7611 NW 113th Pl · Oklahoma City, OK 73162

$119,900

2 bd · 2.0 ba · 1,002 sqft · Townhouse public records · 131 Days on market

Built 1984 4,691 sqft lot Est $143k · 16% under

---

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 +28.0/30.0
• ARV discount +14.8/15.0
• DSCR +9.9/10.0
• 1% rule +7.3/10.0
• Livability +4.0/5.0
• Rent growth +3.9/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

***EXTRA BEDROOM HAS WALK-OUT PATIO - COULD BE OFFICE OR 2ND LIVING*** LONG GARAGE-GREAT FOR TOOL BENCH, BREAKFAST BAR, DINING, NICE UTILITY WITH CUPBOARDS, REFRIGERATOR STAYS, GAS RANGE, NICE WOODWORK... *****A "MUST SEE" INSIDE"

Key facts

• Garage
• Built 1984
• Listed 130 days

Property features AI

Finance

• Other: Vacant and ready for occupancy; No storm shelter; Property listed as existing; Located in Roxboro Sec Ii
• Financial info: Listing available as-is; financing options include cash and conventional; Assumable: No
• HOA & community: No mandatory association dues

Exterior

• Parking: Concrete parking; 1-car garage
• Utilities: Cable available; Electricity available; Natural gas available; Public utilities
• Home design: One-level residential half duplex; Composition roof; Facing/entry level: One
• Construction: Brick construction; Slab foundation; Roof replaced/updated in 2023
• Exterior features: Open patio; Wood fencing; Interior lot

Interior

• Kitchen: Water heater
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: In-law plan; Open patio; Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $120k.

Deal economics

• At list price, monthly cash flow is $374 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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.
• Putnam City (urban): math 12% / reading 16% proficiency, ranked #227 of 270 in OK (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Ralph Downs Es (math 32% / reading 32%, grade F, #213 of 845 statewide, top 28%, 416 students, 0% FRL); Putnam City North Hs (math 18% / reading 29%, grade F, #218 of 447 statewide, top 49%, 1,579 students, 0% FRL) — zoned schools average 0% FRL vs 65% district-wide (65 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 28% at this address vs 14% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Putnam City average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+5.6%/yr); 172 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $829 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 + 5.6% rent growth), your $34k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 131 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 27y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $120k implies a 140% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 131 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.23% ✓
• Cap rate: 10.03%
• Cash-on-cash: 13.36%
• DSCR: 1.59
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $143,286
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11376 N Glade Ave	0.16mi	2/2.0	1,005 (+0%)	3mo	$147,000	$146	89
7523 NW 113th Pl	0.07mi	2/2.0	960 (-4%)	2mo	$119,900	$125	88
7707 NW 113th Pl	0.08mi	2/2.0	1,034 (+3%)	5mo	$140,000	$135	87
7501 NW 113th Pl	0.14mi	2/2.0	1,012 (+1%)	13mo	$145,000	$143	81

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 · 5.59% rent growth · sell at horizon

5-year hold

• IRR: 6.2%
• Equity multiple: 1.25×
• Total profit: $8,331
• Equity at exit: $17,877

10-year hold

• IRR: 17.7%
• Equity multiple: 2.64×
• Total profit: $55,004
• Equity at exit: $10,367

Cash invested: $33,572 (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 73162

• Rents YoY: 5.6%
• Active inventory: 172
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,477 high
• Mortgage (P&I): −$629
• Tax from tax record: −$114 /mo · $1,371/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $374

Break-even live

Break-even rent $1,004

Max offer price $119,900

Occupancy floor 70%

Sensitivity live

Price	-10% $442	-5% $408	+0% $374	+5% $340	+10% $306
Rent	-10% $257	-5% $316	+0% $374	+5% $432	+10% $491
Rate	-1.0pp $434	-0.5pp $404	base $374	+0.5pp $343	+1.0pp $311

