2421 N Prospect Ave · Oklahoma City, OK 73111

$149,990

3 bd · 1.0 ba · 1,006 sqft · SingleFamily public records · 350 Days on market

Built 1980 6,599 sqft lot Est $112k · 34% over

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Why this score? — see what drove the F 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 +15.0/30.0
• DSCR +4.6/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

A true must see!! Come see this beautiful meticulously remodeled home. The interior brightly painted inside and the exterior colors reflecting a very tasteful approach. Boasting 3 nicely sized bedrooms, 1 large bath, living and dining. Smartly designed laundry room tucked neatly off the kitchen. Has a new roof, new eaves, new windows through-out the home, new HVAC and new LLV wood like flooring. A completely transformed kitchen and bathroom remodel. The kitchen features new contemporary cabinets, new granite counter tops, travertine backsplash, new sink, faucet and a five burner style gas stove complimented with a new range hood. Total remodel in the bathroom. The bathroom tile is so beauti

Key facts

• New hvac
• New eaves
• New roof

Tags

• METICULOUSLY REMODELED HOME
• NEW ROOF
• NEW EAVES
• NEW WINDOWS
• NEW HVAC
• NEW WOOD LIKE FLOORING

Property features AI

Finance

• Financial info: Accepts Cash, Conventional, FHA or VA financing; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: Concrete parking
• Security: Security system
• Utilities: Cable available; Electricity available; Natural gas available; Public utilities; Double glazed/energy-efficient windows
• Home design: Single-family residence; One-story; Faces east; Residential property
• Construction: Brick and frame construction; Frame construction; Brick construction; Composition roof; Low E windows; Combination foundation; Roof replaced or updated in 2025
• Exterior features: Covered porch; Outbuildings; Chain link fencing; Interior lot

Interior

• Kitchen: Gas range (freestanding); Gas oven (freestanding); Disposal
• Bedrooms: 3 bedrooms
• Flooring: Laminate; Tile
• Bathrooms: 1 full bathroom
• Interior features: Ceiling fans
• Laundry & utility: Inside utility; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $48 ($573/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 $119k (20.7% below list).
• Recommended offer: $119k (20.7% 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: Thelma R. Parks Es (math 2% / reading 2%, grade F, #802 of 845 statewide, top 100%, 472 students, 0% FRL); 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: Rents rising (+2.1%/yr); 83 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• This rent runs 35% of the median local income ($40k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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

• It's been on market 350 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 24y ago; this cycle's ask is 11438% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• 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 $118,938 (20.7% below list)

Questions for the listing agent

1. It's been on market 350 days. Have you received any prior offers? Is the seller open to a 21% 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.79% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.36%
• DSCR: 1.06
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $111,666
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2221 N Lottie Ave	0.27mi	2/1.0 (-1)	1,024 (+2%)	2mo	$45,000	$44	77
2131 N Jordan Ave	0.27mi	2/1.0 (-1)	1,031 (+2%)	2mo	$88,000	$85	76
1542 NE 20th St	0.36mi	2/1.0 (-1)	981 (-2%)	2mo	$135,000	$138	73
1600 E Madison St	0.15mi	3/1.0	1,134 (+13%)	5mo	$95,000	$84	68
2415 N Fonshill St	0.08mi	2/1.5 (-1)	924 (-8%)	10mo	$65,000	$70	68
2204 N Jordan Ave	0.23mi	2/1.0 (-1)	1,121 (+11%)	3mo	$57,500	$51	63
1400 NE 16th St	0.60mi	2/1.0 (-1)	978 (-3%)	10mo	$75,000	$77	54
1450 NE 16th Ter	0.62mi	3/1.0	1,096 (+9%)	4mo	$135,000	$123	53
2715 N Missouri Ave	0.43mi	3/1.0	1,141 (+13%)	6mo	$140,000	$123	52
1720 Wickliff St	0.60mi	2/1.5 (-1)	902 (-10%)	0mo	$100,000	$111	47
2139 N Stonewall Ave	0.47mi	2/1.0 (-1)	1,134 (+13%)	7mo	$205,000	$181	46
1449 NE 14th St	0.71mi	2/1.0 (-1)	884 (-12%)	2mo	$100,000	$113	40

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 · 2.13% rent growth · sell at horizon

