3525 NW 18th St · Oklahoma City, OK 73107

$119,000

3 bd · 2.0 ba · 1,106 sqft · SingleFamily public records · 83 Days on market

Built 1938 9,300 sqft lot $108/sqft · 27% below area Est $164k · 27% 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 +24.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +5.8/10.0
• 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

Opportunity awaits in the heart of OKC! This 2BD/1BA gem in the charming Linwood Place neighborhood puts you minutes from Downtown and the Fairgrounds. At 1,106 sq ft, this property is full of potential & perfect for investors or buyers ready to make it their own. Don't miss your chance to own a piece of OKC!

Key facts

• 9,300 sq ft lot
• Garage
• Built 1938

Tags

• LINWOOD PLACE NEIGHBORHOOD
• MINUTES FROM DOWNTOWN
• MINUTES FROM FAIRGROUNDS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $246 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $112k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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.
• 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.
• Market conditions: Rents rising fast (+7.3%/yr); 216 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $823 of loan paydown is wiped out by about $4k 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 + 7.3% rent growth), your $33k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 26y ago; this cycle's ask has dropped $31k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; list at $119k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• 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 $111,860 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.08% ✓
• Cap rate: 8.78%
• Cash-on-cash: 8.87%
• DSCR: 1.39
• GRM: 7.7

CMA / ARV

• ARV (median comp): $163,577
• List price: $119,000
• Delta: -27.25%
• 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
3521 NW 16th St	0.14mi	3/2.0	1,216 (+10%)	1mo	$161,000	$132	76
3601 NW 20th St	0.15mi	3/2.0	1,251 (+13%)	1mo	$238,876	$191	70
3721 NW 17th St	0.19mi	3/2.0	1,249 (+13%)	2mo	$189,900	$152	68
3312 NW 16th St	0.39mi	2/1.0 (-1)	1,070 (-3%)	1mo	$100,000	$93	67
3911 NW 26th St	0.67mi	3/1.0	1,122 (+1%)	4mo	$150,000	$134	59
3616 NW 27th St	0.58mi	3/1.5	1,198 (+8%)	0mo	$116,000	$97	57
1421 N Independence Ave	0.48mi	3/1.0	1,021 (-8%)	5mo	$125,000	$122	57
3123 NW 15th St	0.61mi	2/1.0 (-1)	1,074 (-3%)	6mo	$187,000	$174	53
4033 NW 22nd St	0.60mi	3/1.0	1,202 (+9%)	3mo	$199,000	$166	51
3904 NW 17th St	0.39mi	3/1.0	1,266 (+14%)	4mo	$160,000	$126	51
3628 NW Liberty St	0.49mi	2/1.0 (-1)	962 (-13%)	4mo	$75,000	$78	44
3217 NW 22nd St	0.54mi	2/1.0 (-1)	1,267 (+15%)	5mo	$226,660	$179	37

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: 1.6%
• Equity multiple: 1.07×
• Total profit: $2,194
• Equity at exit: $17,743

10-year hold

• IRR: 15.0%
• Equity multiple: 2.44×
• Total profit: $48,068
• Equity at exit: $10,289

Cash invested: $33,320 (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: 216
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,288 high
• Mortgage (P&I): −$624
• Tax from tax record: −$98 /mo · $1,171/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $246

Break-even live

Break-even rent $976

Max offer price $119,000

Occupancy floor 76%

Sensitivity live

Price	-10% $314	-5% $280	+0% $246	+5% $213	+10% $179
Rent	-10% $145	-5% $195	+0% $246	+5% $297	+10% $348
Rate	-1.0pp $306	-0.5pp $277	base $246	+0.5pp $216	+1.0pp $184