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7501 NW 115th St Oklahoma City, OK	3.0	2.0	1387	$1,560	$1.12	3d	1	0.21mi
8000 NW 110th Dr Oklahoma City, OK	3.0	2.0	1445	$1,745	$1.21	15d	1	0.55mi
8016 NW 110th Dr Oklahoma City, OK	3.0	2.0	1445	$1,695	$1.17	12d	1	0.56mi
8024 NW 110th Dr Oklahoma City, OK	3.0	2.0	1445	$1,695	$1.17	24d	1	0.57mi
7137 NW 116th St Unit 7137 Oklahoma City, OK	3.0	2.0	1465	$1,350	$0.92	24d	1	0.60mi
7136 NW 115th St Unit 7138 Oklahoma City, OK	3.0	2.0	1489	$1,325	$0.89	24d	1	0.60mi
10800 N Council Rd Oklahoma City, OK	2.0	2.0	900	$899	$1.00	15d	1	0.69mi
10723 Lawson Place Rd Oklahoma City, OK	3.0	2.0	1200	$1,495	$1.25	24d	1	0.69mi
10526 Utica Dr Oklahoma City, OK	3.0	2.0	1200	$1,545	$1.29	24d	1	0.78mi
24 Redstone Blvd Oklahoma City, OK	2.0	1.0–2.0	857	$1,950	$2.27	2d	11	0.80mi
8012 NW 105th St Oklahoma City, OK	3.0	2.0	1200	$1,495	$1.25	12d	1	0.80mi
8002 NW 105th Ter Unit A Oklahoma City, OK	3.0	2.0	1200	$1,495	$1.25	15d	1	0.83mi
10522 Harvest Moon Ave Oklahoma City, OK	3.0	2.5	1500	$1,395	$0.93	24d	1	0.88mi
10522 Harvest Moon Ave Unit 128 Oklahoma City, OK	1.0	1.0	750	$795	$1.06	24d	1	0.88mi
10400 N Council Rd Oklahoma City, OK	1.0	1.0	879	$899	$1.02	24d	1	0.88mi
10400 N Council Rd Unit 315 Oklahoma City, OK	2.0	2.0	962	$1,000	$1.04	24d	1	0.89mi
10400 N Council Rd Unit 321 Oklahoma City, OK	2.0	2.0	885	$949	$1.07	24d	1	0.89mi
10400 N Council Rd Apt 323 Oklahoma City, OK	2.0	2.0	962	$1,000	$1.04	21d	1	0.89mi
6801 NW 122nd St Oklahoma City, OK	1.0–3.0	1.0–2.0	952	$1,108	$1.16	2d	7	1.04mi
10411 White Oak Canyon Rd Oklahoma City, OK	2.0	2.0	1158	$1,225	$1.06	5d	1	1.13mi
7028 Elk Canyon Rd Oklahoma City, OK	3.0	2.0	1404	$1,495	$1.06	18d	1	1.22mi
9777 N Council Rd Oklahoma City, OK	3.0	2.0	1178	$1,499	$1.27	22d	1	1.29mi
9777 N Council Rd Oklahoma City, OK	3.0	2.0	1178	$1,499	$1.27	21d	1	1.29mi
9777 N Council Rd Oklahoma City, OK	3.0	2.0	1421	$1,539	$1.08	17d	1	1.29mi
9777 N Council Rd Oklahoma City, OK	2.0	2.0	1086	$1,329	$1.22	21d	1	1.29mi
9777 N Council Rd Oklahoma City, OK	2.0	2.0	1086	$1,319	$1.21	24d	1	1.29mi
11608 Mackenzie Way Yukon, OK	3.0	2.5	1259	$1,545	$1.23	15d	1	1.32mi
11608 Mackenzie Way Yukon, OK	3.0	2.5	1259	$1,495	$1.19	11d	1	1.32mi
11606 Mackenzie Way Yukon, OK	3.0	2.0	1215	$2,850	$2.35	24d	1	1.32mi
8922 NW 109th Ter Oklahoma City, OK	3.0	2.5	1412	$1,600	$1.13	24d	1	1.35mi
12008 Brinley Reign Dr Yukon, OK	3.0	2.0	1382	$1,850	$1.34	24d	1	1.36mi
11505 Mackenzie Way Yukon, OK	3.0	2.0	1200	$1,495	$1.25	21d	1	1.36mi

