1712 SW 14th St · Oklahoma City, OK 73108

$99,500

3 bd · 1.0 ba · 1,455 sqft · SingleFamily public records · 98 Days on market

Built 1928 6,020 sqft lot $68/sqft · 20% below area Est $119k · 16% under ↓ 4% since listing

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Why this score? — see what drove the B- 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 +21.7/30.0
• ARV discount +14.8/15.0
• Appreciation +7.5/10.0
• DSCR +6.9/10.0
• 1% rule +4.8/10.0
• 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

Located at 1712 SW 14th St, this 3-bedroom, 2-bathroom home built in 1928 offers a great opportunity for an investor or a buyer looking to make it their own. With its original character and solid layout, the property provides a strong starting point for renovation, updates, or a full reimagining. Whether you're looking for your next investment project or a place to restore and call home, this property has plenty of potential. Property is being sold as-is.

Key facts

• 6,020 sq ft lot
• Built 1928
• Listed 97 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $154 ($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 $97k (2.4% below list).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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: Emerson Alternative Ed. (Es) (math 24% / reading 24%, grade F, #354 of 845 statewide, top 47%, 64 students, 0% FRL); Classen Ms of Advanced Studies (math 35% / reading 46%, grade F, #6 of 345 statewide, top 1%, 855 students, 0% FRL); Capitol Hill Hs (math 2% / reading 4%, grade F, #444 of 447 statewide, top 99%, 1,455 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.
• Zoned-school proficiency averages 23% at this address vs 8% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Oklahoma City average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 79 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 5,365 units permitted in Oklahoma County in 2024 (569 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($688 loan paydown + $5k appreciation (4.9% local appreciation)).
• Oklahoma County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.9% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1928 — 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 $90,545 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 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 1928 — 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: 0.98% ✗
• Cap rate: 8.15%
• Cash-on-cash: 6.62%
• DSCR: 1.29
• GRM: 8.5

CMA / ARV

• ARV (median comp): $118,736
• List price: $99,500
• Delta: -16.20%
• 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
1700 SW 18th St	0.24mi	3/2.0	1,334 (-8%)	2mo	$152,000	$114	69
1232 SW 17th St	0.42mi	3/2.0	1,376 (-5%)	2mo	$187,000	$136	66
1317 SW 13th St	0.54mi	3/1.0	1,380 (-5%)	12mo	$67,500	$49	56
1321 SW 13th St	0.54mi	3/2.0	1,530 (+5%)	11mo	$80,000	$52	53
1636 S Douglas Ave	0.58mi	3/2.5	1,583 (+9%)	0mo	$475,000	$300	52
1743 Oso Ave	0.63mi	3/2.5	1,331 (-8%)	1mo	$415,000	$312	49
1640 S Douglas Ave	0.59mi	3/2.5	1,583 (+9%)	3mo	$475,000	$300	49
1817 Runway Blvd	0.73mi	3/2.5	1,413 (-3%)	8mo	$367,000	$260	48
1624 S Douglas Ave	0.58mi	2/2.5 (-1)	1,332 (-8%)	3mo	$395,000	$297	45
1911 Oso Ave	0.68mi	3/2.5	1,556 (+7%)	14mo	$495,000	$318	39
1628 S Douglas Ave	0.58mi	3/2.5	1,670 (+15%)	6mo	$485,000	$290	37
1719 Oso Ave	0.61mi	2/2.5 (-1)	1,250 (-14%)	12mo	$430,000	$344	27

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.94% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.4%
• Equity multiple: 2.16×
• Total profit: $32,330
• Equity at exit: $56,007

10-year hold

• IRR: 18.4%
• Equity multiple: 4.21×
• Total profit: $89,405
• Equity at exit: $96,348

Cash invested: $27,860 (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 73108

• Home prices YoY: 1.7%
• Active inventory: 79
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $971 high
• Mortgage (P&I): −$522
• Tax from tax record: −$50 /mo · $605/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $154

Break-even live

Break-even rent $777

Max offer price $99,500

Occupancy floor 79%

Sensitivity live

Price	-10% $210	-5% $182	+0% $154	+5% $125	+10% $97
Rent	-10% $77	-5% $115	+0% $154	+5% $192	+10% $230
Rate	-1.0pp $204	-0.5pp $179	base $154	+0.5pp $128	+1.0pp $102

