6932 NW 133rd Ter · Oklahoma City, OK 73142

$230,000

3 bd · 2.0 ba · 1,432 sqft · MultiFamily public records · 3 Days on market

Built 1998 5,035 sqft lot

---

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 +27.7/30.0
• DSCR +9.7/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Welcome home to Crystal Gardens where lawn service is included! This 2-bed, 2-bath half-duplex is perfect for the first-time buyer or for those looking to down-size. Enjoy the gated community atmosphere with a community pool and short driving distances to all the new restaurants and Sprouts Market on MacArthur! Schedule your private showing today!

Key facts

• Gated community
• Updated paint
• Pass through window

Tags

• GATED COMMUNITY
• NEW ROOF
• UPDATED PAINT
• PASS THROUGH WINDOW
• BRICK FIRE PLACE
• COVERED PATIO

Property features AI

Exterior

• Parking: Attached garage with 2 garage spaces; Garage door opener
• Security: Security system
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single family residence; Residential property
• Construction: Brick veneer exterior; Composition roof
• Exterior features: Patio; Wood fencing

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Gas log fireplace; Dishwasher; Disposal; Microwave; Range

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $230k.

Deal economics

• At list price, monthly cash flow is $692 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $230k).
• Cap rate 9.9% 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.
• Deer Creek (rural): math 41% / reading 44% proficiency, ranked #4 of 270 in OK (top 2%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 7% free/reduced lunch — higher-income household profile.
• Zoned schools: Spring Creek Es (math 67% / reading 52%, grade B-, #10 of 845 statewide, top 2%, 491 students, 0% FRL); Deer Creek Ms (math 35% / reading 43%, grade F, #10 of 345 statewide, top 3%, 1,179 students, 0% FRL); Deer Creek Hs (math 39% / reading 51%, grade D-, #13 of 447 statewide, top 3%, 2,036 students, 0% FRL).
• Market conditions: Rents rising (+2.4%/yr); 193 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 5,365 units permitted in Oklahoma County in 2024 (569 in 5+ unit buildings).
• This rent runs 41% of the median local income ($82k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 + 2.4% rent growth), your $64k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 25y 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 $165k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $230,000

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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.22% ✓
• Cap rate: 9.90%
• Cash-on-cash: 12.90%
• DSCR: 1.57
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.36% rent growth · sell at horizon

5-year hold

• IRR: 2.0%
• Equity multiple: 1.08×
• Total profit: $5,019
• Equity at exit: $34,294

10-year hold

• IRR: 11.0%
• Equity multiple: 1.84×
• Total profit: $53,871
• Equity at exit: $19,886

Cash invested: $64,400 (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 73142

• Home prices YoY: -16.9%
• Rents YoY: 2.4%
• Active inventory: 193
• Price-to-rent: 13.7×

Monthly cashflow live

• Estimated rent: $2,800 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$218 /mo · $2,615/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $692

Break-even live

Break-even rent $1,924

Max offer price $230,000

Occupancy floor 70%

Sensitivity live

Price	-10% $822	-5% $757	+0% $692	+5% $627	+10% $562
Rent	-10% $471	-5% $582	+0% $692	+5% $803	+10% $913
Rate	-1.0pp $808	-0.5pp $751	base $692	+0.5pp $633	+1.0pp $572

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$2,800
Total (2 units)			$2,800

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6820 NW 135th Cir Oklahoma City, OK	3.0	2.0	1625	$1,600	$0.98	25d	1	0.16mi
6805 NW 136th Pl Oklahoma City, OK	3.0	2.0	1866	$1,595	$0.85	21d	1	0.23mi
6805 NW 136th Pl Oklahoma City, OK	3.0	2.0	1866	$1,595	$0.85	25d	1	0.23mi
6701 NW 124th Ter Oklahoma City, OK	4.0	2.0	1384	$1,650	$1.19	3d	1	0.55mi
6801 NW 122nd St Oklahoma City, OK	1.0–3.0	1.0–2.0	952	$1,350	$1.42	3d	7	0.59mi
6300 W Memorial Rd Oklahoma City, OK	1.0–3.0	1.0–3.0	1056	$2,560	$2.42	3d	12	0.60mi
7420 NW 126th St Oklahoma City, OK	3.0	2.0	1580	$1,600	$1.01	25d	1	0.67mi
12405 Bannockburn Pl Oklahoma City, OK	3.0	2.0	1642	$1,450	$0.88	25d	1	0.83mi
12901 N MacArthur Blvd Oklahoma City, OK	1.0–2.0	1.0–2.0	825	$1,099	$1.33	18d	1	0.84mi
14117 N Rockwell Ave Oklahoma City, OK	1.0–3.0	1.0–2.0	968	$1,826	$1.89	3d	26	0.86mi
12425 Acadia Ct Oklahoma City, OK	3.0	2.0	1746	$1,700	$0.97	25d	1	0.89mi
14600 N Rockwell Ave Oklahoma City, OK	1.0–2.0	1.0–2.0	818	$1,220	$1.49	3d	1	0.98mi
12401 N MacArthur Blvd Oklahoma City, OK	2.0	1.0–2.0	740	$1,167	$1.58	4d	36	0.99mi
13512 Vinita Dr Oklahoma City, OK	3.0	2.5	1573	$1,695	$1.08	3d	1	1.06mi
12600 N MacArthur Blvd Oklahoma City, OK	2.0	2.0	1000	$1,289	$1.29	23d	1	1.07mi
12600 N MacArthur Blvd Oklahoma City, OK	2.0	2.0	978	$1,089	$1.11	6d	1	1.07mi
7901 NW 135th Ter Oklahoma City, OK	3.0	2.5	1573	$1,695	$1.08	6d	1	1.08mi
7901 NW 135th Ter Oklahoma City, OK	3.0	2.5	1573	$1,695	$1.08	25d	1	1.08mi
7137 NW 116th St Unit 7137 Oklahoma City, OK	3.0	2.0	1465	$1,350	$0.92	25d	1	1.08mi
7907 NW 135th Ter Oklahoma City, OK	3.0	2.5	1573	$1,745	$1.11	3d	1	1.10mi
7136 NW 115th St Unit 7138 Oklahoma City, OK	3.0	2.0	1489	$1,325	$0.89	25d	1	1.17mi
7501 NW 115th St Oklahoma City, OK	3.0	2.0	1387	$1,560	$1.12	3d	1	1.18mi
14816 Slippery Falls Cir Oklahoma City, OK	4.0	2.0	1590	$1,895	$1.19	25d	1	1.24mi
14808 Gravity Falls Ln Oklahoma City, OK	3.0	2.0	1676	$1,845	$1.10	25d	1	1.24mi
6901 NW 149th St Oklahoma City, OK	3.0	2.0	1704	$2,150	$1.26	6d	1	1.27mi
24 Redstone Blvd Oklahoma City, OK	2.0	1.0–2.0	857	$1,950	$2.27	3d	11	1.29mi
5300 W Memorial Rd Oklahoma City, OK	1.0–2.0	1.0–2.5	1008	$1,435	$1.42	3d	24	1.33mi