Listing history 19 events

1. 2026-06-21
   days on market $119,900 Active 131 DOM
2. 2026-06-18
   days on market $119,900 Active 128 DOM
3. 2026-06-17
   days on market $119,900 Active 127 DOM
4. 2026-06-16
   days on market $119,900 Active 126 DOM
5. 2026-06-15
   days on market $119,900 Active 125 DOM
6. 2026-06-13
   days on market $119,900 Active 123 DOM
7. 2026-06-13
   days on market $119,900 Active 122 DOM
8. 2026-06-09
   days on market $119,900 Active 119 DOM
9. 2026-06-08
   days on market $119,900 Active 118 DOM
10. 2026-06-07
    days on market $119,900 Active 117 DOM
11. 2026-06-03
    days on market $119,900 Active 113 DOM
12. 2026-06-02
    days on market $119,900 Active 112 DOM
13. 2026-06-01
    days on market $119,900 Active 111 DOM
14. 2026-05-31
    days on market $119,900 Active 110 DOM
15. 2026-04-03
    price $119,900
16. 2026-02-10
    listed $129,900 Active
17. 1999-11-01
    soldstatus $50,000 245-char remark

    Show marketing remark (245 chars)

    ***EXTRA BEDROOM HAS WALK-OUT PATIO - COULD BE OFFICE OR 2ND LIVING*** LONG GARAGE-GREAT FOR TOOL BENCH, BREAKFAST BAR, DINING, NICE UTILITY WITH CUPBOARDS, REFRIGERATOR STAYS, GAS RANGE, NICE WOODWORK... *****A "MUST SEE" INSIDE"

18. 1999-05-09
    listed $54,500 245-char remark

    Show marketing remark (245 chars)

    ***EXTRA BEDROOM HAS WALK-OUT PATIO - COULD BE OFFICE OR 2ND LIVING*** LONG GARAGE-GREAT FOR TOOL BENCH, BREAKFAST BAR, DINING, NICE UTILITY WITH CUPBOARDS, REFRIGERATOR STAYS, GAS RANGE, NICE WOODWORK... *****A "MUST SEE" INSIDE"

19. 1986-05-01
    soldstatus $43,000

ⓘ 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: $1,371 · $114/mo
• Projected year-2 tax: $1,371 · $114/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,724
• − Mortgage interest: −$6,716
• − Property taxes: −$1,371
• − Insurance: −$600
• − Repairs & maintenance: −$1,418
• − Management: −$1,418
• − Depreciation: −$3,488
• Taxable income: $2,713
• Est. tax owed @ 24.0%: −$651
• After-tax cash flow: $3,835/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: Putnam City
• NCES district ID: 4025290
• Math proficiency: 12% ▼ -18.00%
• Reading proficiency: 16% ▼ -14.00%
• Median HH income: $46,657
• Composite: 12.61/100
• National rank: #9614
• State rank: #227 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): 28,728
• Household income: $88,031
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 913.0

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 0.59)
• Race & ethnicity: White 62% Black 14% Two or more races 11% Hispanic / Latino 8% Asian 6% Native American 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 4% Italian 2% Serbian 1%
• Foreign-born: 8% · Vietnam, Canada, China
• Languages at home: 90% English-only · Spanish 4% Vietnamese 2% 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: ▼ -172.35%
• Current HPI: 205.6639
• Rent YoY: ▲ 5.59%
• 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

+178.8% since first listed

5 events — show timeline

• 2026-04-03 Price Changed $119,900 MLSOK
• 2026-02-10 Listed $129,900 MLSOK
• 1999-11-01 Sold (MLS) $50,000 MLSOK
• 1999-05-09 Listed $54,500 MLSOK
• 1986-05-01 Sold (Public Records) $43,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $1,371 · +5.8% YoY. Source: county tax records.