5-year hold

• IRR: -15.0%
• Equity multiple: 0.47×
• Total profit: $-22,367
• Equity at exit: $22,364

10-year hold

• IRR: -7.8%
• Equity multiple: 0.52×
• Total profit: $-20,011
• Equity at exit: $12,968

Cash invested: $41,997 (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 73111

• Home prices YoY: -13.6%
• Rents YoY: 2.1%
• Active inventory: 83
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,189 high
• Mortgage (P&I): −$787
• Tax from tax record: −$43 /mo · $514/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $48

Break-even live

Break-even rent $1,129

Max offer price $149,990

Occupancy floor 91%

Sensitivity live

Price	-10% $133	-5% $90	+0% $48	+5% $5	+10% $-37
Rent	-10% $-46	-5% $1	+0% $48	+5% $95	+10% $142
Rate	-1.0pp $123	-0.5pp $86	base $48	+0.5pp $9	+1.0pp $-31

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: $37,498
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1439 NE 24th St Oklahoma City, OK	3.0	1.0	874	$1,025	$1.17	17d	1	0.02mi
1426 NE 24th St Oklahoma City, OK	4.0	1.0	1280	$1,200	$0.94	3d	1	0.03mi
1401 NE 22nd St Oklahoma City, OK	2.0	1.0	728	$1,100	$1.51	24d	1	0.13mi
1438 NE 27th St Oklahoma City, OK	3.0	1.0	736	$1,000	$1.36	45d	1	0.24mi
2709 N Fonshill Ave Oklahoma City, OK	2.0	1.0	949	$1,100	$1.16	24d	1	0.25mi
2312 N Everest Ave Oklahoma City, OK	3.0	1.0	1100	$1,299	$1.18	45d	1	0.26mi
1712 NE 25th St Oklahoma City, OK	4.0	1.0	1100	$1,550	$1.41	45d	1	0.27mi
1812 NE 24th St Oklahoma City, OK	3.0	1.0	1071	$1,175	$1.10	3d	1	0.32mi
2908 N Fonshill Ave Oklahoma City, OK	3.0	2.0	1325	$1,225	$0.92	45d	1	0.32mi
2225 Glen Ellyn St Oklahoma City, OK	2.0	1.0	1095	$925	$0.84	45d	1	0.36mi
1722 NE 20th St Oklahoma City, OK	2.0	1.0	800	$1,070	$1.34	45d	1	0.41mi
2148 N Stonewall Ave Oklahoma City, OK	2.0	1.0	1055	$875	$0.83	5d	1	0.42mi
1904 NE 25th St Oklahoma City, OK	2.0	1.0	939	$950	$1.01	5d	1	0.43mi
2128 N Stonewall Ave Unit 1 Oklahoma City, OK	2.0	1.0	960	$800	$0.83	4d	1	0.44mi
1727 NE 19th St Oklahoma City, OK	3.0	1.0	892	$995	$1.12	45d	1	0.46mi
1609 NE 18th St Oklahoma City, OK	2.0	1.0	899	$900	$1.00	5d	1	0.46mi
1921 NE 25th St Unit 3 Oklahoma City, OK	2.0	1.0	900	$875	$0.97	21d	1	0.48mi
1931 NE 25th St Unit 10 Oklahoma City, OK	2.0	1.0	900	$875	$0.97	24d	1	0.50mi
1801 N Jordan Ave Oklahoma City, OK	2.0	1.0	1080	$1,000	$0.93	15d	1	0.52mi
1220 NE 17th St Oklahoma City, OK	2.0	1.0	1100	$1,195	$1.09	45d	1	0.56mi
1637 Bishop Bobby L Williams Dr Oklahoma City, OK	2.0	1.0	820	$1,150	$1.40	45d	1	0.57mi
1200 NE 17th St Unit B Oklahoma City, OK	2.0	1.0	1002	$2,100	$2.10	45d	1	0.58mi
1450 NE 16th Ter Oklahoma City, OK	3.0	1.0	1096	$1,295	$1.18	45d	1	0.60mi
2300 Granada Blvd Oklahoma City, OK	3.0	1.0	999	$1,000	$1.00	13d	1	0.67mi
2107 Hardin Dr Oklahoma City, OK	3.0	1.0	999	$875	$0.88	45d	1	0.70mi
2112 NE 23rd St Oklahoma City, OK	3.0	1.0	1117	$1,070	$0.96	18d	1	0.70mi
939 East Dr Oklahoma City, OK	2.0	1.0	1039	$1,100	$1.06	24d	1	0.72mi
2020 NE 30th St Oklahoma City, OK	3.0	1.0	1056	$1,150	$1.09	45d	1	0.73mi
1621 NE 33rd St Oklahoma City, OK	3.0	2.0	1500	$1,975	$1.32	45d	1	0.73mi
736 NE 26th St Oklahoma City, OK	2.0	1.0	927	$1,050	$1.13	3d	1	0.77mi
1444 NE 13th St Unit 1446 Oklahoma City, OK	2.0	2.0	1167	$1,199	$1.03	18d	1	0.78mi
2132 NE 19th St Oklahoma City, OK	2.0	1.0	850	$950	$1.12	45d	1	0.79mi
2200 Hardin Dr Oklahoma City, OK	3.0	1.0	1091	$1,025	$0.94	45d	1	0.79mi
2143 NE 19th St Oklahoma City, OK	2.0	1.0	1265	$945	$0.75	45d	1	0.80mi
1701 NE 34th St Oklahoma City, OK	2.0	1.5	900	$1,000	$1.11	45d	1	0.82mi
714 NE 27th St Unit 4 Oklahoma City, OK	2.0	1.0	950	$845	$0.89	24d	1	0.83mi
2313 NE 23rd St Oklahoma City, OK	3.0	2.5	1500	$1,095	$0.73	45d	1	0.90mi
2308 NE 21st St Oklahoma City, OK	3.0	1.0	1400	$1,250	$0.89	3d	1	0.91mi
704 NE 31st St Oklahoma City, OK	3.0	1.0	952	$1,300	$1.37	45d	1	0.97mi
1633 NE 11th St Oklahoma City, OK	3.0	2.0	1284	$1,945	$1.51	2d	1	0.98mi