Listing history 13 events

1. 2026-05-04
   status Pending
2. 2026-04-30
   listed $230,000 Active
3. 2022-03-02
   soldstatus $164,999 Sold 352-char remark

   Show marketing remark (352 chars)

   Welcome home to Crystal Gardens where lawn service is included! This 2-bed, 2-bath half-duplex is perfect for the first-time buyer or for those looking to down-size. Enjoy the gated community atmosphere with a community pool and short driving distances to all the new restaurants and Sprouts Market on MacArthur! Schedule your private showing today!

4. 2022-02-04
   status Pending 352-char remark

   Show marketing remark (352 chars)

   Welcome home to Crystal Gardens where lawn service is included! This 2-bed, 2-bath half-duplex is perfect for the first-time buyer or for those looking to down-size. Enjoy the gated community atmosphere with a community pool and short driving distances to all the new restaurants and Sprouts Market on MacArthur! Schedule your private showing today!

5. 2022-02-03
   listed $169,999 Active 352-char remark

   Show marketing remark (352 chars)

   Welcome home to Crystal Gardens where lawn service is included! This 2-bed, 2-bath half-duplex is perfect for the first-time buyer or for those looking to down-size. Enjoy the gated community atmosphere with a community pool and short driving distances to all the new restaurants and Sprouts Market on MacArthur! Schedule your private showing today!

6. 2013-08-06
   soldstatus $137,000
7. 2007-12-19
   historical
8. 2006-01-05
   soldstatus $119,500
9. 2003-01-08
   historical
10. 2002-01-17
    listed $125,000
11. 2001-07-06
    listed $129,900
12. 1998-10-06
    soldstatus $110,500
13. 1998-04-21
    soldstatus $20,000

ⓘ 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: $2,615 · $218/mo
• Projected year-2 tax: $2,615 · $218/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 4/10 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,600
• − Mortgage interest: −$12,884
• − Property taxes: −$2,615
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,688
• − Management: −$2,688
• − Depreciation: −$6,691
• Taxable income: $4,885
• Est. tax owed @ 24.0%: −$1,172
• After-tax cash flow: $7,133/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: Deer Creek
• NCES district ID: 4009570
• Math proficiency: 41% ▼ -16.00%
• Reading proficiency: 44% ▼ -14.00%
• Median HH income: $101,218
• Composite: 41.46/100
• National rank: #3465
• State rank: #4 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): 17,548
• Household income: $81,818
• Rent vs Own: 42.0% rent · 58.0% own
• Severe rent burden: 425.0

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 57% Black 14% Two or more races 14% Asian 9% Hispanic / Latino 8% Native American 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 2%
• Foreign-born: 9% · Canada, China, Vietnam
• Languages at home: 90% English-only · Spanish 3% Other Asian/Pacific 3% Chinese 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: ▼ -38.67%
• Current HPI: 190.7821
• Rent YoY: ▲ 2.36%
• 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

+1050.0% since first listed

13 events — show timeline

• 2026-05-04 Pending — SBOR
• 2026-04-30 Listed $230,000 SBOR
• 2022-03-02 Sold (MLS) $164,999 MLSOK
• 2022-02-04 Pending — MLSOK
• 2022-02-03 Listed $169,999 MLSOK
• 2013-08-06 Sold (Public Records) $137,000 Public Records
• 2007-12-19 Listing Removed — MLSOK
• 2006-01-05 Sold (Public Records) $119,500 Public Records
• 2003-01-08 Listing Removed — MLSOK
• 2002-01-17 Listed $125,000 MLSOK
• 2001-07-06 Listed $129,900 MLSOK
• 1998-10-06 Sold (Public Records) $110,500 Public Records
• 1998-04-21 Sold (Public Records) $20,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $2,615 · +3.7% YoY. Source: county tax records.