3008 N Vermont Ave · Oklahoma City, OK 73107

$129,000

3 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 4 Days on market

Built 1954 7,841 sqft lot $119/sqft · 9% below area Est $183k · 30% 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 +15.1/30.0
• ARV discount +15.0/15.0
• DSCR +4.6/10.0
• Rent growth +4.3/5.0
• 1% rule +4.2/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Investor Special. As-is. Short Sale/ Bank approval required. Was a rental prior to this listing. Buyer to verify school districts/ square footage, and all aspects of property. Inspections highly recommended, seller lives out of state and is not familiar with property.

Key facts

• 7,841 sq ft lot
• Built 1954
• Listed 4 days

Property features AI

Finance

• Other: Located in Zedna Ann 2nd Add; Sale condition: Lender approval / short sale
• Financial info: Not assumable; Financing may qualify
• HOA & community: No mandatory association dues

Exterior

• Utilities: Homestead status: Yes
• Home design: Single family residence; One-level property; Existing property
• Construction: Brick and frame construction; Shingle roof; Combination foundation; Built with other materials
• Exterior features: Interior lot; No exterior features listed

Interior

• Kitchen: 4-burner range
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Heating: Other; Cooling: Other
• Interior features: One living area; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $43 ($515/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $118k (8.3% below list).
• Recommended offer: $118k (8.3% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: Kaiser Es (math 8% / reading 8%, grade F, #741 of 845 statewide, top 89%, 530 students, 0% FRL); Northwest Classen Hs (math 5% / reading 10%, grade F, #420 of 447 statewide, top 95%, 1,702 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 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 $892 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.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 2y 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 $19k; list at $129k implies a 564% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — 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 $118,263 (8.3% below list)

Questions for the listing agent

1. Built in 1954 — 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: 0.92% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.43%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

• ARV (median comp): $183,397
• List price: $129,000
• Delta: -29.66%
• 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
4013 NW 31st St	0.38mi	3/1.0	1,101 (+2%)	2mo	$130,000	$118	78
3251 Otterson Dr	0.48mi	2/1.0 (-1)	1,089 (+1%)	1mo	$150,000	$138	71
3908 NW 31st St	0.40mi	3/2.0	1,110 (+3%)	3mo	$207,000	$186	70
3911 NW 26th St	0.45mi	3/1.0	1,122 (+4%)	4mo	$150,000	$134	69
4045 NW 33rd St	0.43mi	3/1.0	1,168 (+8%)	7mo	$165,000	$141	61
4020 NW 23rd St	0.52mi	2/1.0 (-1)	1,020 (-6%)	7mo	$130,000	$127	56
4033 NW 22nd St	0.53mi	3/1.0	1,202 (+11%)	3mo	$199,000	$166	54
3221 N Roff Ave	0.42mi	3/2.0	1,202 (+11%)	7mo	$205,000	$171	52
4529 NW 33rd St	0.61mi	3/1.0	950 (-12%)	3mo	$125,100	$132	49
4125 NW 21st St	0.52mi	3/2.0	1,205 (+12%)	6mo	$185,000	$154	47
3847 NW 21st St	0.70mi	2/1.0 (-1)	939 (-13%)	7mo	$165,000	$176	35
4421 NW 18th St	0.71mi	2/1.0 (-1)	940 (-13%)	6mo	$115,000	$122	35

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: -9.3%
• Equity multiple: 0.64×
• Total profit: $-12,826
• Equity at exit: $19,234

10-year hold

• IRR: 5.1%
• Equity multiple: 1.45×
• Total profit: $16,301
• Equity at exit: $11,154

Cash invested: $36,120 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,183 high
• Mortgage (P&I): −$676
• Tax from tax record: −$161 /mo · $1,933/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $43

