5013 NW 163rd Rd · Oklahoma City, OK 73013

$249,000

3 bd · 2.0 ba · 1,627 sqft · SingleFamily public records · 181 Days on market

Built 2006 7,126 sqft lot Est $286k · 13% under $25/mo HOA · 1% of rent

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Why this score? — see what drove the D+ 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 +13.4/15.0
• Cash flow +11.3/30.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• DSCR +3.3/10.0
• Rent growth +3.3/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

AMAZING HOME WITH CLASSY COLORS & STYLE*CUSTOM LANDSCAPING W/CONCRETE EDGED FLOWER BEDS & SPRINKLER SYSTEM*KITCHEN IS OPEN W/LARGE ISLAND BAR W/STAINLESS APPLIANCES & SPACIOUS PANTRY*WOOD FLOORS IN WALKWAY*STACKED STONE FIREPLACE*SEPARATE MASTER SUITE W/LARGE TUB, SHOWER, DOUBLE SINKS & LARGE WALK-IN CLOSET*SPACIOUS BACK YARD W/EXTENDED CONCRETE PATIO*GARAGE HAS EXTRA WORKSPACE AREA & STORM SHELTER*WALKING TRAIL TO DEER CREEK ELEMENTARY*QUALITY

Key facts

• Tiled floors
• New fixtures
• Remodeled home

Tags

• REMODELED HOME
• TILED FLOORS
• NEW FIXTURES

Property features AI

Finance

• Other: Storm shelter in garage floor
• HOA & community: Mandatory association dues; Association fee $300 (includes greenbelt)

Exterior

• Parking: Concrete parking; 2-car garage
• Utilities: Cable available; Electricity available; Natural gas available
• Home design: Single-family residence; One level; Faces south; Existing property
• Construction: Brick construction; Composition roof; Slab foundation
• Exterior features: Open patio; Wood fencing; Interior lot

Interior

• Kitchen: Built-in gas oven; Dishwasher; Disposal
• Bedrooms: 3 bedrooms
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Interior features: In-law plan; Open patio; Masonry fireplace
• Laundry & utility: Garage door lift

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $-90 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (6.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (17.7% below list).
• Recommended offer: $205k (17.7% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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.
• Deer Creek (rural): math 41% / reading 44% proficiency, ranked #4 of 270 in OK (top 2%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 7% free/reduced lunch — higher-income household profile.
• Zoned schools: Deer Creek Es (math 47% / reading 42%, grade F, #63 of 845 statewide, top 8%, 464 students, 0% FRL); Deer Creek Ms (math 35% / reading 43%, grade F, #10 of 345 statewide, top 3%, 1,179 students, 0% FRL); Deer Creek Hs (math 39% / reading 51%, grade D-, #13 of 447 statewide, top 3%, 2,036 students, 0% FRL).
• Market conditions: Rents rising (+3.1%/yr); 662 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $2k of loan paydown is wiped out by about $7k 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 181 days — a 12% lower offer ($219k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 18y ago; this cycle's ask has dropped $36k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $179k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $204,971 (17.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 181 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
9. 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.
10. 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.
11. 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: 0.82% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.55%
• DSCR: 0.93
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $286,352
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5108 NW 163rd St	0.04mi	4/2.0 (+1)	1,624 (-0%)	0mo	$247,000	$152	92
5109 NW 163 St	0.04mi	4/2.0 (+1)	1,611 (-1%)	10mo	$277,000	$172	83
7912 NW 163rd St	0.06mi	3/2.0	1,700 (+4%)	9mo	$374,950	$221	82
16424 Monarch Field Rd	0.18mi	3/2.0	1,619 (-0%)	11mo	$319,000	$197	82
5112 NW 163rd St	0.05mi	3/2.0	1,532 (-6%)	9mo	$269,900	$176	81
15924 Sky Run Dr	0.37mi	4/2.0 (+1)	1,648 (+1%)	12mo	$290,000	$176	66
15924 Prairie Run Dr	0.35mi	4/2.0 (+1)	1,558 (-4%)	8mo	$252,000	$162	65
5905 NW 159th St	0.70mi	3/2.0	1,603 (-2%)	2mo	$285,500	$178	63
4709 NW 159th St	0.35mi	4/2.0 (+1)	1,833 (+13%)	3mo	$300,000	$164	55
15920 Prairie Run Dr	0.36mi	3/2.0	1,402 (-14%)	10mo	$260,000	$185	52
4305 NW 164th Ter	0.58mi	3/2.0	1,804 (+11%)	8mo	$280,000	$155	48
15508 Homecoming Dr	0.67mi	4/2.5 (+1)	1,866 (+15%)	11mo	$325,000	$174	28

