1308 Windemere Dr · Oklahoma City, OK 73117

$65,000

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 29 Days on market

Built 1940 6,373 sqft lot Est $53k · 22% over

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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
• 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 +2.5/5.0
• Schools +0.7/10.0
• ARV discount +0.0/15.0

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

Property features AI

Finance

• Other: Located in Carverdale Subdivision; Homestead not indicated; Flood insurance not indicated
• Financial info: Loan qualification possible; Not 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 residence; One-level property; Existing property
• Construction: Brick and frame construction; Composition roof; Combination foundation; Built status: existing
• Exterior features: No notable exterior features listed; Interior lot

Interior

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

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $375 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($994 rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.2% 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: 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.
• Market conditions: 75 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 29 days — a 2% lower offer ($64k) 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 $64,025 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — 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: 1.53% ✓
• Cap rate: 13.22%
• Cash-on-cash: 24.73%
• DSCR: 2.10
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $53,280
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2108 Miramar Blvd	0.49mi	2/1.0	768 (+7%)	3mo	$88,000	$115	63
1100 NE Grand Blvd	0.32mi	3/1.0 (+1)	672 (-7%)	12mo	$50,000	$74	59
2228 NE 23rd St	0.71mi	2/1.0	756 (+5%)	5mo	$47,000	$62	54

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: 29.7%
• Equity multiple: 2.63×
• Total profit: $29,726
• Equity at exit: $27,114

10-year hold

• IRR: 30.7%
• Equity multiple: 5.11×
• Total profit: $74,867
• 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 →

ZIP-level market 73117

• Home prices YoY: 1.3%
• Active inventory: 75
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $994 high
• Mortgage (P&I): −$341
• Tax from tax record: −$42 /mo · $504/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $375

Break-even live

Break-even rent $519

Max offer price $65,000

Occupancy floor 57%

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
• Reserves months: —
• Total cash needed: —

Rent comps 8 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	44d	1	0.62mi
3049 NE 15th St Oklahoma City, OK	2.0	1.0	660	$895	$1.36	2d	1	0.71mi
3333 NE 12th St Oklahoma City, OK	2.0	1.0	720	$1,000	$1.39	44d	1	0.98mi
1401 NE 22nd St Oklahoma City, OK	2.0	1.0	728	$1,100	$1.51	23d	1	1.21mi
1330 NE 7th St Unit A Oklahoma City, OK	1.0	1.0	534	$900	$1.69	44d	1	1.22mi
1509 N Everest Ave Unit 1 Oklahoma City, OK	1.0	1.0	375	$795	$2.12	21d	1	1.28mi
1438 NE 27th St Oklahoma City, OK	3.0	1.0	736	$1,000	$1.36	44d	1	1.39mi
935 NE 16th St Oklahoma City, OK	1.0	1.0	727	$795	$1.09	44d	1	1.48mi

Listing history 28 events

1. 2026-06-18
   days on market $65,000 Active 29 DOM
2. 2026-06-17
   days on market $65,000 Active 28 DOM
3. 2026-06-16
   days on market $65,000 Active 27 DOM
4. 2026-06-15
   days on market $65,000 Active 26 DOM
5. 2026-06-13
   days on market $65,000 Active 24 DOM
6. 2026-06-09
   days on market $65,000 Active 20 DOM
7. 2026-06-08
   days on market $65,000 Active 19 DOM
8. 2026-06-07
   days on market $65,000 Active 18 DOM
9. 2026-06-05
   days on market $65,000 Active 15 DOM
10. 2026-06-03
    days on market $65,000 Active 14 DOM
11. 2026-06-02
    days on market $65,000 Active 13 DOM
12. 2026-06-01
    days on market $65,000 Active 12 DOM
13. 2026-05-31
    days on market $65,000 Active 11 DOM
14. 2026-05-20
    listed $65,000 Active
15. 2026-04-30
    status Active
16. 2026-04-01
    status Pending
17. 2026-04-01
    status Active
18. 2026-03-31
    historical
19. 2026-03-31
    historical
20. 2026-03-19
    price $73,000
21. 2026-01-27
    price $74,400
22. 2025-11-24
    price $74,500
23. 2025-10-20
    listed $75,000 Active
24. 2009-11-05
    historical
25. 2009-05-04
    listed $34,900
26. 2007-01-12
    soldstatus $30,000
27. 2005-09-05
    historical
28. 2003-11-05
    listed $26,000

ⓘ 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: $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: $11,925
• − Mortgage interest: −$3,641
• − Property taxes: −$504
• − Insurance: −$325
• − Repairs & maintenance: −$954
• − Management: −$954
• − Depreciation: −$1,891
• Taxable income: $3,656
• Est. tax owed @ 24.0%: −$877
• After-tax cash flow: $3,624/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): 6,225
• Household income: $23,413
• Rent vs Own: 62.2% rent · 37.8% own
• Severe rent burden: 681.0

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 0.56)
• 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%

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

Industry mix (Fortune 500 HQ in OK)

Industry	F500 HQs	Revenue
▸Energy	3	$48B

Price history

+150.0% since first listed

15 events — show timeline

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

Property tax history

+0.5%/yr

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