120 NW 81st St · Oklahoma City, OK 73114

$75,000

3 bd · 2.0 ba · 1,255 sqft · SingleFamily public records · 6 Days on market

Built 1965 7,000 sqft lot $60/sqft · 46% below area Est $139k · 46% under ↓ 20% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Investor special with incredible potential! This 4-bedroom, 1.5-bath home features two living areas and offers a great opportunity for a full renovation. Perfect for investors looking to customize, this property is ready for your vision and updates. Conveniently located near shopping, entertainment, dining, and major highways, making it an ideal flip or rental investment. Don’t miss this value-add opportunity!

Key facts

• Two living areas
• Full renovation
• Conveniently located

Tags

• TWO LIVING AREAS
• FULL RENOVATION
• CONVENIENTLY LOCATED
• VALUE-ADD OPPORTUNITY

Property features AI

Finance

• Other: Lot size approximately 0.16 acre; Located in North Highland addition; Homestead: no
• Financial info: Not assumable; Not eligible for seller-provided loan qualification
• HOA & community: No mandatory association dues

Exterior

• Home design: Single family residence; Residential property; Flat property level
• Construction: Asbestos and brick & frame construction; Composition roof; Slab foundation; Built (existing)
• Exterior features: Interior lot

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Two living areas; No fireplace; Existing property (not new construction)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $628 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Cap rate 16.3% 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: Nichols Hills Es (math 17% / reading 17%, grade F, #540 of 845 statewide, top 68%, 494 students, 0% FRL); John Marshall Hs (math 2% / reading 8%, grade F, #430 of 447 statewide, top 99%, 829 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 (+3.5%/yr); 145 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 5,365 units permitted in Oklahoma County in 2024 (569 in 5+ unit buildings).
• This rent runs 31% of the median local income ($55k/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 $519 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.5% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $60k; 25% 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 $75,000

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: 1.90% ✓
• Cap rate: 16.34%
• Cash-on-cash: 35.88%
• DSCR: 2.60
• GRM: 4.4

CMA / ARV

• ARV (median comp): $139,213
• List price: $75,000
• Delta: -46.13%
• 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
120 NW 81st St	0.00mi	4/1.5 (+1)	1,255 (0%)	1mo	$60,000	$48	92
209 NW 87th St	0.42mi	3/1.5	1,247 (-1%)	2mo	$122,000	$98	76
336 NW 81st St	0.30mi	3/2.0	1,131 (-10%)	0mo	$101,000	$89	69
8513 Durland Way	0.67mi	3/2.0	1,250 (-0%)	3mo	$177,500	$142	65
329 NW 84th St	0.36mi	4/1.0 (+1)	1,320 (+5%)	4mo	$112,000	$85	62
613 NE 85th St	0.71mi	3/2.0	1,294 (+3%)	7mo	$205,000	$158	56
348 NW 86th St	0.43mi	3/1.5	1,088 (-13%)	3mo	$88,100	$81	53
325 NW 89th St	0.60mi	3/2.0	1,376 (+10%)	3mo	$260,990	$190	53
329 NW 89th St	0.60mi	3/2.0	1,376 (+10%)	4mo	$259,990	$189	52
204 NW 91st St	0.66mi	3/1.0	1,169 (-7%)	2mo	$135,750	$116	52
8501 Durland Way	0.69mi	4/2.0 (+1)	1,390 (+11%)	1mo	$201,000	$145	44
340 NW 90th St	0.65mi	3/2.0	1,080 (-14%)	4mo	$197,500	$183	43

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 · 3.47% rent growth · sell at horizon

5-year hold

• IRR: 32.1%
• Equity multiple: 2.36×
• Total profit: $28,523
• Equity at exit: $11,183

10-year hold

• IRR: 39.4%
• Equity multiple: 4.77×
• Total profit: $79,176
• Equity at exit: $6,485

Cash invested: $21,000 (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 73114

• Home prices YoY: -12.5%
• Rents YoY: 3.5%
• Active inventory: 145
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,426 high
• Mortgage (P&I): −$393
• Tax from tax record: −$74 /mo · $894/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $628