Break-even live

Break-even rent $1,128

Max offer price $129,000

Occupancy floor 91%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2626 N Meridian Ave Oklahoma City, OK	1.0–2.0	1.0–2.0	1040	$845	$0.81	3d	1	0.37mi
4425 NW 31st St Oklahoma City, OK	3.0	1.5	1222	$1,500	$1.23	23d	1	0.39mi
3929 NW 32nd St Oklahoma City, OK	3.0	1.0	1050	$1,300	$1.24	43d	1	0.45mi
3912 NW 32nd St Oklahoma City, OK	2.0	1.0	894	$1,099	$1.23	43d	1	0.46mi
3829 NW 26th St Oklahoma City, OK	2.0	1.0	895	$1,125	$1.26	2d	1	0.48mi
3411 Cameron Ct Oklahoma City, OK	2.0	2.0	1409	$1,300	$0.92	23d	1	0.49mi
3411 Cameron Ct Oklahoma City, OK	2.0	2.0	1409	$1,300	$0.92	43d	1	0.49mi
4396 NW 36th St Oklahoma City, OK	1.0–3.0	1.0–2.0	848	$1,349	$1.59	1d	9	0.51mi
3905 NW 23rd St Oklahoma City, OK	2.0	1.5	1044	$1,100	$1.05	16d	1	0.53mi
2325 N Meridian Ave Oklahoma City, OK	2.0	1.0	800	$850	$1.06	23d	1	0.59mi
2325 N Meridian Ave Oklahoma City, OK	2.0	1.0	800	$850	$1.06	11d	1	0.59mi
4128 NW 36th St Unit 4 Oklahoma City, OK	2.0	1.5	1130	$1,125	$1.00	23d	1	0.60mi
2317 N Meridian Ave Unit 35 Oklahoma City, OK	2.0	1.0	800	$850	$1.06	16d	1	0.63mi
4529 NW 33rd St Oklahoma City, OK	3.0	1.0	950	$1,280	$1.35	2d	1	0.63mi
3175 N Portland Ave Oklahoma City, OK	2.0	1.0	865	$899	$1.04	43d	1	0.65mi
3175 N Portland Ave Oklahoma City, OK	2.0	2.0	918	$960	$1.05	23d	1	0.65mi
3175 N Portland Ave Oklahoma City, OK	1.0–2.0	1.0–2.0	809	$960	$1.19	15d	3	0.65mi
2221 N Meridian Ave Oklahoma City, OK	2.0	1.5	1200	$995	$0.83	2d	1	0.69mi
3733 NW 22nd St Apt 210 Oklahoma City, OK	2.0	1.0	850	$950	$1.12	43d	1	0.71mi
3701 NW 24th St Oklahoma City, OK	3.0	2.0	1404	$1,299	$0.93	43d	1	0.72mi
4746 NW 23rd St Oklahoma City, OK	2.0	1.0	975	$815	$0.84	2d	1	0.78mi
4746 NW 23rd St Oklahoma City, OK	2.0	1.0	975	$725	$0.74	23d	1	0.78mi
3929 NW 18th St Oklahoma City, OK	4.0	1.5	1347	$1,200	$0.89	1d	1	0.80mi
4750 NW 23rd St Unit 158 Oklahoma City, OK	2.0	1.0	975	$785	$0.81	23d	1	0.82mi
4750 NW 23rd St Oklahoma City, OK	2.0	1.0	975	$830	$0.85	23d	1	0.84mi
3827 N Harvard Ave Oklahoma City, OK	2.0	1.5	988	$1,100	$1.11	21d	1	0.87mi
3800 NW 19th St Oklahoma City, OK	3.0	1.0	1073	$1,250	$1.16	23d	1	0.87mi
4020 N Meridian Ave Oklahoma City, OK	2.0	1.0	700	$849	$1.21	23d	1	0.99mi
3629 NW 18th St Oklahoma City, OK	4.0	2.0	1176	$1,800	$1.53	43d	1	1.00mi
3625 NW 18th St Oklahoma City, OK	3.0	2.0	1040	$1,500	$1.44	43d	1	1.01mi
4200 N Meridian Ave Oklahoma City, OK	1.0–2.0	1.0–2.0	801	$1,289	$1.61	4d	29	1.03mi
3733 NW 15th St Oklahoma City, OK	3.0	1.0	995	$1,150	$1.16	23d	1	1.10mi
5518 NW 23rd St Oklahoma City, OK	2.0	1.0	659	$940	$1.43	23d	1	1.17mi
4213 N Westridge St Oklahoma City, OK	3.0	2.0	1474	$1,295	$0.88	2d	1	1.17mi
3608 NW 16th St Oklahoma City, OK	2.0	1.0	784	$950	$1.21	43d	1	1.18mi
1309 N Meridian Ave Oklahoma City, OK	1.0–2.0	1.0–1.5	925	$975	$1.05	2d	4	1.18mi
1307 N Meridian Ave Oklahoma City, OK	2.0	1.0–2.0	1242	$925	$0.74	2d	6	1.21mi
3228 NW 27th St Oklahoma City, OK	2.0	1.0	1088	$1,195	$1.10	11d	1	1.21mi
5700 NW 23rd St Oklahoma City, OK	3.0	2.0	1180	$1,050	$0.89	23d	1	1.25mi
3624 NW 42nd St Oklahoma City, OK	1.0–2.0	1.0–2.0	1050	$899	$0.86	2d	1	1.25mi

Listing history 14 events

1. 2026-06-09
   status $129,000 Pending 4 DOM
2. 2026-06-08
   days on market $129,000 Active 4 DOM
3. 2026-06-07
   statusdays on market $129,000 Active 3 DOM
4. 2026-05-17
   status Pending 268-char remark
5. 2026-04-21
   listed $129,000 Active 268-char remark
6. 2026-03-18
   historical
7. 2026-02-23
   listed $167,000 Active
8. 2024-12-14
   historical $1,250
9. 2024-12-11
   historical $1,250
10. 2024-12-10
    listed $1,250
11. 2024-11-23
    listed $1,250
12. 2024-11-14
    historical $1,250
13. 2024-11-06
    listed $1,250
14. 1976-07-01
    soldstatus $19,433

ⓘ 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: $1,933 · $161/mo
• Projected year-2 tax: $1,933 · $161/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 · 18 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: $14,192
• − Mortgage interest: −$7,226
• − Property taxes: −$1,933
• − Insurance: −$645
• − Repairs & maintenance: −$1,135
• − Management: −$1,135
• − Depreciation: −$3,753
• Taxable loss: −$1,636
• Est. tax savings @ 24.0%: +$393
• After-tax cash flow: $908/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

+563.8% since first listed

13 events — show timeline

• 2026-06-09 Pending — MLSOK
• 2026-06-06 Relisted — MLSOK
• 2026-05-17 Pending — MLSOK
• 2026-04-21 Listed $129,000 MLSOK
• 2026-03-18 Listing Removed — MLSOK
• 2026-02-23 Listed $167,000 MLSOK
• 2024-12-14 Rental Removed $1,250 APPFOLIO
• 2024-12-11 Rental Removed $1,250 MLSOK
• 2024-12-10 Listed for Rent $1,250 APPFOLIO
• 2024-11-23 Listed for Rent $1,250 MLSOK
• 2024-11-14 Rental Removed $1,250 MLSOK
• 2024-11-06 Listed for Rent $1,250 MLSOK
• 1976-07-01 Sold (Public Records) $19,433 Public Records

Property tax history

+6.2%/yr

Latest (2025): $1,933 · +1.0% YoY. Source: county tax records.