1308 Windemere Dr · Oklahoma City, OK 73117

$65,000

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 80 Days on market

Built 1940 Fair condition 6,373 sqft lot $90/sqft · 24% below area Est $97k · 33% under

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Why this score? — see what drove the A- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.2/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.5/10.0

Listing remarks

Discover a charming single-family residence at 1308 Windemere DR, Oklahoma City OK 73117, a home built in 1940 that presents an opportunity to craft a personalized sanctuary in a vibrant city. This home offers two comfortable bedrooms, back deck area overlooking large backyard. Washer/dryer hookups! Central heat and window units needed. Schedule your private viewing today. This home has been a rental and will need some work to make it your own.

Key facts

• Back deck area
• Large backyard
• 6,373 sq ft lot

Tags

• BACK DECK AREA
• LARGE BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $396 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.

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: Emerson Alternative Ed. (Es) (math 24% / reading 24%, grade F, #354 of 845 statewide, top 47%, 64 students, 0% FRL); Classen Ms of Advanced Studies (math 35% / reading 46%, grade F, #6 of 345 statewide, top 1%, 855 students, 0% FRL); Douglass Hs (math 2% / reading 2%, grade F, #445 of 447 statewide, top 100%, 556 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.
• Zoned-school proficiency averages 22% at this address vs 8% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Oklahoma City average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 84 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 73d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 89% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 5,365 units permitted in Oklahoma County in 2024 (569 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($449 loan paydown + $2k appreciation (2.4% local appreciation)).
• Oklahoma County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.4% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 23y 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 $30k; list at $65k implies a 117% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $61,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.57% ✓
• Cap rate: 13.61%
• Cash-on-cash: 26.12%
• DSCR: 2.16
• GRM: 5.3

CMA / ARV

• ARV (median comp): $97,228
• List price: $65,000
• Delta: -33.15%
• 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
2108 Miramar Blvd	0.49mi	2/1.0	768 (+7%)	5mo	$88,000	$115	62
2145 N Bath Ave	1.07mi	2/1.0	720 (0%)	4mo	$114,250	$159	62
1100 NE Grand Blvd	0.32mi	3/1.0 (+1)	672 (-7%)	14mo	$50,000	$74	57
2228 NE 23rd St	0.71mi	2/1.0	756 (+5%)	6mo	$47,000	$62	53
2041 NE 18th St	0.48mi	2/1.0	848 (+18%)	2mo	$109,000	$129	50
1700 NE 20th St	0.88mi	2/1.0	630 (-12%)	2mo	$99,900	$159	43
3117 NE 15th St	0.79mi	2/1.0	660 (-8%)	12mo	$54,000	$82	41
2216 NE 23rd St	0.72mi	2/1.0	837 (+16%)	4mo	$72,000	$86	38
1004 N Bryant Ave	0.65mi	3/1.0 (+1)	850 (+18%)	5mo	$145,000	$171	36
3340 NE 12th St	0.98mi	3/1.0 (+1)	816 (+13%)	6mo	$130,000	$159	32
1417 NE 10th St	1.06mi	2/1.0	840 (+17%)	12mo	$132,500	$158	30
1717 NE 20th St	0.86mi	2/1.0	864 (+20%)	14mo	$145,000	$168	28

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.1%
• Equity multiple: 2.71×
• Total profit: $31,071
• Equity at exit: $27,114

10-year hold

• IRR: 32.0%
• Equity multiple: 5.27×
• Total profit: $77,772
• Equity at exit: $40,213

Cash invested: $18,200 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 7 active · 3 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $90,000 ($109/sqft)
• Median days on market: 54 d
• This list price: 14% of active listings are priced below it
• ARV vs active asking: +23.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 73117

• Home prices YoY: 1.3%
• Active inventory: 84
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,020 high
• Mortgage (P&I): −$341
• Tax from tax record: −$42 /mo · $504/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $396

Break-even live

Break-even rent $519

Max offer price $65,000

Occupancy floor 56%

Sensitivity live

Price	-10% $433	-5% $415	+0% $396	+5% $378	+10% $359
Rent	-10% $316	-5% $356	+0% $396	+5% $437	+10% $477
Rate	-1.0pp $429	-0.5pp $413	base $396	+0.5pp $379	+1.0pp $362

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: $16,250
• Closing costs: $1,950
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1801 E Park Pl Oklahoma City, OK	2.0	1.0	734	$695	$0.95	93d	1	0.62mi
3049 NE 15th St Oklahoma City, OK	2.0	1.0	660	$895	$1.36	51d	1	0.71mi
1421 N Standish Ave Oklahoma City, OK	3.0	1.0	660	$1,150	$1.74	41d	1	0.74mi
3333 NE 12th St Oklahoma City, OK	2.0	1.0	720	$1,000	$1.39	93d	1	0.98mi
1401 NE 22nd St Oklahoma City, OK	2.0	1.0	728	$1,100	$1.51	72d	1	1.21mi
1330 NE 7th St Unit A Oklahoma City, OK	1.0	1.0	534	$900	$1.69	93d	1	1.22mi
1509 N Everest Ave Unit 1 Oklahoma City, OK	1.0	1.0	375	$775	$2.07	41d	1	1.28mi
1438 NE 27th St Oklahoma City, OK	3.0	1.0	736	$1,000	$1.36	93d	1	1.39mi
937 NE 16th St Oklahoma City, OK	1.0	1.0	727	$795	$1.09	28d	1	1.48mi

