2624 NW 113th St · Oklahoma City, OK 73120

$220,000

3 bd · 2.0 ba · 1,612 sqft · SingleFamily public records · 4 Days on market

Built 1964 10,115 sqft lot $136/sqft · 17% below area Est $265k · 17% under

---

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 +15.0/15.0
• Cash flow +10.7/30.0
• Livability +4.0/5.0
• DSCR +3.1/10.0
• Rent growth +3.0/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A VERY NICE HOUSE, IN A VERY NICE NEIGHBORHOOD. PLANTATION SHUTTER THROUGHOUT. SPACIOUS ROOMS. GREAT CURB APPEAL. EXCEPTIONAL CABINETRY IN KITCHEN. CLOSE TO EVERYTHING HAPPENING IN OKC.

Key facts

• Fresh paint
• Spacious backyard
• Updated flooring

Tags

• NEW ROOF
• UPDATED FLOORING
• FRESH PAINT
• SPACIOUS BACKYARD
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Lot size approximately 0.2322 acres; Located in the Stonegate addition; Directions: 122nd and May, south to 112th, east to Miller, north to 113th
• Financial info: Assumable: No; Loan qualification: Yes; Current tax amount listed (financial specifics not included per instructions)
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Security: No storm shelter
• Utilities: No utility details provided
• Home design: Single-family residence; One story; Residential property; Existing construction
• Construction: Brick construction; Composition roof (roof year 2026); Slab foundation
• Exterior features: Covered porch; Open patio; Porch; Outbuildings; Workshop; Rain gutters; Wood fencing; Interior lot

Interior

• Kitchen: No appliance details provided
• Bedrooms: 3 bedrooms (all on one level)
• Flooring: No flooring details provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating or cooling details provided
• Interior features: Masonry fireplace; No in-law plan indicated
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-106 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $201k (8.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (24.3% below list).
• Recommended offer: $166k (24.3% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: Quail Creek Es (math 17% / reading 17%, grade F, #540 of 845 statewide, top 68%, 543 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 (+2.0%/yr); 333 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 ($65k/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 $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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $166,471 (24.3% 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. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.76% ✗
• Cap rate: 5.72%
• Cash-on-cash: -2.06%
• DSCR: 0.91
• GRM: 11.0

CMA / ARV

• ARV (median comp): $265,243
• List price: $220,000
• Delta: -17.06%
• 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
2624 NW 113th St	0.00mi	3/2.0	1,612 (0%)	0mo	$220,000	$136	100
2704 NW 110th St	0.20mi	3/2.0	1,638 (+2%)	2mo	$162,500	$99	87
2524 NW 116th St	0.28mi	3/2.0	1,593 (-1%)	3mo	$215,000	$135	83
11012 Greystone Ave	0.35mi	3/2.0	1,630 (+1%)	4mo	$215,000	$132	78
10820 N Victoria Pl	0.41mi	4/2.0 (+1)	1,627 (+1%)	4mo	$302,000	$186	71
2225 NW 114th St	0.57mi	3/2.0	1,583 (-2%)	4mo	$250,000	$158	68
2455 Manchester Dr #37	0.67mi	3/2.0	1,605 (-0%)	2mo	$250,000	$156	66
2509 NW 111th St	0.25mi	4/2.0 (+1)	1,746 (+8%)	4mo	$270,000	$155	66
2401 NW 111th St	0.45mi	3/2.0	1,742 (+8%)	4mo	$220,000	$126	63
2509 Cedar Park Dr	0.71mi	3/2.0	1,699 (+5%)	3mo	$235,000	$138	55
2704 NW 120th Ter	0.51mi	3/2.0	1,821 (+13%)	1mo	$290,000	$159	54
2232 NW 113th St	0.53mi	3/2.0	1,418 (-12%)	4mo	$225,000	$159	52

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 · 2.05% rent growth · sell at horizon

5-year hold

• IRR: -20.7%
• Equity multiple: 0.29×
• Total profit: $-43,982
• Equity at exit: $32,803