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: -18.7%
• Equity multiple: 0.34×
• Total profit: $-45,775
• Equity at exit: $37,127

10-year hold

• IRR: -10.8%
• Equity multiple: 0.34×
• Total profit: $-45,962
• Equity at exit: $21,529

Cash invested: $69,720 (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: 662
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,050 high
• Mortgage (P&I): −$1,306
• Tax from tax record: −$275 /mo · $3,298/yr
• Insurance: −$104
• HOA: −$25
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $-90

Break-even live

Break-even rent $2,164

Max offer price $233,082

Occupancy floor 99%

Sensitivity live

Price	-10% $51	-5% $-20	+0% $-90	+5% $-161	+10% $-231
Rent	-10% $-252	-5% $-171	+0% $-90	+5% $-9	+10% $72
Rate	-1.0pp $35	-0.5pp $-27	base $-90	+0.5pp $-155	+1.0pp $-220

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5108 NW 163rd St Edmond, OK	4.0	2.0	1624	$1,921	$1.18	4d	1	0.04mi
4916 NW 164th Ter Edmond, OK	3.0	2.0	1607	$1,995	$1.24	17d	1	0.08mi
3916 NW 164th St Edmond, OK	1.0–2.0	1.0–2.0	1121	$2,235	$1.99	3d	12	1.08mi
3925 NW 166th Ter Edmond, OK	3.0	3.0	2102	$5,000	$2.38	4d	1	1.08mi
15316 Hill Branch Rd Edmond, OK	3.0	2.0	1489	$1,849	$1.24	23d	1	1.14mi
6528 NW 163rd Ter Edmond, OK	4.0	2.0	1783	$2,095	$1.17	25d	1	1.18mi
6508 NW 157th St Edmond, OK	3.0	2.0	1516	$1,795	$1.18	25d	1	1.23mi
15516 Potomac Dr Edmond, OK	3.0	2.0	1234	$1,695	$1.37	3d	1	1.28mi
16209 Juliet Dr Edmond, OK	3.0	2.0	1488	$1,800	$1.21	25d	1	1.30mi
16113 Juliet Dr Edmond, OK	3.0	2.0	1625	$1,890	$1.16	4d	1	1.30mi
6705 NW 159th St Edmond, OK	3.0	2.0	1665	$1,875	$1.13	4d	1	1.30mi
15512 Caney Dr Edmond, OK	3.0	2.0	1457	$1,795	$1.23	3d	1	1.33mi
16009 Capulet Dr Edmond, OK	4.0	2.0	1701	$2,195	$1.29	4d	1	1.37mi
6271 NW 178th Cir Edmond, OK	4.0	2.0	2218	$2,725	$1.23	25d	1	1.38mi
6296 NW 178th Ter Edmond, OK	3.0	2.0	1874	$2,195	$1.17	25d	1	1.41mi
15509 Ridley Dr Edmond, OK	3.0	2.0	1682	$1,995	$1.19	3d	1	1.49mi

HOA detail

• Monthly dues: $25 · $300/yr
• Likely covers: landscaping

Listing history 17 events

1. 2026-05-18
   status Active
2. 2026-05-09
   status Pending
3. 2026-05-09
   status Active
4. 2026-04-18
   status Pending
5. 2026-04-14
   price $249,000
6. 2026-04-14
   price $245,000
7. 2026-02-12
   price $269,000
8. 2025-10-27
   listed $285,000 Active
9. 2017-04-18
   historical
10. 2017-02-17
    listed $180,000 Active
11. 2015-07-02
    soldstatus $179,000
12. 2015-06-26
    soldstatus $179,000 Sold 468-char remark

    Show marketing remark (468 chars)

