2541 NW 11th St #2 · Oklahoma City, OK 73107

$177,500

2 bd · 2.0 ba · 1,750 sqft · Townhouse · 192 Days on market

Built 1926 Average condition 7,501 sqft lot $101/sqft · 39% below area Est $292k · 39% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +14.3/30.0
• DSCR +4.3/10.0
• Rent growth +4.3/5.0
• 1% rule +4.0/10.0
• Livability +4.0/5.0
• Condition / age +2.8/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 100% tenant-occupied duplex offers immediate cash flow with total monthly rents of $1,400. Recent updates include a new central A/C system, helping reduce near-term capital expenses and improve tenant comfort. Conveniently located with easy access to major roads, shopping, and employment centers. Turnkey investment—collect rent from day one.

Key facts

• Central a c system
• Built 1926
• Listed 191 days

Tags

• CENTRAL A C SYSTEM
• EASY ACCESS TO MAJOR ROADS
• EASY ACCESS TO SHOPPING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $178k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $31 ($375/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 $159k (10.3% below list).
• Recommended offer: $156k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.5% vs local median 4.0% 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: Hawthorne Es (math 8% / reading 17%, grade F, #652 of 845 statewide, top 79%, 376 students, 0% FRL); Taft Ms (math 2% / reading 5%, grade F, #330 of 345 statewide, top 96%, 1,045 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); 401 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 49d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 5,365 units permitted in Oklahoma County in 2024 (569 in 5+ unit buildings).
• This rent runs 34% of the median local income ($57k/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 $5k 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 192 days — a 12% lower offer ($156k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• 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 $156,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 192 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.90% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.75%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (median comp): $292,189
• List price: $177,500
• Delta: -39.25%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2646 NW 12th St	0.14mi	2/2.0	1,617 (-8%)	1mo	$303,250	$188	80
2405 NW 16 St	0.41mi	3/2.0 (+1)	1,572 (-10%)	0mo	$299,000	$190	59
2112 NW 18th St	0.74mi	3/2.0 (+1)	1,780 (+2%)	0mo	$343,000	$193	58
1720 NW 19th St	1.20mi	3/2.0 (+1)	1,713 (-2%)	2mo	$261,500	$153	55
2500 NW 21st St	0.70mi	3/2.0 (+1)	1,825 (+4%)	1mo	$360,000	$197	54
2321 NW 28th St	1.26mi	3/1.5 (+1)	1,708 (-2%)	2mo	$279,999	$164	52
2304 NW 27th St	1.17mi	3/2.0 (+1)	1,858 (+6%)	1mo	$365,000	$196	49
2309 NW 27th St	1.20mi	3/1.5 (+1)	1,595 (-9%)	1mo	$290,990	$182	42
2844 NW 21st St	0.77mi	2/2.0	1,480 (-15%)	1mo	$229,900	$155	39
2801 NW 25th St	1.02mi	3/2.5 (+1)	2,110 (+21%)	0mo	$420,000	$199	33
2861 NW 20th St	0.76mi	3/1.5 (+1)	2,165 (+24%)	1mo	$235,000	$109	32
2133 NW 26th St	1.20mi	3/1.0 (+1)	1,410 (-19%)	0mo	$268,000	$190	31

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: -10.4%
• Equity multiple: 0.61×
• Total profit: $-19,580
• Equity at exit: $26,466

10-year hold

• IRR: 4.1%
• Equity multiple: 1.36×
• Total profit: $17,756
• Equity at exit: $15,347

Cash invested: $49,700 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 0 active · 1 under contract
• Months of supply: 0.0 mo

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 73107

• Rents YoY: 7.3%
• Active inventory: 401
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,592 high
• Mortgage (P&I): −$931
• Tax est. 1.5%: −$222 /mo · $2,662/yr
• Insurance: −$74
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $31

Break-even live

Break-even rent $1,553

Max offer price $177,500

Occupancy floor 93%

Sensitivity live

Price	-10% $154	-5% $93	+0% $31	+5% $-30	+10% $-91
Rent	-10% $-95	-5% $-32	+0% $31	+5% $94	+10% $157
Rate	-1.0pp $121	-0.5pp $76	base $31	+0.5pp $-15	+1.0pp $-62