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1416 S Daugherty Ave Oklahoma City, OK	3.0	1.0	1164	$1,120	$0.96	13d	1	0.14mi
1632 Birch St Oklahoma City, OK	2.0	1.0	935	$775	$0.83	4d	1	0.22mi
1802 Exchange Ave Unit 1802 Oklahoma City, OK	2.0	1.0	1312	$875	$0.67	4d	1	0.24mi
1802 Exchange Ave Oklahoma City, OK	2.0	1.0	1312	$875	$0.67	45d	1	0.24mi
1616 Linden St Oklahoma City, OK	3.0	1.5	1175	$975	$0.83	25d	1	0.30mi
900 Hangar Dr Oklahoma City, OK	2.0	1.0–2.0	743	$2,075	$2.79	3d	37	0.86mi
1345 SW 27th St Oklahoma City, OK	3.0	2.0	1153	$1,095	$0.95	4d	1	0.89mi
2922 SW 19th St Oklahoma City, OK	3.0	1.0	1056	$1,350	$1.28	4d	1	1.27mi
2140 SW 35th St Oklahoma City, OK	3.0	2.0	976	$1,300	$1.33	45d	1	1.48mi

Listing history 16 events

1. 2026-06-21
   days on market $99,500 Active 98 DOM
2. 2026-06-18
   days on market $99,500 Active 95 DOM
3. 2026-06-17
   days on market $99,500 Active 94 DOM
4. 2026-06-16
   days on market $99,500 Active 93 DOM
5. 2026-06-15
   days on market $99,500 Active 92 DOM
6. 2026-06-13
   days on market $99,500 Active 90 DOM
7. 2026-06-09
   days on market $99,500 Active 86 DOM
8. 2026-06-08
   days on market $99,500 Active 85 DOM
9. 2026-06-07
   days on market $99,500 Active 84 DOM
10. 2026-06-05
    days on market $99,500 Active 81 DOM
11. 2026-06-03
    days on market $99,500 Active 80 DOM
12. 2026-06-02
    days on market $99,500 Active 79 DOM
13. 2026-06-01
    days on market $99,500 Active 78 DOM
14. 2026-05-31
    days on market $99,500 Active 77 DOM
15. 2026-04-07
    price $110,000 459-char remark

    Show marketing remark (459 chars)

    Located at 1712 SW 14th St, this 3-bedroom, 2-bathroom home built in 1928 offers a great opportunity for an investor or a buyer looking to make it their own. With its original character and solid layout, the property provides a strong starting point for renovation, updates, or a full reimagining. Whether you're looking for your next investment project or a place to restore and call home, this property has plenty of potential. Property is being sold as-is.

16. 2026-03-16
    listed $115,000 Active 459-char remark

    Show marketing remark (459 chars)

    Located at 1712 SW 14th St, this 3-bedroom, 2-bathroom home built in 1928 offers a great opportunity for an investor or a buyer looking to make it their own. With its original character and solid layout, the property provides a strong starting point for renovation, updates, or a full reimagining. Whether you're looking for your next investment project or a place to restore and call home, this property has plenty of potential. Property is being sold as-is.

ⓘ 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: $605 · $50/mo
• Projected year-2 tax: $895 · $75/mo
• Expected delta: +$290/yr (+$24/mo · 47.9%)

ⓘ 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 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 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: $11,655
• − Mortgage interest: −$5,574
• − Property taxes: −$605
• − Insurance: −$498
• − Repairs & maintenance: −$932
• − Management: −$932
• − Depreciation: −$2,895
• Taxable income: $219
• Est. tax owed @ 24.0%: −$53
• After-tax cash flow: $1,791/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
• City population: 498,656
• Population (ZIP): 15,239

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: Majority Hispanic (65%)
• Race & ethnicity: Hispanic / Latino 65% Two or more races 28% White 20% Black 8% Native American 7%
• Hispanic origin (detail): Mexican 59% Puerto Rican 1%
• Common ancestry: Italian 1%
• Foreign-born: 27% · Canada
• Languages at home: 46% English-only · Spanish 52%

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: ▲ 4.94%
• Current HPI: 293.2571
• Rent YoY: —
• Metro: —
• 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

-4.3% since first listed

2 events — show timeline

• 2026-04-07 Price Changed $110,000 MLSOK
• 2026-03-16 Listed $115,000 MLSOK

Property tax history

+4.2%/yr

Latest (2025): $605 · +3.0% YoY. Source: county tax records.