11007 Jeffords Ave · Nicoma Park, OK 73020

$114,900

2 bd · 1.0 ba · 1,213 sqft · SingleFamily public records · 17 Days on market

Built 1951 Est $193k · 40% under

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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 +27.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• 1% rule +6.4/10.0
• Livability +3.3/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

2 bed, 1 bath, 1,213 sqft mol, brick house on 1.62 acres. This is a fixer upper property that can easily be converted into a 3 bed, two full bath house and has tons of potential. Roof is approximately 2 years old. This is an as-is sale.

Key facts

• Built 1951
• Listed 17 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $340 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#109 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools D, amenities F.
• Choctaw-Nicoma Park (suburban): math 28% / reading 32% proficiency, ranked #48 of 270 in OK (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 333 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 5,365 units permitted in Oklahoma County in 2024 (569 in 5+ unit buildings).
• This rent is only 15% of the median local income ($105k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $794 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,176 (1.5% below list)

Questions for the listing agent

1. Built in 1951 — 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 D-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. 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.
5. 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.
6. 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: 1.14% ✓
• Cap rate: 9.84%
• Cash-on-cash: 12.68%
• DSCR: 1.56
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $192,867
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1801 N Westminster Rd	0.22mi	2/2.0	1,188 (-2%)	2mo	$220,000	$185	80
1940 Ives Way	0.22mi	2/2.0	1,236 (+2%)	3mo	$220,000	$178	80
11027 E Draper Ave	0.23mi	3/2.0 (+1)	1,228 (+1%)	9mo	$223,000	$182	71
11010 Draper Ave	0.27mi	2/1.0	1,092 (-10%)	3mo	$132,500	$121	69
10817 NE 16th St	0.36mi	3/1.0 (+1)	1,160 (-4%)	7mo	$125,000	$108	66
1221 Whitehurst Ln	0.65mi	3/1.5 (+1)	1,192 (-2%)	7mo	$190,000	$159	54
1214 N Westminster Rd	0.68mi	3/2.0 (+1)	1,282 (+6%)	4mo	$180,000	$140	46
1201 N Timber Rd	0.75mi	2/1.0	1,288 (+6%)	14mo	$150,500	$117	43
11411 Stewart Ave	0.68mi	3/1.0 (+1)	1,138 (-6%)	22mo	$225,000	$198	34
1520 Patricia Dr	0.70mi	3/1.0 (+1)	1,040 (-14%)	6mo	$120,000	$115	33
10313 NE 17 St	0.74mi	2/1.0	1,036 (-15%)	11mo	$188,300	$182	32

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.4%
• Equity multiple: 1.09×
• Total profit: $2,989
• Equity at exit: $17,132

10-year hold

• IRR: 12.0%
• Equity multiple: 1.94×
• Total profit: $30,319
• Equity at exit: $9,934

Cash invested: $32,172 (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 73020

• Active inventory: 333
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,315 high
• Mortgage (P&I): −$603
• Tax from tax record: −$49 /mo · $582/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $340

Break-even live

Break-even rent $885

Max offer price $114,900

Occupancy floor 69%

Sensitivity live

Price	-10% $405	-5% $372	+0% $340	+5% $307	+10% $275
Rent	-10% $236	-5% $288	+0% $340	+5% $392	+10% $444
Rate	-1.0pp $398	-0.5pp $369	base $340	+0.5pp $310	+1.0pp $280

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1520 Patricia Dr Oklahoma City, OK	3.0	1.0	1040	$1,200	$1.15	44d	1	0.68mi
10400 Caton Pl Oklahoma City, OK	3.0	2.0	1164	$1,280	$1.10	24d	1	0.75mi
2547 Nichols Dr Unit 1 Choctaw, OK	1.0	1.0	725	$780	$1.08	5d	1	0.76mi
10220 Isaac Dr Oklahoma City, OK	3.0	1.0	1106	$1,250	$1.13	44d	1	0.88mi
1817 Tim Dr Oklahoma City, OK	3.0	2.0	1373	$1,399	$1.02	2d	1	1.08mi
1809 Michell Dr Oklahoma City, OK	3.0	1.0	1125	$1,095	$0.97	3d	1	1.17mi
1617 N Christine Dr Oklahoma City, OK	2.0	2.0	962	$1,050	$1.09	24d	1	1.45mi
1525 N Christine Dr Oklahoma City, OK	3.0	1.5	1264	$1,035	$0.82	4d	1	1.46mi
801 Royal Ave Oklahoma City, OK	3.0	1.0	951	$1,200	$1.26	18d	1	1.49mi

Listing history 8 events

1. 2026-06-09
   days on market $114,900 Active 17 DOM
2. 2026-06-08
   days on market $114,900 Active 16 DOM
3. 2026-06-07
   days on market $114,900 Active 15 DOM
4. 2026-06-03
   days on market $114,900 Active 11 DOM
5. 2026-06-02
   days on market $114,900 Active 10 DOM
6. 2026-06-01
   days on market $114,900 Active 9 DOM
7. 2026-05-31
   days on market $114,900 Active 8 DOM
8. 2026-05-24
   listed $114,900 Active

ⓘ 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: $582 · $49/mo
• Projected year-2 tax: $1,034 · $86/mo
• Expected delta: +$452/yr (+$38/mo · 77.6%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,780
• − Mortgage interest: −$6,436
• − Property taxes: −$582
• − Insurance: −$574
• − Repairs & maintenance: −$1,262
• − Management: −$1,262
• − Depreciation: −$3,343
• Taxable income: $2,319
• Est. tax owed @ 24.0%: −$557
• After-tax cash flow: $3,522/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: Choctaw-Nicoma Park
• NCES district ID: 4007620
• Math proficiency: 28% ▼ -10.00%
• Reading proficiency: 32% ▼ -12.00%
• Median HH income: $69,072
• Composite: 28.02/100
• National rank: #6847
• State rank: #48 of 270 in OK

Livability — Nicoma Park

• Score: 66/100
• State rank: #109
• US rank: #11551

Category grades

Amenities F Commute F Cost of living A+ Crime C+ Employment C+ Housing A+ Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nicoma Park, OK
• County: Oklahoma County · 771,644 people
• Metro: Oklahoma City, OK
• Population (ZIP): 25,645
• Household income: $104,601
• Rent vs Own: 11.3% rent · 88.7% own
• Severe rent burden: 258.0

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 (77%)
• Race & ethnicity: White 77% Two or more races 8% Hispanic / Latino 6% Black 5% Native American 4% Asian 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 2% Italian 2% Iranian 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -131.61%
• Current HPI: 240.9989
• Rent YoY: —
• 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

• 2026-05-24 Listed $114,900 FSBO.com

Property tax history

+0.1%/yr

Latest (2025): $582 · +0.7% YoY. Source: county tax records.