31mi
1609 NE 18th St Oklahoma City, OK	2.0	1.0	899	$900	$1.00	5d	1	0.31mi
1727 NE 19th St Oklahoma City, OK	3.0	1.0	892	$995	$1.12	44d	1	0.31mi
1812 NE 24th St Oklahoma City, OK	3.0	1.0	1071	$1,175	$1.10	3d	1	0.32mi
1801 N Jordan Ave Oklahoma City, OK	2.0	1.0	1080	$1,000	$0.93	15d	1	0.37mi
2225 Glen Ellyn St Oklahoma City, OK	2.0	1.0	1095	$925	$0.84	44d	1	0.39mi
2709 N Fonshill Ave Oklahoma City, OK	2.0	1.0	949	$1,100	$1.16	24d	1	0.40mi
2148 N Stonewall Ave Oklahoma City, OK	2.0	1.0	1055	$875	$0.83	5d	1	0.43mi
2128 N Stonewall Ave Unit 1 Oklahoma City, OK	2.0	1.0	960	$800	$0.83	4d	1	0.44mi
1904 NE 25th St Oklahoma City, OK	2.0	1.0	939	$950	$1.01	5d	1	0.44mi
2908 N Fonshill Ave Oklahoma City, OK	3.0	2.0	1325	$1,225	$0.92	44d	1	0.46mi
1450 NE 16th Ter Oklahoma City, OK	3.0	1.0	1096	$1,295	$1.18	44d	1	0.47mi
1427 NE 28th St Oklahoma City, OK	1.0	1.0	876	$695	$0.79	44d	1	0.47mi
1220 NE 17th St Oklahoma City, OK	2.0	1.0	1100	$1,195	$1.09	44d	1	0.47mi
1921 NE 25th St Unit 3 Oklahoma City, OK	2.0	1.0	900	$875	$0.97	20d	1	0.49mi
1200 NE 17th St Unit B Oklahoma City, OK	2.0	1.0	1002	$2,100	$2.10	44d	1	0.51mi
1931 NE 25th St Unit 10 Oklahoma City, OK	2.0	1.0	900	$875	$0.97	24d	1	0.51mi
2300 Granada Blvd Oklahoma City, OK	3.0	1.0	999	$1,000	$1.00	12d	1	0.61mi
2107 Hardin Dr Oklahoma City, OK	3.0	1.0	999	$875	$0.88	44d	1	0.61mi
1444 NE 13th St Unit 1446 Oklahoma City, OK	2.0	2.0	1167	$1,199	$1.03	18d	1	0.64mi
2112 NE 23rd St Oklahoma City, OK	3.0	1.0	1117	$1,070	$0.96	18d	1	0.64mi
912 NE 21st St Oklahoma City, OK	2.0	1.0	1521	$1,350	$0.89	22d	1	0.65mi
943 East Dr Oklahoma City, OK	1.0	1.0	900	$995	$1.11	5d	1	0.67mi
939 East Dr Oklahoma City, OK	2.0	1.0	1039	$1,100	$1.06	24d	1	0.68mi
2143 NE 19th St Oklahoma City, OK	2.0	1.0	1265	$945	$0.75	44d	1	0.70mi
2200 Hardin Dr Oklahoma City, OK	3.0	1.0	1091	$1,025	$0.94	44d	1	0.70mi
2020 NE 30th St Oklahoma City, OK	3.0	1.0	1056	$1,150	$1.09	44d	1	0.78mi
1633 NE 11th St Oklahoma City, OK	3.0	2.0	1284	$1,945	$1.51	2d	1	0.83mi
2308 NE 21st St Oklahoma City, OK	3.0	1.0	1400	$1,250	$0.89	3d	1	0.84mi
2313 NE 23rd St Oklahoma City, OK	3.0	2.5	1500	$1,095	$0.73	44d	1	0.85mi
1621 NE 33rd St Oklahoma City, OK	3.0	2.0	1500	$1,975	$1.32	44d	1	0.86mi
1148 N Lottie Ave Oklahoma City, OK	2.0	1.0	1040	$1,150	$1.11	4d	1	0.86mi
736 NE 26th St Oklahoma City, OK	2.0	1.0	927	$1,050	$1.13	3d	1	0.87mi
2105 NE 12th St Oklahoma City, OK	3.0	2.0	1180	$1,650	$1.40	22d	1	0.92mi
1701 NE 34th St Oklahoma City, OK	2.0	1.5	900	$1,000	$1.11	44d	1	0.93mi
714 NE 27th St Unit 4 Oklahoma City, OK	2.0	1.0	950	$845	$0.89	24d	1	0.94mi
1445 NE 10th St Oklahoma City, OK	2.0	1.0	1011	$1,195	$1.18	18d	1	0.95mi
735 NE 14th St Oklahoma City, OK	2.0	1.0	1216	$1,299	$1.07	5d	1	0.98mi
1428 NE 10th St Oklahoma City, OK	3.0	2.0	1487	$1,600	$1.08	44d	1	0.98mi