Listing history 3 events

1. 2026-06-01
   days on market $149,990 Active 350 DOM
2. 2026-05-31
   remarks 699-char remark
3. 2026-05-31
   listed $149,990 Active 349 DOM

ⓘ 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: $514 · $43/mo
• Projected year-2 tax: $1,350 · $112/mo
• Expected delta: +$836/yr (+$70/mo · 162.8%)

ⓘ 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 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: $14,273
• − Mortgage interest: −$8,402
• − Property taxes: −$514
• − Insurance: −$750
• − Repairs & maintenance: −$1,142
• − Management: −$1,142
• − Depreciation: −$4,363
• Taxable loss: −$2,040
• Est. tax savings @ 24.0%: +$490
• After-tax cash flow: $1,063/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): 10,727
• Household income: $40,340
• Rent vs Own: 45.8% rent · 54.2% own
• Severe rent burden: 804.0

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 Black (76%)
• Race & ethnicity: Black 76% White 13% Two or more races 7% Hispanic / Latino 6% Native American 2%
• Hispanic origin (detail): Mexican 4%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 6%

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: ▼ -34.64%
• Current HPI: 220.6395
• Rent YoY: ▲ 2.13%
• 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

-96.8% since first listed

14 events — show timeline

• 2026-05-31 Listed for Rent $1,300 MLSOK
• 2026-05-31 Relisted — MLSOK
• 2026-05-01 Rental Removed $1,300 MLSOK
• 2026-04-24 Price Changed $149,990 MLSOK
• 2025-12-04 Price Changed $150,000 MLSOK
• 2025-12-01 Relisted — MLSOK
• 2025-11-30 Listing Removed — MLSOK
• 2025-08-30 Listed for Rent $1,300 MLSOK
• 2025-08-29 Rental Removed $1,300 MLSOK
• 2025-08-08 Price Changed $169,000 MLSOK
• 2025-08-01 Listed for Rent $1,300 MLSOK
• 2025-05-16 Listed $174,000 MLSOK
• 2003-01-02 Listing Removed — MLSOK
• 2002-11-11 Listed $40,500 MLSOK

Property tax history

+5.5%/yr

Latest (2025): $514 · +4.2% YoY. Source: county tax records.