3716 NW Liberty St · Oklahoma City, OK 73107

$92,900

2 bd · 1.0 ba · 620 sqft · SingleFamily public records · 47 Days on market

Built 1935 6,752 sqft lot $150/sqft · 17% below area Est $114k · 19% under

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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 +16.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• 1% rule +4.6/10.0
• 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

Great Investment Property OR Great Starter Home! Cute bungalow on large lot! Includes gas stove, refrigerator, microwave, washer and dryer! New windows in front! Don't miss out!

Key facts

• 6,752 sq ft lot
• Built 1935
• Listed 46 days

Property features AI

Finance

• Other: Not homesteaded; Located in Meadowbrook Add
• Financial info: Assumable loan: Unknown; Loan qualification: Unknown
• HOA & community: No mandatory association dues

Exterior

• Home design: Single family residence; One-story; Existing property
• Construction: Frame construction; Composition roof; Slab foundation
• Exterior features: Covered porch; Interior lot

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Other heating; Window unit cooling
• 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 $93k.

Deal economics

• At list price, monthly cash flow is $58 ($695/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $89k (4.0% below list).
• Recommended offer: $89k (4.0% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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: Buchanan Es (math 2% / reading 2%, grade F, #802 of 845 statewide, top 100%, 479 students, 0% FRL); Northwest Classen Hs (math 5% / reading 10%, grade F, #420 of 447 statewide, top 95%, 1,702 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 fast (+7.3%/yr); 221 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $642 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.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $16k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,159 (4.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — 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: 0.96% ✗
• Cap rate: 7.04%
• Cash-on-cash: 2.67%
• DSCR: 1.12
• GRM: 8.7

CMA / ARV

• ARV (median comp): $114,265
• List price: $92,900
• Delta: -18.70%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3732 NW Liberty St	0.04mi	2/1.0	711 (+15%)	10mo	$129,000	$181	65

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: -7.3%
• Equity multiple: 0.72×
• Total profit: $-7,334
• Equity at exit: $13,852

10-year hold

• IRR: 7.0%
• Equity multiple: 1.63×
• Total profit: $16,431
• Equity at exit: $8,032

Cash invested: $26,012 (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: 221
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $892 high
• Mortgage (P&I): −$487
• Tax from tax record: −$121 /mo · $1,447/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $58

Break-even live

Break-even rent $818

Max offer price $92,900

Occupancy floor 88%

Sensitivity live

Price	-10% $111	-5% $84	+0% $58	+5% $32	+10% $5
Rent	-10% $-13	-5% $23	+0% $58	+5% $93	+10% $128
Rate	-1.0pp $105	-0.5pp $82	base $58	+0.5pp $34	+1.0pp $9

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: $23,225
• Closing costs: $2,787
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3403 NW 17th St Unit B Oklahoma City, OK	1.0	1.0	572	$1,050	$1.84	45d	1	0.57mi
3224 NW 13th St Oklahoma City, OK	2.0	1.0	640	$900	$1.41	16d	1	0.61mi
3205 NW 14th St Unit b Oklahoma City, OK	1.0	1.0	613	$850	$1.39	5d	1	0.68mi
4220 NW 10th St Oklahoma City, OK	1.0–2.0	1.0	730	$845	$1.16	5d	11	0.69mi
4220 NW 10th St Unit 15G Oklahoma City, OK	1.0	1.0	600	$710	$1.18	25d	1	0.69mi
4220 NW 10th St Unit 28A Oklahoma City, OK	1.0	1.0	680	$715	$1.05	25d	1	0.69mi
3114 NW 12th St Unit 1 Oklahoma City, OK	1.0	1.0	567	$795	$1.40	5d	1	0.77mi
2946 NW 13th St Oklahoma City, OK	1.0	1.0	624	$725	$1.16	13d	1	0.93mi
800 N Meridian Ave Oklahoma City, OK	1.0–3.0	1.0–2.0	912	$829	$0.91	25d	1	1.01mi
800 N Meridian Ave Oklahoma City, OK	1.0	1.0	525	$749	$1.43	5d	1	1.01mi
1309 N Meridian Ave Oklahoma City, OK	1.0–2.0	1.0–1.5	925	$975	$1.05	3d	4	1.04mi
2645 NW 13th St Unit A Oklahoma City, OK	1.0	1.0	700	$600	$0.86	22d	1	1.31mi
3033 N Grand Blvd Oklahoma City, OK	1.0	1.0	672	$675	$1.00	3d	1	1.34mi
3175 N Portland Ave Oklahoma City, OK	1.0–2.0	1.0–2.0	809	$960	$1.19	17d	3	1.41mi
3175 N Portland Ave Oklahoma City, OK	1.0	1.0	700	$834	$1.19	16d	1	1.41mi
2531 W Park Pl Oklahoma City, OK	1.0	1.0	716	$725	$1.01	5d	1	1.46mi
4746 NW 23rd St Oklahoma City, OK	1.0	1.0	740	$635	$0.86	4d	1	1.47mi
2526 1/2 NW 12th St Oklahoma City, OK	1.0	1.0	715	$900	$1.26	45d	1	1.48mi
2943 Pioneer Ave Unit 2943 Oklahoma City, OK	1.0	1.0	643	$895	$1.39	4d	1	1.48mi

