8220 NW 112th Ter · Oklahoma City, OK 73162

$169,900

3 bd · 2.0 ba · 2,247 sqft · SingleFamily public records · 28 Days on market

Built 1981 7,802 sqft lot Est $274k · 38% under

---

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 +22.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +6.0/10.0
• Livability +4.0/5.0
• Rent growth +3.9/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

What a buy in NW OKC!! 2 living and 2 dining!! Good size bedrooms!! This won't last long!! Home needs a little TLC but look at the price!! Proof of funds required!! Home is priced as-is!!

Key facts

• 7,802 sq ft lot
• 2 garage spots
• Built 1981

Property features AI

Finance

• Other: Lot listed with other lot features
• Financial info: Listing offered as-is; Cash-only terms indicated; Not assumable; Does not qualify for loan (per listing)
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Utilities: No homestead indicated
• Home design: Single family residence; One-level home; Residential property; Located in Eagle Ridge addition
• Construction: Brick construction; Other roof type; Slab foundation; Existing property
• Exterior features: No notable exterior features listed; Storm shelter (other type)

Interior

• Kitchen: Kitchen approximately 10 x 12
• Bedrooms: 3 bedrooms total; Primary bedroom approximately 13 x 18; Bedroom approximately 13 x 14; Bedroom approximately 11 x 14
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: Two living areas; One fireplace (other type)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $300 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $167k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.4% 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.
• Putnam City (urban): math 12% / reading 16% proficiency, ranked #227 of 270 in OK (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Dennis Es (math 27% / reading 27%, grade F, #311 of 845 statewide, top 40%, 513 students, 0% FRL); Putnam City North Hs (math 18% / reading 29%, grade F, #218 of 447 statewide, top 49%, 1,579 students, 0% FRL) — zoned schools average 0% FRL vs 65% district-wide (65 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+5.6%/yr); 166 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $5k 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 + 5.6% rent growth), your $48k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; list at $170k implies a 70% 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 $167,351 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.10% ✓
• Cap rate: 8.41%
• Cash-on-cash: 7.56%
• DSCR: 1.34
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $274,134
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8317 NW 113th St	0.13mi	3/2.0	2,259 (+0%)	0mo	$269,000	$119	92
8400 NW 111th St	0.22mi	3/2.0	2,308 (+3%)	2mo	$274,000	$119	84
11408 Windmill Rd	0.12mi	3/2.0	2,463 (+10%)	0mo	$168,000	$68	78
8037 Willow Creek Blvd	0.35mi	3/2.0	2,194 (-2%)	2mo	$249,000	$113	78
8516 NW 111th St	0.35mi	4/2.0 (+1)	2,139 (-5%)	3mo	$327,500	$153	69
8321 NW 113th Ter	0.17mi	3/2.0	1,962 (-13%)	3mo	$245,000	$125	68
8116 NW 119th St	0.44mi	3/2.0	2,009 (-11%)	2mo	$245,000	$122	60
8600 NW 111th St	0.37mi	3/3.0	2,500 (+11%)	1mo	$438,000	$175	59
8720 NW 109th Ter	0.65mi	4/2.0 (+1)	2,184 (-3%)	2mo	$369,900	$169	58
11920 Skyway Ave	0.62mi	3/2.0	2,476 (+10%)	1mo	$289,000	$117	53
8913 NW 113th St	0.66mi	3/2.0	2,018 (-10%)	2mo	$290,000	$144	50
8713 NW 107th St	0.66mi	4/2.5 (+1)	2,494 (+11%)	2mo	$305,000	$122	43

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 · 5.59% rent growth · sell at horizon

5-year hold

• IRR: -1.9%
• Equity multiple: 0.93×
• Total profit: $-3,423
• Equity at exit: $25,333

10-year hold

• IRR: 10.5%
• Equity multiple: 1.91×
• Total profit: $43,306
• Equity at exit: $14,690

Cash invested: $47,572 (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 73162

• Rents YoY: 5.6%
• Active inventory: 166
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,866 high
• Mortgage (P&I): −$891
• Tax from tax record: −$213 /mo · $2,552/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $300