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3625 NW 18th St Oklahoma City, OK	3.0	2.0	1040	$1,500	$1.44	44d	1	0.10mi
3629 NW 18th St Oklahoma City, OK	4.0	2.0	1176	$1,800	$1.53	44d	1	0.11mi
3608 NW 16th St Oklahoma City, OK	2.0	1.0	784	$950	$1.21	44d	1	0.15mi
3800 NW 19th St Oklahoma City, OK	3.0	1.0	1073	$1,250	$1.16	24d	1	0.27mi
3733 NW 15th St Oklahoma City, OK	3.0	1.0	995	$1,150	$1.16	24d	1	0.29mi
3609 NW 13th St Oklahoma City, OK	2.0	1.5	1042	$1,250	$1.20	3d	1	0.31mi
3733 NW 22nd St Apt 210 Oklahoma City, OK	2.0	1.0	850	$950	$1.12	44d	1	0.39mi
1233 1/2 N Grand Blvd Oklahoma City, OK	2.0	1.0	950	$925	$0.97	24d	1	0.44mi
3929 NW 18th St Oklahoma City, OK	4.0	1.5	1347	$1,200	$0.89	2d	1	0.46mi
3701 NW 24th St Oklahoma City, OK	3.0	2.0	1404	$1,299	$0.93	44d	1	0.47mi
3905 NW 23rd St Oklahoma City, OK	2.0	1.5	1044	$1,100	$1.05	17d	1	0.56mi
2112 N Drexel Blvd Oklahoma City, OK	4.0	2.0	1443	$1,695	$1.17	44d	1	0.65mi
3829 NW 26th St Oklahoma City, OK	2.0	1.0	895	$1,125	$1.26	3d	1	0.66mi
3109 NW 23rd St Oklahoma City, OK	2.0	1.0	1006	$925	$0.92	44d	1	0.69mi
1041 N Tabor Ave Oklahoma City, OK	3.0	1.0	1200	$1,050	$0.88	24d	1	0.72mi
3228 NW 27th St Oklahoma City, OK	2.0	1.0	1088	$1,195	$1.10	12d	1	0.73mi
3024 NW 14th St Oklahoma City, OK	2.0	1.0	924	$895	$0.97	16d	1	0.73mi
3003 NW 20th St Oklahoma City, OK	2.0	1.0	909	$999	$1.10	44d	1	0.74mi
3021 NW 13th St Oklahoma City, OK	3.0	1.0	1072	$995	$0.93	24d	1	0.77mi
1017 N Tabor Ave Oklahoma City, OK	2.0	1.0	792	$950	$1.20	24d	1	0.77mi
2916 NW 14th St Oklahoma City, OK	2.0	4.0	800	$900	$1.12	3d	1	0.87mi
2854 NW 19th St Unit 2854 Oklahoma City, OK	2.0	1.0	811	$1,280	$1.58	3d	1	0.89mi
3045 Pioneer St Oklahoma City, OK	2.0	1.0	857	$1,050	$1.23	17d	1	0.92mi
3175 N Portland Ave Oklahoma City, OK	1.0–2.0	1.0–2.0	809	$960	$1.19	16d	3	0.94mi
3175 N Portland Ave Oklahoma City, OK	2.0	1.0	865	$899	$1.04	44d	1	0.94mi
3175 N Portland Ave Oklahoma City, OK	2.0	2.0	918	$960	$1.05	24d	1	0.94mi
3000 NW 27th St Oklahoma City, OK	2.0	1.0	967	$1,095	$1.13	4d	1	0.94mi
3000 NW 27th St Oklahoma City, OK	2.0	1.0	967	$1,095	$1.13	12d	1	0.94mi
3044 NW 28th St Oklahoma City, OK	3.0	1.0	1030	$1,150	$1.12	3d	1	0.95mi
4304 NW 11th St Oklahoma City, OK	3.0	1.5	1147	$1,200	$1.05	2d	1	0.98mi
2937 Pioneer St Oklahoma City, OK	4.0	2.5	1479	$1,575	$1.06	24d	1	1.02mi
2924 Pioneer St Oklahoma City, OK	2.0	1.0	806	$1,125	$1.40	44d	1	1.03mi
4220 NW 10th St Oklahoma City, OK	1.0–2.0	1.0	730	$845	$1.16	5d	11	1.07mi
4220 NW 10th St Unit 7H Oklahoma City, OK	2.0	1.0	860	$795	$0.92	11d	1	1.07mi
4220 NW 10th St Unit 5C Oklahoma City, OK	2.0	1.0	860	$815	$0.95	24d	1	1.07mi
4220 NW 10th St Unit 7A Oklahoma City, OK	2.0	1.0	860	$815	$0.95	11d	1	1.07mi
4220 NW 10th St Unit 4F Oklahoma City, OK	2.0	1.0	860	$795	$0.92	24d	1	1.07mi
4220 NW 10th St Unit 27F Oklahoma City, OK	2.0	1.0	860	$845	$0.98	24d	1	1.07mi
4220 NW 10th St Unit 11F Oklahoma City, OK	3.0	2.0	1100	$1,055	$0.96	24d	1	1.07mi
3112 Cashion Pl Oklahoma City, OK	3.0	1.0	968	$1,150	$1.19	11d	1	1.07mi

Listing history 33 events

1. 2026-06-18
   days on market $119,000 Active 83 DOM
2. 2026-06-17
   days on market $119,000 Active 82 DOM
3. 2026-06-16
   days on market $119,000 Active 81 DOM
4. 2026-06-15
   price $119,000 Active 80 DOM
5. 2026-06-15
   days on market $129,899 Active 80 DOM
6. 2026-06-13
   days on market $129,899 Active 78 DOM
7. 2026-06-09
   days on market $129,899 Active 74 DOM
8. 2026-06-08
   pricedays on market $129,899 Active 73 DOM
9. 2026-06-07
   days on market $129,900 Active 72 DOM
10. 2026-06-05
    days on market $129,900 Active 69 DOM
11. 2026-06-03
    days on market $129,900 Active 68 DOM
12. 2026-06-02
    days on market $129,900 Active 67 DOM
13. 2026-06-01
    days on market $129,900 Active 66 DOM
14. 2026-05-31
    days on market $129,900 Active 65 DOM
15. 2026-04-27
    price $129,900 314-char remark

    Show marketing remark (314 chars)

    Opportunity awaits in the heart of OKC! This 2BD/1BA gem in the charming Linwood Place neighborhood puts you minutes from Downtown and the Fairgrounds. At 1,106 sq ft, this property is full of potential & perfect for investors or buyers ready to make it their own. Don't miss your chance to own a piece of OKC!

