400 NW 85th St · Oklahoma City, OK 73114

$99,750

3 bd · 2.0 ba · 1,084 sqft · SingleFamily public records · 27 Days on market

Built 1961 6,852 sqft lot $92/sqft · 29% below area Est $140k · 29% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Livability +4.0/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment property. Guaranteed income. Tenant resides in property please do not disturb tenant. Call to set up appointment to view property.

Key facts

• Strong rental demand
• Detached parking
• Rental income

Tags

• DETACHED PARKING
• STRONG RENTAL DEMAND
• RENTAL INCOME
• DESIRABLE AREA

Property features AI

Finance

• Other: Occupied; No home warranty; Corner lot in North Highland Add
• Financial info: Assumable: Unknown; Loan qualification: Unknown
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage; Garage door opener
• Utilities: Electricity available; Natural gas available; Public utilities
• Home design: Single family residence; One level; Existing property
• Construction: Brick and frame construction; Composition roof; Slab foundation; Built (existing)
• Exterior features: Porch; Corner lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Electric heating
• Interior features: No fireplace; No in-law plan; One living area

🏷️ Possibly a rental listed for sale. The $99,750 price doesn't fit this home's estimated sale value (~$140,132) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $452 ($5k/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: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.7% 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: Nichols Hills Es (math 17% / reading 17%, grade F, #540 of 845 statewide, top 68%, 494 students, 0% FRL); John Marshall Hs (math 2% / reading 8%, grade F, #430 of 447 statewide, top 99%, 829 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 (+3.5%/yr); 145 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 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 $690 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 + 3.5% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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 $38k; list at $100k implies a 166% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $98,253 (1.5% below list)

Questions for the listing agent

1. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.37% ✓
• Cap rate: 11.73%
• Cash-on-cash: 19.42%
• DSCR: 1.86
• GRM: 6.1

CMA / ARV

• ARV (median comp): $140,132
• List price: $99,750
• Delta: -28.82%
• 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
348 NW 86th St	0.07mi	3/1.5	1,088 (+0%)	3mo	$88,100	$81	92
340 NW 90th St	0.33mi	3/2.0	1,080 (-0%)	4mo	$197,500	$183	80
336 NW 81st St	0.27mi	3/2.0	1,131 (+4%)	0mo	$101,000	$89	80
705 NW 89th St	0.38mi	3/1.0	1,071 (-1%)	3mo	$150,000	$140	74
913 NW 87th St	0.51mi	3/2.0	1,099 (+1%)	2mo	$219,900	$200	72
904 NW 88th St	0.51mi	3/2.0	1,110 (+2%)	2mo	$200,000	$180	71
433 NW 87th St	0.17mi	3/1.5	1,170 (+8%)	8mo	$100,500	$86	70
204 NW 91st St	0.48mi	3/1.0	1,169 (+8%)	2mo	$135,750	$116	59
740 NW 87th St	0.37mi	2/2.0 (-1)	974 (-10%)	2mo	$160,000	$164	59
923 Kenilworth Rd	0.71mi	2/1.5 (-1)	1,064 (-2%)	5mo	$148,500	$140	53
904 Westchester Dr	0.70mi	3/1.0	980 (-10%)	1mo	$155,000	$158	46
416 NW 92nd St	0.46mi	2/1.5 (-1)	1,226 (+13%)	6mo	$149,000	$122	45

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 · 3.47% rent growth · sell at horizon

5-year hold

• IRR: 11.9%
• Equity multiple: 1.47×
• Total profit: $13,264
• Equity at exit: $14,873

10-year hold

• IRR: 21.2%
• Equity multiple: 2.83×
• Total profit: $51,250
• Equity at exit: $8,625

Cash invested: $27,930 (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 73114

• Home prices YoY: -12.5%
• Rents YoY: 3.5%
• Active inventory: 145
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,367 high
• Mortgage (P&I): −$523
• Tax from tax record: −$63 /mo · $761/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $452