Break-even live

Break-even rent $1,487

Max offer price $169,900

Occupancy floor 79%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8301 NW 112th St Oklahoma City, OK	3.0	2.0	1720	$1,625	$0.94	23d	1	0.07mi
8312 NW 112th St Oklahoma City, OK	3.0	2.0	2284	$1,700	$0.74	23d	1	0.11mi
11629 Kings Cir Oklahoma City, OK	4.0	2.0	2082	$1,950	$0.94	2d	1	0.25mi
8024 NW 110th Dr Oklahoma City, OK	3.0	2.0	1445	$1,695	$1.17	23d	1	0.38mi
8609 NW 113th Ct Oklahoma City, OK	3.0	2.0	1800	$2,000	$1.11	23d	1	0.39mi
8016 NW 110th Dr Oklahoma City, OK	3.0	2.0	1445	$1,695	$1.17	11d	1	0.39mi
8000 NW 110th Dr Oklahoma City, OK	3.0	2.0	1445	$1,745	$1.21	14d	1	0.41mi
12216 Sylvester Dr Oklahoma City, OK	3.0	2.0	2052	$1,845	$0.90	23d	1	0.58mi
12100 Blueway Ave Oklahoma City, OK	3.0	2.0	2496	$2,099	$0.84	2d	1	0.60mi
12213 Sylvester Dr Oklahoma City, OK	4.0	3.0	2441	$2,050	$0.84	4d	1	0.61mi
12213 Sylvester Dr Oklahoma City, OK	4.0	3.0	2441	$2,050	$0.84	14d	1	0.61mi
8816 NW 114th St Oklahoma City, OK	3.0	2.0	2013	$2,200	$1.09	4d	1	0.62mi
10522 Harvest Moon Ave Oklahoma City, OK	3.0	2.5	1500	$1,395	$0.93	23d	1	0.63mi
8521 NW 121st St Oklahoma City, OK	4.0	2.0	2417	$1,999	$0.83	2d	1	0.66mi
8824 NW 109th Ln Oklahoma City, OK	3.0	2.5	1520	$1,745	$1.15	23d	1	0.69mi
8027 NW 104th St Oklahoma City, OK	2.0	2.0	1570	$1,395	$0.89	3d	1	0.72mi
8821 NW 120th St Oklahoma City, OK	4.0	3.0	2880	$2,025	$0.70	23d	1	0.74mi
8922 NW 109th Ter Oklahoma City, OK	3.0	2.5	1412	$1,600	$1.13	23d	1	0.77mi
9113 NW 121st St Yukon, OK	4.0	2.0	1650	$1,986	$1.20	23d	1	1.07mi
9777 N Council Rd Oklahoma City, OK	3.0	2.0	1421	$1,539	$1.08	16d	1	1.07mi
7136 NW 115th St Unit 7138 Oklahoma City, OK	3.0	2.0	1489	$1,325	$0.89	23d	1	1.16mi
7137 NW 116th St Unit 7137 Oklahoma City, OK	3.0	2.0	1465	$1,350	$0.92	23d	1	1.17mi
7420 NW 126th St Oklahoma City, OK	3.0	2.0	1580	$1,600	$1.01	23d	1	1.21mi
12829 High Plains Ave Oklahoma City, OK	3.0	2.5	2006	$2,195	$1.09	2d	1	1.24mi
9109 NW 127th St Oklahoma City, OK	3.0	2.0	1400	$1,845	$1.32	21d	1	1.26mi
9109 NW 127th St Oklahoma City, OK	3.0	2.0	1400	$1,845	$1.32	23d	1	1.26mi
11620 Krew Way Yukon, OK	4.0	2.0	1459	$1,725	$1.18	2d	1	1.27mi
12721 Cortona Ter Yukon, OK	4.0	2.0	1650	$2,095	$1.27	23d	1	1.28mi
11625 Krew Way Yukon, OK	4.0	2.0	1459	$1,595	$1.09	4d	1	1.30mi
12709 Torretta Way Yukon, OK	4.0	2.5	1903	$2,210	$1.16	4d	1	1.44mi
12816 Torretta Way Yukon, OK	4.0	2.0	1459	$1,730	$1.19	4d	1	1.44mi
12836 Torretta Way Yukon, OK	4.0	2.0	2065	$2,070	$1.00	10d	1	1.44mi
12812 Torretta Way Yukon, OK	4.0	2.0	2065	$2,070	$1.00	4d	1	1.44mi
12845 Torretta Way Yukon, OK	4.0	2.0	1459	$1,745	$1.20	11d	1	1.46mi
12845 Torretta Way Yukon, OK	4.0	2.0	1459	$1,745	$1.20	17d	1	1.46mi
13512 Vinita Dr Oklahoma City, OK	3.0	2.5	1573	$1,695	$1.08	2d	1	1.49mi

