14000 Jeffery Dr · Oklahoma City, OK 73013

$145,000

2 bd · 2.0 ba · 858 sqft · SingleFamily public records · 2 Days on market

Built 1965 6,599 sqft lot Est $168k · 14% 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 +19.6/30.0
• ARV discount +13.7/15.0
• DSCR +6.2/10.0
• 1% rule +4.8/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity to own a home in Edmond for under $83000. Great 2 bed home that just needs a little personality to truly make it your home. This is a great chance for a first time buyer, college student who doesn't want to pay dorm fees, or investor to buy a home in SE Edmond. This neighborhood is minutes from Broadway Ext, the turnpike, or I-35. Call to schedule your private showing today! This one won't last long!

Key facts

• Central heat and air
• Fenced-in backyard
• Large shed

Tags

• FENCED-IN BACKYARD
• LARGE SHED
• TILE AND CARPET FLOORS
• CENTRAL HEAT AND AIR

Property features AI

Finance

• Other: Living area reported as 858 (assessor)
• Financial info: Loan qualification possible; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Utilities: No flood insurance required (per listing)
• Home design: Single family residence; One story; Faces west; Existing property
• Construction: Brick and frame construction; Shingle roof; Slab foundation; Built previously (existing)
• Exterior features: Chain link fencing; Interior lot

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Interior features: One living area; No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $167 ($2k/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 $142k (1.8% below list).
• Recommended offer: $142k (1.8% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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.
• Edmond (suburban): math 38% / reading 40% proficiency, ranked #11 of 270 in OK (top 4%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Orvis Risner Es (math 26% / reading 33%, grade F, #255 of 845 statewide, top 35%, 568 students, 0% FRL); Memorial Hs (math 44% / reading 56%, grade D+, #4 of 447 statewide, top 1%, 2,605 students, 0% FRL) — zoned schools average 0% FRL vs 22% district-wide (22 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+3.1%/yr); 654 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 5,365 units permitted in Oklahoma County in 2024 (569 in 5+ unit buildings).
• This rent is only 15% of the median local income ($114k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 22y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $142,365 (1.8% below list)

Questions for the listing agent

1. Built in 1965 — 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: 0.98% ✗
• Cap rate: 7.67%
• Cash-on-cash: 4.92%
• DSCR: 1.22
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $168,168
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14029 N Everest St	0.15mi	3/1.5 (+1)	840 (-2%)	10mo	$164,900	$196	74

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 · 3.14% rent growth · sell at horizon

5-year hold

• IRR: -8.5%
• Equity multiple: 0.69×
• Total profit: $-12,693
• Equity at exit: $21,620

10-year hold

• IRR: 1.2%
• Equity multiple: 1.08×
• Total profit: $3,411
• Equity at exit: $12,537

Cash invested: $40,600 (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 73013

• Rents YoY: 3.1%
• Active inventory: 654
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,424 high
• Mortgage (P&I): −$760
• Tax from tax record: −$137 /mo · $1,648/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $167

Break-even live

Break-even rent $1,213

Max offer price $145,000

Occupancy floor 83%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14025 N Eastern Ave Edmond, OK	2.0	2.0	1108	$1,349	$1.22	23d	1	0.57mi
3621 Wynn Dr Edmond, OK	1.0–2.0	1.0–1.5	894	$1,099	$1.23	1d	6	0.57mi
900 NE 122nd St Oklahoma City, OK	1.0–2.0	1.0–2.0	818	$1,240	$1.51	2d	1	1.31mi
2501 Kelley Pointe Pkwy Edmond, OK	1.0–2.0	1.0–2.0	909	$1,979	$2.18	1d	18	1.36mi
140 Ridgecrest Rd Edmond, OK	3.0	1.0	1000	$1,400	$1.40	21d	1	1.46mi
2113 Henderson Dr Unit 1 Edmond, OK	3.0	1.0	1036	$1,295	$1.25	14d	1	1.48mi

Listing history 16 events

1. 2026-05-13
   status Pending
2. 2026-05-09
   listed $145,000 Active
3. 2023-05-04
   soldstatus $132,000
4. 2014-07-29
   soldstatus $77,500
5. 2014-07-25
   soldstatus $77,500 423-char remark

   Show marketing remark (423 chars)

   Great opportunity to own a home in Edmond for under $83000. Great 2 bed home that just needs a little personality to truly make it your home. This is a great chance for a first time buyer, college student who doesn't want to pay dorm fees, or investor to buy a home in SE Edmond. This neighborhood is minutes from Broadway Ext, the turnpike, or I-35. Call to schedule your private showing today! This one won't last long!

