1135 NE Grand Blvd · Oklahoma City, OK 73117

$60,000

2 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 116 Days on market

Built 1945 7,174 sqft lot $48/sqft · 43% below area Est $105k · 43% 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 +2.5/5.0
• Schools +0.7/10.0

Listing remarks MLS

Investors, Opportunity is knocking! This 2-bedroom, 1-bathroom home offers 1249 square feet of potential for the buyer who isn't afraid to roll up their sleeves. The layout offers solid bones, functional space, and a footprint that allows for smart updates and redesign. Whether you're an investor looking for your next flip, or a homeowner ready to create equity through renovation, this property is a blank canvas waiting for vision and execution. If you've been waiting for an affordable entry point with upside potential, this is it!

Key facts

• 7,174 sq ft lot
• Built 1945
• Listed 116 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $445 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $55k (9.0% below list) — sets the bar for market timing.
• Cap rate 16.5% 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: 75 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); 45% 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).
• At $1,167/mo this rent would consume 60% of the median local household income ($23k/yr) (locally 681% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $2k of equity ($415 loan paydown + $1k 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($55k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $54,600 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.95% ✓
• Cap rate: 16.52%
• Cash-on-cash: 36.52%
• DSCR: 2.63
• GRM: 4.3

CMA / ARV

• ARV (median comp): $105,419
• List price: $60,000
• Delta: -43.08%
• 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
2525 NE 13th St	0.18mi	3/1.0 (+1)	1,240 (-1%)	6mo	$120,000	$97	81
2127 NE 19th St	0.71mi	2/1.5	1,271 (+2%)	3mo	$67,500	$53	60
1217 Carverdale Dr	0.19mi	3/2.0 (+1)	1,323 (+6%)	17mo	$139,500	$105	58
2616 NE 17th St	0.44mi	3/1.0 (+1)	1,152 (-8%)	14mo	$75,000	$65	50
3216 NE 13th St	0.74mi	3/1.0 (+1)	1,184 (-5%)	12mo	$145,000	$122	42
2324 Hardin Dr	0.69mi	3/2.0 (+1)	1,198 (-4%)	14mo	$193,000	$161	40
2037 NE 12th St	0.48mi	3/2.0 (+1)	1,386 (+11%)	14mo	$240,000	$173	39
2133 NE 16th Ter	0.51mi	3/2.0 (+1)	1,386 (+11%)	14mo	$245,000	$177	37
2909 NE 16th St	0.52mi	3/1.0 (+1)	1,084 (-13%)	15mo	$119,000	$110	36
2109 NE 15th St	0.52mi	3/1.0 (+1)	1,064 (-15%)	12mo	$129,500	$122	36
2729 NE 19th St	0.62mi	3/2.0 (+1)	1,399 (+12%)	13mo	$189,900	$136	31
2903 NE Success St	0.73mi	3/2.0 (+1)	1,116 (-11%)	13mo	$222,000	$199	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: 36.6%
• Equity multiple: 3.01×
• Total profit: $33,784
• Equity at exit: $25,029

10-year hold

• IRR: 37.3%
• Equity multiple: 5.94×
• Total profit: $82,981
• Equity at exit: $37,119

Cash invested: $16,800 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,167 high
• Mortgage (P&I): −$315
• Tax from tax record: −$71 /mo · $852/yr
• Insurance: −$25
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $445