10-year hold

• IRR: -16.2%
• Equity multiple: 0.13×
• Total profit: $-53,445
• Equity at exit: $19,022

Cash invested: $61,600 (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 73120

• Rents YoY: 2.0%
• Active inventory: 333
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,665 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$175 /mo · $2,103/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $-106

Break-even live

Break-even rent $1,798

Max offer price $201,360

Occupancy floor —

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11004 N May Ave Oklahoma City, OK	1.0–2.0	1.0–2.5	1129	$1,170	$1.04	11d	1	0.23mi
11407 N May Ave Oklahoma City, OK	3.0	3.0	1613	$1,450	$0.90	43d	1	0.27mi
11417 N May Ave Unit D Oklahoma City, OK	3.0	2.0	1275	$1,345	$1.05	2d	1	0.29mi
2532 NW 116th St Oklahoma City, OK	4.0	2.0	1860	$2,805	$1.51	23d	1	0.30mi
10904 N Linn Ave Oklahoma City, OK	3.0	2.0	1452	$1,650	$1.14	43d	1	0.31mi
2529 NW 116th St Oklahoma City, OK	3.0	2.0	1625	$1,650	$1.02	43d	1	0.32mi
11007 Greystone Ave Oklahoma City, OK	2.0	2.0	1269	$1,500	$1.18	3d	1	0.32mi
2737 Plymouth Ln Oklahoma City, OK	3.0	1.5	1372	$1,395	$1.02	43d	1	0.55mi
12109 Camelot Dr Oklahoma City, OK	4.0	2.5	2033	$1,825	$0.90	23d	1	0.56mi
10412 Major Ave Oklahoma City, OK	3.0	2.0	1286	$1,750	$1.36	43d	1	0.65mi
2221 NW 117th St Oklahoma City, OK	3.0	2.5	1627	$1,625	$1.00	2d	1	0.67mi
12305 Cedar Springs Ln Oklahoma City, OK	2.0	2.5	1472	$1,250	$0.85	43d	1	0.78mi
3108 Orlando Rd Oklahoma City, OK	4.0	2.0	1851	$1,900	$1.03	1d	1	0.79mi
2700 Indian Creek Blvd Oklahoma City, OK	1.0–3.0	1.0–2.0	1261	$1,549	$1.23	2d	5	0.80mi
2126 NW 118th St Oklahoma City, OK	2.0	2.5	1360	$1,445	$1.06	23d	1	0.80mi
12323 Cedar Springs Ln Oklahoma City, OK	3.0	2.5	1524	$1,500	$0.98	43d	1	0.81mi
12136 Thorn Ridge Rd Oklahoma City, OK	4.0	3.0	2188	$2,600	$1.19	43d	1	0.83mi
11141 Springhollow Rd Oklahoma City, OK	3.0	2.0	1330	$1,499	$1.13	23d	1	0.87mi
11141 Springhollow Rd Unit 251 Oklahoma City, OK	3.0	2.0	1330	$1,499	$1.13	21d	1	0.88mi
11141 Springhollow Rd Unit 208 Oklahoma City, OK	2.0	2.0	1088	$1,125	$1.03	43d	1	0.88mi
2841 Indian Creek Blvd Oklahoma City, OK	2.0	2.0	1129	$1,100	$0.97	15d	1	0.94mi
2841 Indian Creek Blvd Oklahoma City, OK	2.0	2.0	1129	$1,100	$0.97	23d	1	0.94mi
2611 Silvertree Dr Oklahoma City, OK	3.0	2.0	1500	$1,550	$1.03	43d	1	0.94mi
9913 Sunnymeade Pl Oklahoma City, OK	3.0	1.5	1284	$1,695	$1.32	23d	1	0.96mi
10237 Hawthorn Dr Oklahoma City, OK	3.0	2.0	1884	$1,875	$1.00	23d	1	0.97mi
9909 Sunnymeade Pl Oklahoma City, OK	3.0	2.0	1325	$1,695	$1.28	1d	1	0.97mi
2632 Kings Way Oklahoma City, OK	3.0	1.5	1496	$1,600	$1.07	43d	1	0.98mi
1800 NW 115th St Oklahoma City, OK	1.0–3.0	1.0–2.0	1019	$2,050	$2.01	2d	8	1.10mi
2501 Patti Pl Oklahoma City, OK	3.0	2.0	1377	$1,600	$1.16	43d	1	1.12mi
10125 N Pennsylvania Ave The Village, OK	2.0	3.0	1680	$1,295	$0.77	43d	1	1.14mi
2608 Crescent Ave Oklahoma City, OK	3.0	2.5	1600	$2,345	$1.47	21d	1	1.18mi
11308 Bel Air Pl Oklahoma City, OK	3.0	2.0	1590	$1,695	$1.07	43d	1	1.19mi
2000 Lanesboro Dr Oklahoma City, OK	3.0	2.0	1236	$1,550	$1.25	43d	1	1.19mi
2610 Crescent Ave Oklahoma City, OK	3.0	2.5	1387	$2,125	$1.53	21d	1	1.19mi
12831 Stratford Dr Oklahoma City, OK	1.0–3.0	1.0–2.0	1122	$3,736	$3.33	1d	22	1.21mi
2533 NW 129th St Oklahoma City, OK	3.0	2.0	1500	$2,200	$1.47	23d	1	1.24mi
2533 NW 129th St Oklahoma City, OK	3.0	2.5	1497	$2,200	$1.47	3d	1	1.24mi
2544 NW 130th St Oklahoma City, OK	4.0	3.0	1950	$2,499	$1.28	3d	1	1.25mi
2608 Abbey Rd Oklahoma City, OK	3.0	2.0	1737	$1,800	$1.04	2d	1	1.26mi
12701 N Pennsylvania Ave Oklahoma City, OK	3.0	1.0–2.0	912	$1,595	$1.75	1d	15	1.27mi