6. 2014-06-13
   listed $82,500 423-char remark

   Show marketing remark (423 chars)

   Great opportunity to own a home in Edmond for under $83000. Great 2 bed home that just needs a little personality to truly make it your home. This is a great chance for a first time buyer, college student who doesn't want to pay dorm fees, or investor to buy a home in SE Edmond. This neighborhood is minutes from Broadway Ext, the turnpike, or I-35. Call to schedule your private showing today! This one won't last long!

7. 2012-08-06
   soldstatus $63,000
8. 2012-07-23
   soldstatus $63,000 192-char remark

   Show marketing remark (192 chars)

   Entry Only listing**AMAZING EDMOND HOME FOR ONLY $67,500 DOLLARS!!!! MOVE IN READY, COME SEE YOUR NEW HOME, BUYER TO MAKE EARNEST MONEY TO American Eagle TITLE COMPANY, N. Classen Blvd office.

9. 2012-06-24
   listed $67,500 192-char remark

   Show marketing remark (192 chars)

   Entry Only listing**AMAZING EDMOND HOME FOR ONLY $67,500 DOLLARS!!!! MOVE IN READY, COME SEE YOUR NEW HOME, BUYER TO MAKE EARNEST MONEY TO American Eagle TITLE COMPANY, N. Classen Blvd office.

10. 2007-12-19
    historical
11. 2005-02-28
    soldstatus $63,000
12. 2005-02-18
    soldstatus $63,000
13. 2005-01-05
    listed $63,900
14. 2004-06-04
    listed $75,000
15. 1997-09-04
    soldstatus $55,500
16. 1985-07-01
    soldstatus $40,500

ⓘ 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: $1,648 · $137/mo
• Projected year-2 tax: $1,648 · $137/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,084
• − Mortgage interest: −$8,122
• − Property taxes: −$1,648
• − Insurance: −$725
• − Repairs & maintenance: −$1,367
• − Management: −$1,367
• − Depreciation: −$4,218
• Taxable loss: −$363
• Est. tax savings @ 24.0%: +$87
• After-tax cash flow: $2,086/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: Edmond
• NCES district ID: 4010590
• Math proficiency: 38% ▼ -12.00%
• Reading proficiency: 40% ▼ -12.00%
• Median HH income: $73,212
• Composite: 35.88/100
• National rank: #4814
• State rank: #11 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): 58,023
• Household income: $113,870
• Rent vs Own: 24.0% rent · 76.0% own
• Severe rent burden: 1313.0

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: Predominantly White (67%)
• Race & ethnicity: White 67% Two or more races 11% Black 9% Asian 7% Hispanic / Latino 5% Native American 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 2%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 91% English-only · Other Indo-European 3% Spanish 2% 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: ▼ -201.41%
• Current HPI: 214.2251
• Rent YoY: ▲ 3.14%
• 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

+258.0% since first listed

16 events — show timeline

• 2026-05-13 Pending — MLSOK
• 2026-05-09 Listed $145,000 MLSOK
• 2023-05-04 Sold (Public Records) $132,000 Public Records
• 2014-07-29 Sold (Public Records) $77,500 Public Records
• 2014-07-25 Sold (MLS) $77,500 MLSOK
• 2014-06-13 Listed $82,500 MLSOK
• 2012-08-06 Sold (Public Records) $63,000 Public Records
• 2012-07-23 Sold (MLS) $63,000 MLSOK
• 2012-06-24 Listed $67,500 MLSOK
• 2007-12-19 Listing Removed — MLSOK
• 2005-02-28 Sold (Public Records) $63,000 Public Records
• 2005-02-18 Sold (MLS) $63,000 MLSOK
• 2005-01-05 Listed $63,900 MLSOK
• 2004-06-04 Listed $75,000 MLSOK
• 1997-09-04 Sold (Public Records) $55,500 Public Records
• 1985-07-01 Sold (Public Records) $40,500 Public Records

Property tax history

+6.1%/yr

Latest (2025): $1,648 · +1.9% YoY. Source: county tax records.