Break-even live

Break-even rent $795

Max offer price $99,750

Occupancy floor 62%

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: $24,938
• Closing costs: $2,992
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
445 NW 86th St Oklahoma City, OK	3.0	2.0	1448	$1,325	$0.92	2d	1	0.10mi
8801 N Walker Ave Unit B Oklahoma City, OK	3.0	2.0	1250	$1,450	$1.16	43d	1	0.14mi
401 NW 81st St Oklahoma City, OK	4.0	1.5	1419	$1,350	$0.95	43d	1	0.26mi
324 NW 89th St Oklahoma City, OK	3.0	1.5	1307	$1,495	$1.14	23d	1	0.26mi
333 NW 90th St Oklahoma City, OK	3.0	1.5	1053	$1,350	$1.28	43d	1	0.34mi
236 NW 81st St Oklahoma City, OK	3.0	2.0	1240	$1,250	$1.01	23d	1	0.35mi
9111 N Walker Ave Oklahoma City, OK	3.0	1.5	1092	$1,195	$1.09	2d	1	0.37mi
225 NW 80th St Oklahoma City, OK	3.0	1.5	1223	$1,450	$1.19	2d	1	0.40mi
745 NW 89th St Oklahoma City, OK	3.0	1.0	1000	$1,275	$1.27	2d	1	0.43mi
1025 NW 86th St Oklahoma City, OK	2.0	1.5	1100	$1,000	$0.91	43d	1	0.49mi
413 W Britton Rd Oklahoma City, OK	2.0	1.0	912	$840	$0.92	20d	1	0.59mi
413 W Britton Rd Oklahoma City, OK	2.0	1.0	912	$840	$0.92	23d	1	0.59mi
8500 N Oklahoma Ave Oklahoma City, OK	3.0	1.0–2.0	954	$2,503	$2.62	1d	23	0.63mi
1133 NW 84th St Oklahoma City, OK	3.0	1.0	884	$1,150	$1.30	23d	1	0.68mi
1216 NW 84th St Oklahoma City, OK	2.0	1.5	1140	$900	$0.79	4d	1	0.80mi
1208 NW 81st St Oklahoma City, OK	4.0	1.0	1156	$1,450	$1.25	2d	1	0.83mi
1214 NW 81st St Oklahoma City, OK	3.0	1.0	1100	$1,350	$1.23	2d	1	0.85mi
1227 NW 80th St Oklahoma City, OK	4.0	1.5	1458	$1,400	$0.96	16d	1	0.88mi
912 NW 98th St Oklahoma City, OK	3.0	1.0	1364	$1,250	$0.92	43d	1	0.98mi
911 NW 98th St Oklahoma City, OK	3.0	1.0	1122	$1,100	$0.98	2d	1	1.00mi
1435 NW 91st St Oklahoma City, OK	2.0	1.5	1090	$1,000	$0.92	43d	1	1.10mi
1434 NW 92nd St Unit 3 Oklahoma City, OK	2.0	1.5	950	$915	$0.96	43d	1	1.12mi
1441 NW 92nd St Oklahoma City, OK	1.0–2.0	1.0	725	$850	$1.17	43d	1	1.14mi
1025 Hoyt Ave Oklahoma City, OK	4.0	1.0	884	$1,150	$1.30	11d	1	1.16mi
701 E Wilshire Blvd Oklahoma City, OK	1.0–3.0	1.0	850	$1,029	$1.21	2d	3	1.16mi
910 NW 101st St Oklahoma City, OK	3.0	1.0	1100	$1,400	$1.27	2d	1	1.17mi
1304 Downing St Oklahoma City, OK	2.0	1.0	1345	$1,395	$1.04	4d	1	1.19mi
1425 NW 94th St Oklahoma City, OK	2.0	1.0	816	$795	$0.97	21d	1	1.19mi
1417 NW 95th St Oklahoma City, OK	2.0	1.0	916	$1,085	$1.18	23d	1	1.21mi
1016 NW 67th St Oklahoma City, OK	2.0	1.0–2.0	708	$2,395	$3.38	1d	6	1.30mi
1101 NW 103rd St Oklahoma City, OK	3.0	2.0	1232	$1,425	$1.16	2d	1	1.34mi
1622 W Britton Rd Oklahoma City, OK	3.0	2.0	1370	$1,460	$1.07	21d	1	1.40mi
1702 W Britton Rd Oklahoma City, OK	2.0	1.0	950	$1,195	$1.26	2d	1	1.48mi
9721 Georgia Ave Oklahoma City, OK	3.0	2.0	1442	$1,685	$1.17	4d	1	1.48mi
1110 Sherwood Ln #224 Nichols Hills, OK	2.0	2.5	1250	$2,000	$1.60	43d	1	1.50mi