Listing history 32 events

1. 2026-06-13
   statusdays on market $169,900 Pending 28 DOM
2. 2026-06-09
   days on market $169,900 Active 25 DOM
3. 2026-06-08
   days on market $169,900 Active 24 DOM
4. 2026-06-07
   days on market $169,900 Active 23 DOM
5. 2026-06-03
   days on market $169,900 Active 19 DOM
6. 2026-06-02
   days on market $169,900 Active 18 DOM
7. 2026-06-01
   days on market $169,900 Active 17 DOM
8. 2026-05-31
   days on market $169,900 Active 16 DOM
9. 2026-05-15
   listed $185,000 Active
10. 2026-03-15
    historical $1,715
11. 2026-03-10
    price $1,715
12. 2026-03-09
    price $1,750
13. 2026-03-08
    price $1,745
14. 2026-03-03
    price $1,715
15. 2026-03-02
    price $1,750
16. 2026-03-01
    price $1,745
17. 2026-02-28
    price $1,740
18. 2026-02-27
    price $1,735
19. 2026-02-26
    price $1,730
20. 2026-02-21
    price $1,735
21. 2026-02-20
    price $1,770
22. 2026-02-19
    price $1,765
23. 2026-02-18
    price $1,760
24. 2026-02-17
    price $1,795
25. 2026-02-16
    price $1,790
26. 2026-02-13
    price $1,785
27. 2026-02-06
    price $1,810
28. 2026-02-04
    listed $1,815
29. 2015-03-10
    soldstatus $100,000
30. 2015-03-09
    soldstatus $100,000 189-char remark

    Show marketing remark (189 chars)

    What a buy in NW OKC!! 2 living and 2 dining!! Good size bedrooms!! This won't last long!! Home needs a little TLC but look at the price!! Proof of funds required!! Home is priced as-is!!

31. 2015-01-20
    listed $99,900 189-char remark

    Show marketing remark (189 chars)

    What a buy in NW OKC!! 2 living and 2 dining!! Good size bedrooms!! This won't last long!! Home needs a little TLC but look at the price!! Proof of funds required!! Home is priced as-is!!

32. 1988-09-30
    soldstatus $57,000

ⓘ 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: $2,552 · $213/mo
• Projected year-2 tax: $2,552 · $213/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,393
• − Mortgage interest: −$9,517
• − Property taxes: −$2,552
• − Insurance: −$850
• − Repairs & maintenance: −$1,791
• − Management: −$1,791
• − Depreciation: −$4,943
• Taxable income: $949
• Est. tax owed @ 24.0%: −$228
• After-tax cash flow: $3,369/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: Putnam City
• NCES district ID: 4025290
• Math proficiency: 12% ▼ -18.00%
• Reading proficiency: 16% ▼ -14.00%
• Median HH income: $46,657
• Composite: 12.61/100
• National rank: #9614
• State rank: #227 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): 28,728
• Household income: $88,031
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 913.0

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 0.59)
• Race & ethnicity: White 62% Black 14% Two or more races 11% Hispanic / Latino 8% Asian 6% Native American 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 4% Italian 2% Serbian 1%
• Foreign-born: 8% · Vietnam, Canada, China
• Languages at home: 90% English-only · Spanish 4% Vietnamese 2% 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: ▼ -172.35%
• Current HPI: 205.6639
• Rent YoY: ▲ 5.59%
• 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

+224.6% since first listed

24 events — show timeline

• 2026-05-15 Listed $185,000 MLSOK
• 2026-03-15 Rental Removed $1,715 RENTPROGRESS
• 2026-03-10 Price Changed $1,715 RENTPROGRESS
• 2026-03-09 Price Changed $1,750 RENTPROGRESS
• 2026-03-08 Price Changed $1,745 RENTPROGRESS
• 2026-03-03 Price Changed $1,715 RENTPROGRESS
• 2026-03-02 Price Changed $1,750 RENTPROGRESS
• 2026-03-01 Price Changed $1,745 RENTPROGRESS
• 2026-02-28 Price Changed $1,740 RENTPROGRESS
• 2026-02-27 Price Changed $1,735 RENTPROGRESS
• 2026-02-26 Price Changed $1,730 RENTPROGRESS
• 2026-02-21 Price Changed $1,735 RENTPROGRESS
• 2026-02-20 Price Changed $1,770 RENTPROGRESS
• 2026-02-19 Price Changed $1,765 RENTPROGRESS
• 2026-02-18 Price Changed $1,760 RENTPROGRESS
• 2026-02-17 Price Changed $1,795 RENTPROGRESS
• 2026-02-16 Price Changed $1,790 RENTPROGRESS
• 2026-02-13 Price Changed $1,785 RENTPROGRESS
• 2026-02-06 Price Changed $1,810 RENTPROGRESS
• 2026-02-04 Listed for Rent $1,815 RENTPROGRESS
• 2015-03-10 Sold (Public Records) $100,000 Public Records
• 2015-03-09 Sold (MLS) $100,000 MLSOK
• 2015-01-20 Listed $99,900 MLSOK
• 1988-09-30 Sold (Public Records) $57,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $2,552 · +5.7% YoY. Source: county tax records.