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: $44,375
• Closing costs: $5,325
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2525 NW 11th St Oklahoma City, OK	3.0	2.0	1415	$1,550	$1.10	184d	1	0.06mi
2519 W Park Pl Oklahoma City, OK	3.0	2.0	2000	$1,900	$0.95	184d	1	0.11mi
2524 NW 13th St Oklahoma City, OK	3.0	2.0	1627	$1,750	$1.08	0d	1	0.13mi
2524 NW 13th St Oklahoma City, OK	3.0	2.0	1627	$1,800	$1.11	15d	1	0.13mi
1517 N Miller Blvd Oklahoma City, OK	3.0	2.0	1968	$1,650	$0.84	145d	1	0.29mi
2730 NW 17th St Oklahoma City, OK	3.0	2.0	1814	$2,450	$1.35	0d	1	0.41mi
3029 1/2 NW 12th St Oklahoma City, OK	2.0	1.0	1600	$1,075	$0.67	127d	1	0.58mi
2139 NW 15th St Oklahoma City, OK	3.0	2.0	1551	$1,950	$1.26	184d	1	0.60mi
2732 NW 20th St Unit 2732 Oklahoma City, OK	3.0	1.0	1447	$1,575	$1.09	2d	1	0.62mi
1414 N Drexel Blvd Oklahoma City, OK	2.0	1.0	1604	$1,100	$0.69	138d	1	0.63mi
1414 N Drexel Blvd Oklahoma City, OK	2.0	1.0	1604	$1,100	$0.69	143d	1	0.63mi
2009 NW 12th St Oklahoma City, OK	2.0	1.0	1256	$1,350	$1.07	34d	1	0.71mi
2009 NW 12th St Oklahoma City, OK	2.0	1.0	1256	$1,700	$1.35	109d	1	0.71mi
1948 NW 12th St Oklahoma City, OK	3.0	1.0	1457	$1,275	$0.88	34d	1	0.76mi
1948 NW 12th St Oklahoma City, OK	3.0	1.0	1457	$1,195	$0.82	19d	1	0.76mi
1948 NW 12th St Oklahoma City, OK	3.0	1.0	1457	$1,195	$0.82	15d	1	0.76mi
2732 NW 23rd St Oklahoma City, OK	3.0	1.0	1505	$1,150	$0.76	31d	1	0.83mi
2037 NW 18th St Oklahoma City, OK	3.0	2.0	1415	$2,200	$1.55	6d	1	0.83mi
2040 NW 20th St Oklahoma City, OK	2.0	2.0	1489	$2,200	$1.48	112d	1	0.90mi
1840 NW 12th St Oklahoma City, OK	3.0	1.5	1650	$1,600	$0.97	10d	1	0.90mi
2605 NW 24th St Oklahoma City, OK	2.0	1.0	1300	$1,525	$1.17	143d	1	0.92mi
2605 NW 24th St Oklahoma City, OK	2.0	1.0	1300	$1,525	$1.17	138d	1	0.92mi
2113 NW 21st St Oklahoma City, OK	3.0	2.0	1505	$1,600	$1.06	49d	1	0.92mi
2113 NW 21st St Oklahoma City, OK	3.0	2.0	1505	$1,875	$1.25	119d	1	0.92mi
2808 NW 24th St Unit Main Oklahoma City, OK	3.0	1.5	1604	$1,475	$0.92	108d	1	0.93mi
1928 NW 18th St Oklahoma City, OK	3.0	2.5	1914	$2,200	$1.15	184d	1	0.94mi
1715 N Kentucky Ave Oklahoma City, OK	3.0	2.0	1376	$1,895	$1.38	10d	1	0.95mi
1715 N Kentucky Ave Oklahoma City, OK	3.0	2.0	1376	$1,995	$1.45	25d	1	0.95mi
1823 NW 11th St Oklahoma City, OK	3.0	2.0	1362	$1,695	$1.24	15d	1	0.95mi
1823 NW 11th St Oklahoma City, OK	3.0	2.0	1362	$1,745	$1.28	28d	1	0.95mi
3105 NW 21st St Oklahoma City, OK	3.0	2.0	1419	$1,750	$1.23	109d	1	0.97mi
2015 NW 20th St Unit Labs Oklahoma City, OK	3.0	2.0	1583	$1,990	$1.26	7d	1	1.00mi
1800 NW 14th St Oklahoma City, OK	2.0	1.0	1877	$1,400	$0.75	10d	1	1.02mi
1741 W Park Pl Oklahoma City, OK	3.0	2.0	1624	$1,895	$1.17	10d	1	1.02mi
3145 NW 21st St Oklahoma City, OK	3.0	2.0	1728	$1,600	$0.93	143d	1	1.04mi
3132 NW 22nd St Oklahoma City, OK	3.0	1.0	1421	$1,900	$1.34	47d	1	1.04mi
1723 W Park Pl Oklahoma City, OK	3.0	2.0	1353	$1,595	$1.18	9d	1	1.07mi
2504 NW 27th St Oklahoma City, OK	2.0	1.0	1303	$1,450	$1.11	184d	1	1.08mi
2736 NW 27th St Oklahoma City, OK	3.0	2.0	1657	$1,895	$1.14	143d	1	1.10mi
1138 N Blackwelder Ave Unit 3 Oklahoma City, OK	2.0	2.0	1250	$1,599	$1.28	152d	1	1.15mi