Listing history 15 events

1. 2026-06-10
   status $99,750 Pending 27 DOM
2. 2026-06-09
   days on market $99,750 Active 27 DOM
3. 2026-06-08
   days on market $99,750 Active 26 DOM
4. 2026-06-07
   days on market $99,750 Active 25 DOM
5. 2026-06-05
   days on market $99,750 Active 22 DOM
6. 2026-06-03
   days on market $99,750 Active 21 DOM
7. 2026-06-02
   days on market $99,750 Active 20 DOM
8. 2026-06-01
   days on market $99,750 Active 19 DOM
9. 2026-05-31
   days on market $99,750 Active 18 DOM
10. 2026-05-13
    listed $99,750 Active 483-char remark
11. 2016-04-18
    soldstatus $37,500
12. 2016-04-13
    soldstatus $37,500 Sold 149-char remark

    Show marketing remark (149 chars)

    Great investment property. Guaranteed income. Tenant resides in property please do not disturb tenant. Call to set up appointment to view property.

13. 2016-01-17
    status Pending 149-char remark

    Show marketing remark (149 chars)

    Great investment property. Guaranteed income. Tenant resides in property please do not disturb tenant. Call to set up appointment to view property.

14. 2015-10-13
    listed $42,900 Active 149-char remark

    Show marketing remark (149 chars)

    Great investment property. Guaranteed income. Tenant resides in property please do not disturb tenant. Call to set up appointment to view property.

15. 1978-03-01
    soldstatus $16,133

ⓘ 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: $761 · $63/mo
• Projected year-2 tax: $898 · $75/mo
• Expected delta: +$137/yr (+$11/mo · 18.0%)

ⓘ 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 · 18 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: $16,408
• − Mortgage interest: −$5,588
• − Property taxes: −$761
• − Insurance: −$499
• − Repairs & maintenance: −$1,313
• − Management: −$1,313
• − Depreciation: −$2,902
• Taxable income: $4,034
• Est. tax owed @ 24.0%: −$968
• After-tax cash flow: $4,457/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): 17,656
• Household income: $54,936
• Rent vs Own: 65.5% rent · 34.5% own
• Severe rent burden: 1035.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Black 41% White 29% Hispanic / Latino 20% Two or more races 12% Native American 3%
• Hispanic origin (detail): Mexican 16% Puerto Rican 1%
• Common ancestry: Russian 1% Slovak 1% Italian 1%
• Foreign-born: 12% · Canada, Jamaica
• Languages at home: 78% English-only · Spanish 18%

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: ▼ -44.26%
• Current HPI: 310.4705
• Rent YoY: ▲ 3.47%
• 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

+518.3% since first listed

7 events — show timeline

• 2026-06-09 Pending — MLSOK
• 2026-05-13 Listed $99,750 MLSOK
• 2016-04-18 Sold (Public Records) $37,500 Public Records
• 2016-04-13 Sold (MLS) $37,500 MLSOK
• 2016-01-17 Pending — MLSOK
• 2015-10-13 Listed $42,900 MLSOK
• 1978-03-01 Sold (Public Records) $16,133 Public Records

Property tax history

+3.4%/yr

Latest (2025): $761 · +4.2% YoY. Source: county tax records.