Break-even live

Break-even rent $632

Max offer price $75,000

Occupancy floor 51%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
225 NW 80th St Oklahoma City, OK	3.0	1.5	1223	$1,450	$1.19	2d	1	0.12mi
236 NW 81st St Oklahoma City, OK	3.0	2.0	1240	$1,250	$1.01	23d	1	0.13mi
401 NW 81st St Oklahoma City, OK	4.0	1.5	1419	$1,350	$0.95	44d	1	0.33mi
8500 N Oklahoma Ave Oklahoma City, OK	3.0	1.0–2.0	954	$2,503	$2.62	1d	23	0.40mi
445 NW 86th St Oklahoma City, OK	3.0	2.0	1448	$1,325	$0.92	2d	1	0.53mi
324 NW 89th St Oklahoma City, OK	3.0	1.5	1307	$1,495	$1.14	23d	1	0.57mi
8801 N Walker Ave Unit B Oklahoma City, OK	3.0	2.0	1250	$1,450	$1.16	44d	1	0.58mi
333 NW 90th St Oklahoma City, OK	3.0	1.5	1053	$1,350	$1.28	44d	1	0.66mi
201 NW 91st St Oklahoma City, OK	4.0	1.5	1681	$1,450	$0.86	14d	1	0.68mi
701 E Wilshire Blvd Oklahoma City, OK	1.0–3.0	1.0	850	$1,029	$1.21	3d	3	0.76mi
9111 N Walker Ave Oklahoma City, OK	3.0	1.5	1092	$1,195	$1.09	2d	1	0.76mi
745 NW 89th St Oklahoma City, OK	3.0	1.0	1000	$1,275	$1.27	2d	1	0.87mi
1025 NW 86th St Oklahoma City, OK	2.0	1.5	1100	$1,000	$0.91	44d	1	0.89mi
413 W Britton Rd Oklahoma City, OK	2.0	1.0	912	$840	$0.92	20d	1	0.94mi
413 W Britton Rd Oklahoma City, OK	2.0	1.0	912	$840	$0.92	23d	1	0.94mi
1133 NW 84th St Oklahoma City, OK	3.0	1.0	884	$1,150	$1.30	23d	1	1.03mi
1208 NW 81st St Oklahoma City, OK	4.0	1.0	1156	$1,450	$1.25	2d	1	1.12mi
1214 NW 81st St Oklahoma City, OK	3.0	1.0	1100	$1,350	$1.23	2d	1	1.13mi
1216 NW 84th St Oklahoma City, OK	2.0	1.5	1140	$900	$0.79	4d	1	1.15mi
1227 NW 80th St Oklahoma City, OK	4.0	1.5	1458	$1,400	$0.96	16d	1	1.16mi
1016 NW 67th St Oklahoma City, OK	2.0	1.0–2.0	708	$2,395	$3.38	1d	6	1.23mi
9706 N Garnett St Oklahoma City, OK	3.0	1.0	1624	$1,295	$0.80	44d	1	1.31mi
6521 Avondale Dr Unit L Nichols Hills, OK	2.0	2.0	1612	$3,500	$2.17	44d	1	1.37mi
912 NW 98th St Oklahoma City, OK	3.0	1.0	1364	$1,250	$0.92	44d	1	1.40mi
911 NW 98th St Oklahoma City, OK	3.0	1.0	1122	$1,100	$0.98	2d	1	1.42mi
1110 Sherwood Ln #224 Nichols Hills, OK	2.0	2.5	1250	$2,000	$1.60	44d	1	1.47mi

Listing history 2 events

1. 2026-05-11
   status Pending 419-char remark
2. 2026-05-05
   listed $75,000 Active 419-char remark

ⓘ 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: $894 · $74/mo
• Projected year-2 tax: $894 · $74/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 2/10 Low 4% 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: $17,118
• − Mortgage interest: −$4,201
• − Property taxes: −$894
• − Insurance: −$375
• − Repairs & maintenance: −$1,369
• − Management: −$1,369
• − Depreciation: −$2,182
• Taxable income: $6,727
• Est. tax owed @ 24.0%: −$1,614
• After-tax cash flow: $5,920/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): 17,656
• Household income: $54,936
• Rent vs Own: 65.5% rent · 34.5% own
• Severe rent burden: 1035.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Black 41% White 29% Hispanic / Latino 20% Two or more races 12% Native American 3%
• Hispanic origin (detail): Mexican 16% Puerto Rican 1%
• Common ancestry: Russian 1% Slovak 1% Italian 1%
• Foreign-born: 12% · Canada, Jamaica
• Languages at home: 78% English-only · Spanish 18%

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: ▼ -44.26%
• Current HPI: 310.4705
• Rent YoY: ▲ 3.47%
• 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

-20.0% since first listed

4 events — show timeline

• 2026-06-01 Sold (Public Records) $60,000 Public Records
• 2026-05-29 Sold (MLS) $60,000 MLSOK
• 2026-05-11 Pending — MLSOK
• 2026-05-05 Listed $75,000 MLSOK

Property tax history

+3.7%/yr

Latest (2025): $894 · +4.2% YoY. Source: county tax records.