413 NW 143rd St · Oklahoma City, OK 73013

$285,000

4 bd · 3.0 ba · 2,290 sqft · SingleFamily public records · 15 Days on market

Built 1999 Est $323k · 12% under

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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 +12.8/15.0
• Cash flow +12.7/30.0
• Livability +4.0/5.0
• DSCR +3.8/10.0
• Schools +3.6/10.0
• 1% rule +3.3/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEW HOME BY GRAND VALLEY PROPERTIES SOLD AS A CUSTOM..

Key facts

• Large covered patio
• Crown moldings
• Corner lot

Tags

• CORNER LOT
• CUSTOM HALF-CIRCLE DRIVE
• LARGE COVERED PATIO
• CROWN MOLDINGS
• 12FT CEILING IN LIVING ROOM
• 10FT CEILING IN MASTER BEDROOM

Property features AI

Exterior

• Home design: Built in 1999
• Construction: Built in 1999
• Exterior features: Located in the Glen Oaks Residential subdivision

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-32 ($-379/yr) — negative.
• To cash-flow at today's rent, offer at most $279k (2.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (16.6% below list).
• Recommended offer: $238k (16.6% 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: schools F, crime F.
• Edmond (suburban): math 38% / reading 40% proficiency, ranked #11 of 270 in OK (top 4%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.1%/yr); 654 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $2k of loan paydown is wiped out by about $9k 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 15 days — a 2% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 27y 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.
• Current owner paid $158k; list at $285k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $237,721 (16.6% 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. 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. 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?
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: 0.83% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.48%
• DSCR: 0.98
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $322,890
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
500 NW 143rd St	0.12mi	3/3.0 (-1)	2,340 (+2%)	2mo	$285,000	$122	84
14521 Waterfront Rd	0.23mi	3/2.0 (-1)	2,219 (-3%)	2mo	$340,000	$153	74
14609 N Waterfront Rd	0.31mi	4/2.5	2,230 (-3%)	14mo	$323,500	$145	68
14605 N Waterfront Rd	0.30mi	4/2.0	2,056 (-10%)	0mo	$307,000	$149	65
805 NW 142nd St	0.41mi	3/2.5 (-1)	2,307 (+1%)	9mo	$297,500	$129	65
404 NW 140th St	0.20mi	3/2.5 (-1)	2,154 (-6%)	13mo	$305,000	$142	63
13804 Oakmond Rd	0.35mi	4/2.0	2,077 (-9%)	6mo	$267,000	$129	59
1112 NW 140th Ter	0.72mi	3/2.5 (-1)	2,268 (-1%)	3mo	$285,000	$126	55
713 NW 143rd St	0.37mi	3/2.0 (-1)	2,144 (-6%)	10mo	$285,900	$133	55
705 NW 142nd St	0.34mi	3/2.0 (-1)	1,996 (-13%)	8mo	$259,000	$130	47
15300 Olde Lake Ln	0.70mi	4/3.5	2,548 (+11%)	14mo	$475,000	$186	35
14016 Apache Dr	0.74mi	3/2.0 (-1)	1,951 (-15%)	1mo	$275,000	$141	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 · 3.14% rent growth · sell at horizon

5-year hold

• IRR: -16.9%
• Equity multiple: 0.40×
• Total profit: $-47,861
• Equity at exit: $42,494

10-year hold

• IRR: -8.6%
• Equity multiple: 0.46×
• Total profit: $-42,894
• Equity at exit: $24,642

Cash invested: $79,800 (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 73013

• Rents YoY: 3.1%
• Active inventory: 654
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,377 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$296 /mo · $3,556/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $-32

Break-even live

Break-even rent $2,417

Max offer price $279,415

Occupancy floor 96%

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
413 NW 143rd St Edmond, OK	4.0	3.0	2290	$2,395	$1.05	23d	1	0.02mi
413 NW 143rd St Edmond, OK	4.0	3.0	2290	$2,395	$1.05	2d	1	0.02mi
605 NW 138th St Edmond, OK	3.0	2.0	1631	$1,745	$1.07	2d	1	0.34mi
1800 Napa Valley Rd Edmond, OK	3.0	2.5	1901	$2,200	$1.16	23d	1	0.97mi
13 NW 156th St Edmond, OK	3.0	2.0	1746	$2,200	$1.26	23d	1	1.05mi
2609 Foxglove Ln Edmond, OK	4.0	3.0	2350	$2,650	$1.13	4d	1	1.37mi
2609 Foxglove Ln Edmond, OK	4.0	3.0	2350	$2,650	$1.13	23d	1	1.37mi
16108 N Western Ave Edmond, OK	3.0–4.0	2.5	1700	$2,098	$1.23	3d	6	1.41mi

Listing history 3 events

1. 2026-05-12
   listed $285,000 Active
2. 2000-01-13
   soldstatus $157,725 54-char remark

   Show marketing remark (54 chars)

   NEW HOME BY GRAND VALLEY PROPERTIES SOLD AS A CUSTOM..

3. 1999-06-17
   listed $157,725 54-char remark

   Show marketing remark (54 chars)

   NEW HOME BY GRAND VALLEY PROPERTIES SOLD AS A CUSTOM..

ⓘ 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: $3,556 · $296/mo
• Projected year-2 tax: $3,556 · $296/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 ≥108°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,527
• − Mortgage interest: −$15,964
• − Property taxes: −$3,556
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,282
• − Management: −$2,282
• − Depreciation: −$8,291
• Taxable loss: −$5,274
• Est. tax savings @ 24.0%: +$1,266
• After-tax cash flow: $886/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: Edmond
• NCES district ID: 4010590
• Math proficiency: 38% ▼ -12.00%
• Reading proficiency: 40% ▼ -12.00%
• Median HH income: $73,212
• Composite: 35.88/100
• National rank: #4814
• State rank: #11 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): 58,023
• Household income: $113,870
• Rent vs Own: 24.0% rent · 76.0% own
• Severe rent burden: 1313.0

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 White (67%)
• Race & ethnicity: White 67% Two or more races 11% Black 9% Asian 7% Hispanic / Latino 5% Native American 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 2%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 91% English-only · Other Indo-European 3% Spanish 2% 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: ▼ -201.41%
• Current HPI: 214.2251
• Rent YoY: ▲ 3.14%
• 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

+80.7% since first listed

3 events — show timeline

• 2026-05-12 Listed $285,000 FSBO.com
• 2000-01-13 Sold (MLS) $157,725 MLSOK
• 1999-06-17 Listed $157,725 MLSOK

Property tax history

+2.9%/yr

Latest (2025): $3,556 · +5.3% YoY. Source: county tax records.