16. 2026-04-07
    price $140,000 314-char remark

    Show marketing remark (314 chars)

    Opportunity awaits in the heart of OKC! This 2BD/1BA gem in the charming Linwood Place neighborhood puts you minutes from Downtown and the Fairgrounds. At 1,106 sq ft, this property is full of potential & perfect for investors or buyers ready to make it their own. Don't miss your chance to own a piece of OKC!

17. 2026-03-27
    listed $150,000 Active 314-char remark

    Show marketing remark (314 chars)

    Opportunity awaits in the heart of OKC! This 2BD/1BA gem in the charming Linwood Place neighborhood puts you minutes from Downtown and the Fairgrounds. At 1,106 sq ft, this property is full of potential & perfect for investors or buyers ready to make it their own. Don't miss your chance to own a piece of OKC!

18. 2010-10-04
    soldstatus $75,000
19. 2010-10-01
    soldstatus $74,900 392-char remark

    Show marketing remark (392 chars)

    HUGE REDUCTION AND PRICED TO SELL NOW. Beautiful remodel in Linwood Addition. All new flooring with wood, ceramic tile and carpet in bedrooms. New counters,fresh paint throughout and new appliances. Bathroom is all new. Master bedroom suite has space that is perfect for nursery, or office. Large backyard with beautiful new deck and pergola. NEW ROOF IS COMING! $600 ALLOWANCE FOR NEW STOVE.

20. 2010-06-16
    listed $69,950 392-char remark

    Show marketing remark (392 chars)

    HUGE REDUCTION AND PRICED TO SELL NOW. Beautiful remodel in Linwood Addition. All new flooring with wood, ceramic tile and carpet in bedrooms. New counters,fresh paint throughout and new appliances. Bathroom is all new. Master bedroom suite has space that is perfect for nursery, or office. Large backyard with beautiful new deck and pergola. NEW ROOF IS COMING! $600 ALLOWANCE FOR NEW STOVE.

21. 2010-05-05
    soldstatus $39,500
22. 2010-04-15
    soldstatus $37,750
23. 2010-01-25
    listed $39,000
24. 2006-06-19
    soldstatus $66,500
25. 2006-06-13
    soldstatus $66,500
26. 2006-01-23
    listed $65,000
27. 2006-01-18
    soldstatus $36,999
28. 2005-12-02
    listed $40,000
29. 2000-07-27
    soldstatus $50,000
30. 2000-07-25
    soldstatus $49,900
31. 2000-06-09
    listed $49,900
32. 1994-08-01
    soldstatus $39,000
33. 1992-11-09
    soldstatus $38,667

ⓘ 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: $1,171 · $98/mo
• Projected year-2 tax: $1,171 · $98/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 · 19 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: $15,456
• − Mortgage interest: −$6,666
• − Property taxes: −$1,171
• − Insurance: −$595
• − Repairs & maintenance: −$1,236
• − Management: −$1,236
• − Depreciation: −$3,462
• Taxable income: $1,090
• Est. tax owed @ 24.0%: −$262
• After-tax cash flow: $2,694/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

+235.9% since first listed

19 events — show timeline

• 2026-04-27 Price Changed $129,900 MLSOK
• 2026-04-07 Price Changed $140,000 MLSOK
• 2026-03-27 Listed $150,000 MLSOK
• 2010-10-04 Sold (Public Records) $75,000 Public Records
• 2010-10-01 Sold (MLS) $74,900 MLSOK
• 2010-06-16 Listed $69,950 MLSOK
• 2010-05-05 Sold (Public Records) $39,500 Public Records
• 2010-04-15 Sold (MLS) $37,750 MLSOK
• 2010-01-25 Listed $39,000 MLSOK
• 2006-06-19 Sold (Public Records) $66,500 Public Records
• 2006-06-13 Sold (MLS) $66,500 MLSOK
• 2006-01-23 Listed $65,000 MLSOK
• 2006-01-18 Sold (MLS) $36,999 MLSOK
• 2005-12-02 Listed $40,000 MLSOK
• 2000-07-27 Sold (Public Records) $50,000 Public Records
• 2000-07-25 Sold (MLS) $49,900 MLSOK
• 2000-06-09 Listed $49,900 MLSOK
• 1994-08-01 Sold (Public Records) $39,000 Public Records
• 1992-11-09 Sold (Public Records) $38,667 Public Records

Property tax history

+3.7%/yr

Latest (2025): $1,171 · +2.5% YoY. Source: county tax records.