Listing history 25 events

1. 2026-06-21
   days on market $92,900 Active 47 DOM
2. 2026-06-18
   days on market $92,900 Active 44 DOM
3. 2026-06-17
   days on market $92,900 Active 43 DOM
4. 2026-06-16
   days on market $92,900 Active 42 DOM
5. 2026-06-15
   days on market $92,900 Active 41 DOM
6. 2026-06-13
   pricedays on market $92,900 Active 39 DOM
7. 2026-06-09
   days on market $94,900 Active 35 DOM
8. 2026-06-08
   days on market $94,900 Active 34 DOM
9. 2026-06-07
   pricedays on market $94,900 Active 33 DOM
10. 2026-06-05
    days on market $99,900 Active 30 DOM
11. 2026-06-03
    days on market $99,900 Active 29 DOM
12. 2026-06-02
    days on market $99,900 Active 28 DOM
13. 2026-06-01
    days on market $99,900 Active 27 DOM
14. 2026-05-31
    days on market $99,900 Active 26 DOM
15. 2026-05-02
    listed $109,000 Active 306-char remark
16. 2023-03-23
    soldstatus $80,000 Closed 181-char remark

    Show marketing remark (181 chars)

    Great Investment Property OR Great Starter Home! Cute bungalow on large lot! Includes gas stove, refrigerator, microwave, washer and dryer! New windows in front! Don't miss out!

17. 2023-02-18
    status Pending 181-char remark

    Show marketing remark (181 chars)

    Great Investment Property OR Great Starter Home! Cute bungalow on large lot! Includes gas stove, refrigerator, microwave, washer and dryer! New windows in front! Don't miss out!

18. 2023-02-14
    price $79,900 181-char remark

    Show marketing remark (181 chars)

    Great Investment Property OR Great Starter Home! Cute bungalow on large lot! Includes gas stove, refrigerator, microwave, washer and dryer! New windows in front! Don't miss out!

19. 2023-02-10
    status Active 181-char remark

    Show marketing remark (181 chars)

    Great Investment Property OR Great Starter Home! Cute bungalow on large lot! Includes gas stove, refrigerator, microwave, washer and dryer! New windows in front! Don't miss out!

20. 2023-02-07
    status Pending 181-char remark

    Show marketing remark (181 chars)

    Great Investment Property OR Great Starter Home! Cute bungalow on large lot! Includes gas stove, refrigerator, microwave, washer and dryer! New windows in front! Don't miss out!

21. 2023-02-03
    listed $84,900 Active 181-char remark

    Show marketing remark (181 chars)

    Great Investment Property OR Great Starter Home! Cute bungalow on large lot! Includes gas stove, refrigerator, microwave, washer and dryer! New windows in front! Don't miss out!

22. 2021-03-03
    soldstatus $65,000
23. 2021-02-09
    status Pending

    Show marketing remark (234 chars)

    Great small starter home, new siding and paint 2020, New kitchen cabinets, New counter tops, sink, faucet 2020, new flooring 2020, new bathroom 2019 including bathtub,. Quiet neighborhood, close to highway, $11,000 below market comps

24. 2021-02-08
    soldstatus $65,000 Sold

    Show marketing remark (234 chars)

    Great small starter home, new siding and paint 2020, New kitchen cabinets, New counter tops, sink, faucet 2020, new flooring 2020, new bathroom 2019 including bathtub,. Quiet neighborhood, close to highway, $11,000 below market comps

25. 2021-01-03
    listed $65,000 Active

    Show marketing remark (234 chars)

    Great small starter home, new siding and paint 2020, New kitchen cabinets, New counter tops, sink, faucet 2020, new flooring 2020, new bathroom 2019 including bathtub,. Quiet neighborhood, close to highway, $11,000 below market comps

ⓘ 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: $1,447 · $121/mo
• Projected year-2 tax: $1,447 · $121/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 ≥107°F today · 18 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: $10,699
• − Mortgage interest: −$5,204
• − Property taxes: −$1,447
• − Insurance: −$464
• − Repairs & maintenance: −$856
• − Management: −$856
• − Depreciation: −$2,703
• Taxable loss: −$830
• Est. tax savings @ 24.0%: +$199
• After-tax cash flow: $894/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

+42.9% since first listed

15 events — show timeline

• 2026-06-12 Price Changed $92,900 MLSOK
• 2026-06-06 Price Changed $94,900 MLSOK
• 2026-05-29 Price Changed $99,900 MLSOK
• 2026-05-22 Price Changed $102,000 MLSOK
• 2026-05-02 Listed $109,000 MLSOK
• 2023-03-23 Sold (MLS) $80,000 MLSOK
• 2023-02-18 Pending — MLSOK
• 2023-02-14 Price Changed $79,900 MLSOK
• 2023-02-10 Relisted — MLSOK
• 2023-02-07 Pending — MLSOK
• 2023-02-03 Listed $84,900 MLSOK
• 2021-03-03 Sold (Public Records) $65,000 Public Records
• 2021-02-09 Pending — MLSOK
• 2021-02-08 Sold (MLS) $65,000 MLSOK
• 2021-01-03 Listed $65,000 MLSOK

Property tax history

+10.8%/yr

Latest (2025): $1,447 · +3.1% YoY. Source: county tax records.