Property features AI

Finance

• Other: Located in Carverdale SubdivisionHomestead not indicatedFlood insurance not indicated
• Financial info: Loan qualification possibleNot assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: No parking details provided
• Security: No security features listed
• Utilities: No specific utility details provided
• Home design: Single-family residenceOne-level propertyExisting property
• Construction: Brick and frame constructionComposition roofCombination foundationBuilt status: existing
• Exterior features: No notable exterior features listedInterior lot

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: 2 bedrooms
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heatingNo central cooling
• Interior features: No fireplaceNo in-law plan indicated
• Laundry & utility: No laundry details provided

Listing history 50 events

1. 2026-08-08
   days on market $65,000 Active 80 DOM
2. 2026-08-07
   days on market $65,000 Active 79 DOM
3. 2026-08-06
   days on market $65,000 Active 78 DOM
4. 2026-08-05
   days on market $65,000 Active 77 DOM
5. 2026-08-04
   days on market $65,000 Active 76 DOM
6. 2026-08-03
   days on market $65,000 Active 75 DOM
7. 2026-07-31
   days on market $65,000 Active 72 DOM
8. 2026-07-30
   days on market $65,000 Active 71 DOM
9. 2026-07-30
   days on market $65,000 Active 70 DOM
10. 2026-07-28
    days on market $65,000 Active 69 DOM
11. 2026-07-26
    days on market $65,000 Active 67 DOM
12. 2026-07-24
    days on market $65,000 Active 65 DOM
13. 2026-07-23
    days on market $65,000 Active 64 DOM
14. 2026-07-22
    days on market $65,000 Active 63 DOM
15. 2026-07-21
    days on market $65,000 Active 62 DOM
16. 2026-07-20
    days on market $65,000 Active 61 DOM
17. 2026-07-18
    days on market $65,000 Active 59 DOM
18. 2026-07-18
    days on market $65,000 Active 58 DOM
19. 2026-07-16
    days on market $65,000 Active 57 DOM
20. 2026-07-15
    days on market $65,000 Active 56 DOM
21. 2026-07-14
    days on market $65,000 Active 55 DOM
22. 2026-07-13
    days on market $65,000 Active 54 DOM
23. 2026-07-13
    days on market $65,000 Active 53 DOM
24. 2026-07-11
    days on market $65,000 Active 52 DOM
25. 2026-07-10
    days on market $65,000 Active 51 DOM
26. 2026-07-09
    days on market $65,000 Active 50 DOM
27. 2026-07-07
    days on market $65,000 Active 48 DOM
28. 2026-07-06
    days on market $65,000 Active 47 DOM
29. 2026-07-05
    days on market $65,000 Active 46 DOM
30. 2026-07-03
    days on market $65,000 Active 44 DOM
31. 2026-07-02
    days on market $65,000 Active 43 DOM
32. 2026-07-01
    days on market $65,000 Active 42 DOM
33. 2026-06-30
    days on market $65,000 Active 41 DOM
34. 2026-06-29
    days on market $65,000 Active 40 DOM
35. 2026-06-28
    days on market $65,000 Active 39 DOM
36. 2026-06-27
    days on market $65,000 Active 38 DOM
37. 2026-06-27
    days on market $65,000 Active 37 DOM
38. 2026-06-25
    days on market $65,000 Active 35 DOM
39. 2026-06-22
    days on market $65,000 Active 33 DOM
40. 2026-06-21
    days on market $65,000 Active 32 DOM
41. 2026-06-18
    days on market $65,000 Active 29 DOM
42. 2026-06-17
    days on market $65,000 Active 28 DOM
43. 2026-06-16
    days on market $65,000 Active 27 DOM
44. 2026-06-15
    days on market $65,000 Active 26 DOM
45. 2026-06-13
    days on market $65,000 Active 24 DOM
46. 2026-06-09
    days on market $65,000 Active 20 DOM
47. 2026-06-08
    days on market $65,000 Active 19 DOM
48. 2026-06-07
    days on market $65,000 Active 18 DOM
49. 2026-06-05
    days on market $65,000 Active 15 DOM
50. 2026-06-03
    days on market $65,000 Active 14 DOM

ⓘ 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: $504 · $42/mo
• Projected year-2 tax: $585 · $49/mo
• Expected delta: +$81/yr (+$7/mo · 16.1%)

ⓘ 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 5/10 Major 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $12,246
• − Mortgage interest: −$3,641
• − Property taxes: −$504
• − Insurance: −$325
• − Repairs & maintenance: −$980
• − Management: −$980
• − Depreciation: −$1,891
• Taxable income: $3,925
• Est. tax owed @ 24.0%: −$942
• After-tax cash flow: $3,813/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab Est. rehab $18,000–$32,400 screening

This single-family home requires moderate renovations, including new flooring and cabinets in the kitchen, and landscaping improvements. It has potential for significant value increase with these updates.