    AMAZING HOME WITH CLASSY COLORS & STYLE*CUSTOM LANDSCAPING W/CONCRETE EDGED FLOWER BEDS & SPRINKLER SYSTEM*KITCHEN IS OPEN W/LARGE ISLAND BAR W/STAINLESS APPLIANCES & SPACIOUS PANTRY*WOOD FLOORS IN WALKWAY*STACKED STONE FIREPLACE*SEPARATE MASTER SUITE W/LARGE TUB, SHOWER, DOUBLE SINKS & LARGE WALK-IN CLOSET*SPACIOUS BACK YARD W/EXTENDED CONCRETE PATIO*GARAGE HAS EXTRA WORKSPACE AREA & STORM SHELTER*WALKING TRAIL TO DEER CREEK ELEMENTARY*QUALITY

13. 2015-05-22
    status Pending 468-char remark

    Show marketing remark (468 chars)

    AMAZING HOME WITH CLASSY COLORS & STYLE*CUSTOM LANDSCAPING W/CONCRETE EDGED FLOWER BEDS & SPRINKLER SYSTEM*KITCHEN IS OPEN W/LARGE ISLAND BAR W/STAINLESS APPLIANCES & SPACIOUS PANTRY*WOOD FLOORS IN WALKWAY*STACKED STONE FIREPLACE*SEPARATE MASTER SUITE W/LARGE TUB, SHOWER, DOUBLE SINKS & LARGE WALK-IN CLOSET*SPACIOUS BACK YARD W/EXTENDED CONCRETE PATIO*GARAGE HAS EXTRA WORKSPACE AREA & STORM SHELTER*WALKING TRAIL TO DEER CREEK ELEMENTARY*QUALITY

14. 2015-05-14
    listed $185,000 Active 468-char remark

    Show marketing remark (468 chars)

    AMAZING HOME WITH CLASSY COLORS & STYLE*CUSTOM LANDSCAPING W/CONCRETE EDGED FLOWER BEDS & SPRINKLER SYSTEM*KITCHEN IS OPEN W/LARGE ISLAND BAR W/STAINLESS APPLIANCES & SPACIOUS PANTRY*WOOD FLOORS IN WALKWAY*STACKED STONE FIREPLACE*SEPARATE MASTER SUITE W/LARGE TUB, SHOWER, DOUBLE SINKS & LARGE WALK-IN CLOSET*SPACIOUS BACK YARD W/EXTENDED CONCRETE PATIO*GARAGE HAS EXTRA WORKSPACE AREA & STORM SHELTER*WALKING TRAIL TO DEER CREEK ELEMENTARY*QUALITY

15. 2008-08-12
    soldstatus $171,500
16. 2008-08-07
    soldstatus $171,250
17. 2008-04-27
    listed $174,900

ⓘ 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: $3,298 · $275/mo
• Projected year-2 tax: $3,298 · $275/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 · 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,597
• − Mortgage interest: −$13,948
• − Property taxes: −$3,298
• − Insurance: −$1,245
• − Repairs & maintenance: −$1,968
• − Management: −$1,968
• − HOA: −$300
• − Depreciation: −$7,244
• Taxable loss: −$5,374
• Est. tax savings @ 24.0%: +$1,290
• After-tax cash flow: $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: Deer Creek
• NCES district ID: 4009570
• Math proficiency: 41% ▼ -16.00%
• Reading proficiency: 44% ▼ -14.00%
• Median HH income: $101,218
• Composite: 41.46/100
• National rank: #3465
• State rank: #4 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

+42.4% since first listed

17 events — show timeline

• 2026-05-18 Relisted — MLSOK
• 2026-05-09 Pending — MLSOK
• 2026-05-09 Relisted — MLSOK
• 2026-04-18 Pending — MLSOK
• 2026-04-14 Price Changed $249,000 MLSOK
• 2026-04-14 Price Changed $245,000 MLSOK
• 2026-02-12 Price Changed $269,000 MLSOK
• 2025-10-27 Listed $285,000 MLSOK
• 2017-04-18 Listing Removed — MLSOK
• 2017-02-17 Listed $180,000 MLSOK
• 2015-07-02 Sold (Public Records) $179,000 Public Records
• 2015-06-26 Sold (MLS) $179,000 MLSOK
• 2015-05-22 Pending — MLSOK
• 2015-05-14 Listed $185,000 MLSOK
• 2008-08-12 Sold (Public Records) $171,500 Public Records
• 2008-08-07 Sold (MLS) $171,250 MLSOK
• 2008-04-27 Listed $174,900 MLSOK

Property tax history

+2.7%/yr

Latest (2025): $3,298 · +3.7% YoY. Source: county tax records.