Break-even live

Break-even rent $604

Max offer price $60,000

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1217 Carverdale Dr Oklahoma City, OK	2.0	2.0	1323	$1,300	$0.98	43d	1	0.16mi
2520 NE 14th St Oklahoma City, OK	3.0	1.0	1070	$1,099	$1.03	43d	1	0.19mi
1321 Bellevidere Dr Oklahoma City, OK	3.0	2.0	1000	$1,200	$1.20	23d	1	0.20mi
1501 NE Grand Blvd Oklahoma City, OK	3.0	1.0	1204	$1,200	$1.00	4d	1	0.22mi
2501 NE 16th St Oklahoma City, OK	2.0	1.0	941	$1,100	$1.17	43d	1	0.35mi
1709 N Page Ave Oklahoma City, OK	2.0	1.0	967	$895	$0.93	23d	1	0.37mi
2105 NE 12th St Oklahoma City, OK	3.0	2.0	1180	$1,650	$1.40	21d	1	0.42mi
2705 NE 18th St Oklahoma City, OK	3.0	2.0	1399	$1,000	$0.71	21d	1	0.52mi
2620 NE 19th St Oklahoma City, OK	2.0	1.0	900	$995	$1.11	43d	1	0.54mi
2616 NE Success St Oklahoma City, OK	3.0	2.0	1312	$1,350	$1.03	23d	1	0.59mi
2036 NE Grand Blvd Oklahoma City, OK	2.0	1.0	1092	$995	$0.91	2d	1	0.64mi
2132 NE 19th St Oklahoma City, OK	2.0	1.0	850	$950	$1.12	43d	1	0.64mi
2143 NE 19th St Oklahoma City, OK	2.0	1.0	1265	$945	$0.75	43d	1	0.65mi
2132 Miramar Blvd Oklahoma City, OK	2.0	1.0	768	$800	$1.04	2d	1	0.68mi
1801 E Park Pl Oklahoma City, OK	2.0	1.0	734	$695	$0.95	43d	1	0.70mi
2604 NE 21st St Oklahoma City, OK	3.0	1.0	1260	$995	$0.79	23d	1	0.71mi
2200 Hardin Dr Oklahoma City, OK	3.0	1.0	1091	$1,025	$0.94	43d	1	0.71mi
2308 NE 21st St Oklahoma City, OK	3.0	1.0	1400	$1,250	$0.89	2d	1	0.72mi
2107 Hardin Dr Oklahoma City, OK	3.0	1.0	999	$875	$0.88	43d	1	0.78mi
3212 NE 15th St Oklahoma City, OK	3.0	1.0	825	$965	$1.17	10d	1	0.80mi
1633 NE 11th St Oklahoma City, OK	3.0	2.0	1284	$1,945	$1.51	1d	1	0.84mi
1706 NE 8th St Oklahoma City, OK	3.0	2.0	1389	$1,345	$0.97	2d	1	0.85mi
3333 NE 12th St Oklahoma City, OK	2.0	1.0	720	$1,000	$1.39	43d	1	0.86mi
2313 NE 23rd St Oklahoma City, OK	3.0	2.5	1500	$1,095	$0.73	43d	1	0.87mi
2300 Granada Blvd Oklahoma City, OK	3.0	1.0	999	$1,000	$1.00	11d	1	0.89mi
2112 NE 23rd St Oklahoma City, OK	3.0	1.0	1117	$1,070	$0.96	17d	1	0.90mi
3317 NE 15th St Oklahoma City, OK	3.0	1.0	816	$1,395	$1.71	43d	1	0.91mi
1912 N Overbrook Dr Oklahoma City, OK	3.0	1.0	1150	$1,200	$1.04	43d	1	0.93mi
1727 NE 19th St Oklahoma City, OK	3.0	1.0	892	$995	$1.12	43d	1	0.96mi
1722 NE 20th St Oklahoma City, OK	2.0	1.0	800	$1,070	$1.34	43d	1	0.99mi
1801 N Jordan Ave Oklahoma City, OK	2.0	1.0	1080	$1,000	$0.93	14d	1	0.99mi
1609 NE 18th St Oklahoma City, OK	2.0	1.0	899	$900	$1.00	4d	1	1.01mi
1444 NE 13th St Unit 1446 Oklahoma City, OK	2.0	2.0	1167	$1,199	$1.03	17d	1	1.05mi
1445 NE 10th St Oklahoma City, OK	2.0	1.0	1011	$1,195	$1.18	17d	1	1.07mi
1450 NE 16th Ter Oklahoma City, OK	3.0	1.0	1096	$1,295	$1.18	43d	1	1.10mi
1428 NE 10th St Oklahoma City, OK	3.0	2.0	1487	$1,600	$1.08	43d	1	1.11mi
1436 NE 8th St Oklahoma City, OK	2.0	1.0	1048	$1,095	$1.04	43d	1	1.13mi
1931 NE 25th St Unit 10 Oklahoma City, OK	2.0	1.0	900	$875	$0.97	23d	1	1.19mi
1904 NE 25th St Oklahoma City, OK	2.0	1.0	939	$950	$1.01	4d	1	1.20mi
1921 NE 25th St Unit 3 Oklahoma City, OK	2.0	1.0	900	$875	$0.97	19d	1	1.21mi

Listing history 14 events

1. 2026-06-18
   days on market $60,000 Active 116 DOM
2. 2026-06-17
   days on market $60,000 Active 115 DOM
3. 2026-06-16
   days on market $60,000 Active 114 DOM
4. 2026-06-15
   days on market $60,000 Active 113 DOM
5. 2026-06-13
   days on market $60,000 Active 111 DOM
6. 2026-06-09
   days on market $60,000 Active 107 DOM
7. 2026-06-08
   days on market $60,000 Active 106 DOM
8. 2026-06-07
   days on market $60,000 Active 105 DOM
9. 2026-06-05
   days on market $60,000 Active 102 DOM
10. 2026-06-03
    days on market $60,000 Active 101 DOM
11. 2026-06-02
    days on market $60,000 Active 100 DOM
12. 2026-06-01
    days on market $60,000 Active 99 DOM
13. 2026-05-31
    days on market $60,000 Active 98 DOM
14. 2026-02-22
    listed $60,000 Active 538-char remark

    Show marketing remark (538 chars)

    Investors, Opportunity is knocking! This 2-bedroom, 1-bathroom home offers 1249 square feet of potential for the buyer who isn't afraid to roll up their sleeves. The layout offers solid bones, functional space, and a footprint that allows for smart updates and redesign. Whether you're an investor looking for your next flip, or a homeowner ready to create equity through renovation, this property is a blank canvas waiting for vision and execution. If you've been waiting for an affordable entry point with upside potential, this is it!

ⓘ 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: $852 · $71/mo
• Projected year-2 tax: $852 · $71/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 8/10 Severe FEMA zone X (shaded) · 97% 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 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: $14,004
• − Mortgage interest: −$3,361
• − Property taxes: −$852
• − Insurance: −$1,098
• − Repairs & maintenance: −$1,120
• − Management: −$1,120
• − Depreciation: −$1,745
• Taxable income: $4,708
• Est. tax owed @ 24.0%: −$1,130
• After-tax cash flow: $4,208/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

1 event — show timeline

• 2026-02-22 Listed $60,000 MLSOK

Property tax history

+12.4%/yr

Latest (2025): $852 · +4.2% YoY. Source: county tax records.