Components & finishes AI

Roof asphalt shingle · good Flooring wood

Deferred maintenance Est. $3,500–$14,000 screening

• Minor Roof (roof) — No visible signs of damage or wear
• Minor Hvac (hvac) — No visible signs of damage or wear
• Minor Windows (windows) — No visible signs of damage or wear
• Minor Electrical (electrical) — No visible signs of damage or wear
• Minor Plumbing (plumbing) — No visible signs of damage or wear
• Minor Exterior (exterior) — No visible signs of damage or wear
• Minor Other — No visible signs of damage or wear

Repairs flagged

• Major Exposed subfloor in kitchen and living areas — Structural damage and safety hazard.
• Major Missing cabinets in kitchen — Functional and aesthetic issues.
• Major Damaged flooring in kitchen and living areas — Safety hazard and functional issue.

Value-add opportunities

• Resale New flooring and cabinets in kitchen — Modern flooring and cabinets will significantly improve the kitchen's appearance and functionality. ↑
• Both Landscaping and curb appeal improvements — Enhanced landscaping will improve the home's curb appeal and potentially its rental value. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 15/100

Zoned Schools

Elementary Emerson Alternative Ed. (Es) F OK #354/845 Nat'l #30,133/41,679 Middle Emerson Alternative Ed. (Ms) F OK #192/345 Nat'l #12,247/14,009 High Douglass Hs F OK #445/447 Nat'l #17,145/17,239

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

A Composite livability gradescore 80/100

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 · 911,875 people
• City population: 498,656
• Metro: Oklahoma City, OK
• Population (ZIP): 6,225
• Household income: $23,413
• Rent vs Own: 62.2% rent · 37.8% own
• Severe rent burden: 12% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 63% White 16% Two or more races 13% Hispanic / Latino 12% Asian 2%
• Hispanic origin (detail): Mexican 10%
• Foreign-born: 10% · Canada, Guatemala, China
• Languages at home: 87% English-only · Spanish 8% Other Indo-European 1% Other Asian/Pacific 1%

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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: ▲ 2.42%
• Current HPI: 192.3185
• Rent YoY: —
• Metro: Oklahoma City, OK
• State GDP YoY: ▲ 1.55%
• F500 in state: 6

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Industry mix (Fortune 500 HQ in OK)

Industry	F500 HQs	Revenue
▸Energy	3	$48B

Property features AI

Finance

• Other: Located in Carverdale SubdivisionHomestead not indicatedFlood insurance not indicated
• Financial info: Loan qualification possibleNot assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: No parking details provided
• Security: No security features listed
• Utilities: No specific utility details provided
• Home design: Single-family residenceOne-level propertyExisting property
• Construction: Brick and frame constructionComposition roofCombination foundationBuilt status: existing
• Exterior features: No notable exterior features listedInterior lot

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: 2 bedrooms
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heatingNo central cooling
• Interior features: No fireplaceNo in-law plan indicated
• Laundry & utility: No laundry details provided

Price history

+150.0% since first listed

15 events — show timeline

• 2026-05-20 Listed $65,000 MLSOK as Distributed by MLS Grid
• 2026-04-30 Relisted — MLSOK as Distributed by MLS Grid
• 2026-04-01 Pending — MLSOK as Distributed by MLS Grid
• 2026-04-01 Relisted — MLSOK as Distributed by MLS Grid
• 2026-03-31 Listing Removed — MLSOK as Distributed by MLS Grid
• 2026-03-31 Listing Removed — MLSOK as Distributed by MLS Grid
• 2026-03-19 Price Changed $73,000 MLSOK as Distributed by MLS Grid
• 2026-01-27 Price Changed $74,400 MLSOK as Distributed by MLS Grid
• 2025-11-24 Price Changed $74,500 MLSOK as Distributed by MLS Grid
• 2025-10-20 Listed $75,000 MLSOK as Distributed by MLS Grid
• 2009-11-05 Listing Removed — MLSOK as Distributed by MLS Grid
• 2009-05-04 Listed $34,900 MLSOK as Distributed by MLS Grid
• 2007-01-12 Sold (Public Records) $30,000 Public Records
• 2005-09-05 Listing Removed — MLSOK as Distributed by MLS Grid
• 2003-11-05 Listed $26,000 MLSOK as Distributed by MLS Grid

Property tax history

+0.5%/yr

Latest (2025): $504 · +4.2% YoY. Source: county tax records.