Listing history 50 events

1. 2026-08-28
   days on market $177,500 Active 192 DOM
2. 2026-08-27
   days on market $177,500 Active 191 DOM
3. 2026-08-26
   days on market $177,500 Active 190 DOM
4. 2026-08-25
   days on market $177,500 Active 189 DOM
5. 2026-08-24
   days on market $177,500 Active 188 DOM
6. 2026-08-23
   days on market $177,500 Active 187 DOM
7. 2026-08-22
   days on market $177,500 Active 186 DOM
8. 2026-08-21
   days on market $177,500 Active 185 DOM
9. 2026-08-20
   days on market $177,500 Active 184 DOM
10. 2026-08-19
    days on market $177,500 Active 183 DOM
11. 2026-08-18
    days on market $177,500 Active 182 DOM
12. 2026-08-17
    days on market $177,500 Active 181 DOM
13. 2026-08-16
    days on market $177,500 Active 180 DOM
14. 2026-08-15
    days on market $177,500 Active 179 DOM
15. 2026-08-14
    days on market $177,500 Active 178 DOM
16. 2026-08-13
    days on market $177,500 Active 177 DOM
17. 2026-08-12
    days on market $177,500 Active 176 DOM
18. 2026-08-11
    days on market $177,500 Active 175 DOM
19. 2026-08-10
    days on market $177,500 Active 174 DOM
20. 2026-08-09
    days on market $177,500 Active 173 DOM
21. 2026-08-08
    days on market $177,500 Active 172 DOM
22. 2026-08-07
    days on market $177,500 Active 171 DOM
23. 2026-08-06
    days on market $177,500 Active 170 DOM
24. 2026-08-05
    days on market $177,500 Active 169 DOM
25. 2026-08-04
    days on market $177,500 Active 168 DOM
26. 2026-08-03
    days on market $177,500 Active 167 DOM
27. 2026-07-31
    days on market $177,500 Active 164 DOM
28. 2026-07-30
    days on market $177,500 Active 163 DOM
29. 2026-07-30
    days on market $177,500 Active 162 DOM
30. 2026-07-28
    statusdays on market $177,500 Active 161 DOM
31. 2026-07-06
    status $177,500 Pending 160 DOM
32. 2026-07-06
    days on market $177,500 Active 160 DOM
33. 2026-07-05
    days on market $177,500 Active 159 DOM
34. 2026-07-03
    days on market $177,500 Active 157 DOM
35. 2026-07-02
    days on market $177,500 Active 156 DOM
36. 2026-07-01
    days on market $177,500 Active 155 DOM
37. 2026-06-30
    days on market $177,500 Active 154 DOM
38. 2026-06-29
    days on market $177,500 Active 153 DOM
39. 2026-06-28
    days on market $177,500 Active 152 DOM
40. 2026-06-27
    days on market $177,500 Active 151 DOM
41. 2026-06-27
    days on market $177,500 Active 150 DOM
42. 2026-06-25
    days on market $177,500 Active 148 DOM
43. 2026-06-22
    days on market $177,500 Active 146 DOM
44. 2026-06-21
    days on market $177,500 Active 145 DOM
45. 2026-06-18
    days on market $177,500 Active 142 DOM
46. 2026-06-17
    days on market $177,500 Active 141 DOM
47. 2026-06-16
    pricedays on market $177,500 Active 140 DOM
48. 2026-06-15
    days on market $189,000 Active 139 DOM
49. 2026-06-13
    days on market $189,000 Active 137 DOM
50. 2026-06-09
    days on market $189,000 Active 133 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 19 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: $19,107
• − Mortgage interest: −$9,943
• − Property taxes: −$2,662
• − Insurance: −$888
• − Repairs & maintenance: −$1,529
• − Management: −$1,529
• − Depreciation: −$5,164
• Taxable loss: −$2,606
• Est. tax savings @ 24.0%: +$626
• After-tax cash flow: $1,000/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.

Condition & rehab AI · 12 photos

Average 55/100 Moderate rehab Est. rehab $43,750–$78,750 screening

This 100% tenant-occupied duplex requires moderate renovations to improve its curb appeal and interior aesthetics, enhancing both resale and rental value.

Repairs flagged

• Major Bathroom carpet — Worn and outdated
• Moderate Exterior siding — Weathered and in need of repainting

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace bathroom carpet — New carpet improves comfort and appearance ↑
• Both Replace exterior siding — Fresh siding improves curb appeal and structural integrity ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 16/100

Zoned Schools

Elementary Emerson Alternative Ed. (Es) F OK #354/845 Nat'l #30,133/41,679 High Northwest Classen Hs F OK #420/447 Nat'l #16,644/17,239

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

A Composite livability gradescore 80/100

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 · 911,875 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: 6% of renters

---

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%
• 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

1 event — show timeline

• 2026-01-27 Listed $189,000 MLSOK