Listing history 32 events

1. 2026-06-21
   days on market $99,900 Active 50 DOM
2. 2026-06-18
   days on market $99,900 Active 47 DOM
3. 2026-06-17
   days on market $99,900 Active 46 DOM
4. 2026-06-16
   days on market $99,900 Active 45 DOM
5. 2026-06-15
   days on market $99,900 Active 44 DOM
6. 2026-06-13
   days on market $99,900 Active 42 DOM
7. 2026-06-09
   days on market $99,900 Active 38 DOM
8. 2026-06-08
   days on market $99,900 Active 37 DOM
9. 2026-06-07
   days on market $99,900 Active 36 DOM
10. 2026-06-05
    pricedays on market $99,900 Active 33 DOM
11. 2026-06-03
    days on market $110,000 Active 32 DOM
12. 2026-06-02
    days on market $110,000 Active 31 DOM
13. 2026-06-01
    days on market $110,000 Active 30 DOM
14. 2026-05-31
    days on market $110,000 Active 29 DOM
15. 2026-05-11
    price $125,000 522-char remark
16. 2026-05-02
    listed $135,000 Active 522-char remark
17. 2026-02-22
    historical $899
18. 2025-12-02
    listed $899
19. 2024-11-04
    historical $899
20. 2024-10-03
    price $899
21. 2024-09-28
    price $920
22. 2024-06-12
    listed $975
23. 2016-08-12
    historical
24. 2016-07-28
    price $39,600
25. 2016-07-18
    price $39,700
26. 2016-07-12
    price $39,800
27. 2016-07-01
    price $39,900
28. 2016-06-24
    listed $43,500 Active
29. 2003-12-22
    soldstatus $11,400

    Show marketing remark (111 chars)

    reo property needs work selling 'AS IS' need proof of funds with all offers,call forlockbox combo and addendums

30. 2003-11-04
    historical

    Show marketing remark (111 chars)

    reo property needs work selling 'AS IS' need proof of funds with all offers,call forlockbox combo and addendums

31. 2003-08-06
    listed $15,900

    Show marketing remark (111 chars)

    reo property needs work selling 'AS IS' need proof of funds with all offers,call forlockbox combo and addendums

32. 1980-02-01
    soldstatus $12,500

ⓘ 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: $494 · $41/mo
• Projected year-2 tax: $899 · $75/mo
• Expected delta: +$405/yr (+$34/mo · 81.8%)

ⓘ 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 5/10 Major 6 d/yr ≥107°F today · 17 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: $13,682
• − Mortgage interest: −$5,596
• − Property taxes: −$494
• − Insurance: −$500
• − Repairs & maintenance: −$1,095
• − Management: −$1,095
• − Depreciation: −$2,906
• Taxable income: $1,997
• Est. tax owed @ 24.0%: −$479
• After-tax cash flow: $3,049/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): 10,727
• Household income: $40,340
• Rent vs Own: 45.8% rent · 54.2% own
• Severe rent burden: 804.0

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: Predominantly Black (76%)
• Race & ethnicity: Black 76% White 13% Two or more races 7% Hispanic / Latino 6% Native American 2%
• Hispanic origin (detail): Mexican 4%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 6%

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: ▼ -34.64%
• Current HPI: 220.6395
• Rent YoY: ▲ 2.13%
• 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

+699.2% since first listed

20 events — show timeline

• 2026-06-04 Price Changed $99,900 MLSOK
• 2026-05-24 Price Changed $110,000 MLSOK
• 2026-05-11 Price Changed $125,000 MLSOK
• 2026-05-02 Listed $135,000 MLSOK
• 2026-02-22 Rental Removed $899 APPFOLIO
• 2025-12-02 Listed for Rent $899 APPFOLIO
• 2024-11-04 Rental Removed $899 APPFOLIO
• 2024-10-03 Price Changed $899 APPFOLIO
• 2024-09-28 Price Changed $920 APPFOLIO
• 2024-06-12 Listed for Rent $975 APPFOLIO
• 2016-08-12 Listing Removed — MLSOK
• 2016-07-28 Price Changed $39,600 MLSOK
• 2016-07-18 Price Changed $39,700 MLSOK
• 2016-07-12 Price Changed $39,800 MLSOK
• 2016-07-01 Price Changed $39,900 MLSOK
• 2016-06-24 Listed $43,500 MLSOK
• 2003-12-22 Sold (MLS) $11,400 MLSOK
• 2003-11-04 Listing Removed — MLSOK
• 2003-08-06 Listed $15,900 MLSOK
• 1980-02-01 Sold (Public Records) $12,500 Public Records

Property tax history

+6.4%/yr

Latest (2025): $494 · +4.1% YoY. Source: county tax records.