Listing history 6 events

1. 2026-05-09
   status Pending 744-char remark
2. 2026-05-05
   listed $220,000 Active 744-char remark
3. 2016-12-20
   soldstatus $123,000
4. 2016-12-14
   soldstatus $123,000 Sold 187-char remark

   Show marketing remark (187 chars)

   A VERY NICE HOUSE, IN A VERY NICE NEIGHBORHOOD. PLANTATION SHUTTER THROUGHOUT. SPACIOUS ROOMS. GREAT CURB APPEAL. EXCEPTIONAL CABINETRY IN KITCHEN. CLOSE TO EVERYTHING HAPPENING IN OKC.

5. 2016-11-13
   status Pending 187-char remark

   Show marketing remark (187 chars)

   A VERY NICE HOUSE, IN A VERY NICE NEIGHBORHOOD. PLANTATION SHUTTER THROUGHOUT. SPACIOUS ROOMS. GREAT CURB APPEAL. EXCEPTIONAL CABINETRY IN KITCHEN. CLOSE TO EVERYTHING HAPPENING IN OKC.

6. 2016-11-03
   listed $127,900 Active 187-char remark

   Show marketing remark (187 chars)

   A VERY NICE HOUSE, IN A VERY NICE NEIGHBORHOOD. PLANTATION SHUTTER THROUGHOUT. SPACIOUS ROOMS. GREAT CURB APPEAL. EXCEPTIONAL CABINETRY IN KITCHEN. CLOSE TO EVERYTHING HAPPENING IN OKC.

ⓘ 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: $2,103 · $175/mo
• Projected year-2 tax: $2,103 · $175/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $19,977
• − Mortgage interest: −$12,323
• − Property taxes: −$2,103
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,598
• − Management: −$1,598
• − Depreciation: −$6,400
• Taxable loss: −$5,146
• Est. tax savings @ 24.0%: +$1,235
• After-tax cash flow: $-31/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): 35,559
• Household income: $64,745
• Rent vs Own: 48.3% rent · 51.7% own
• Severe rent burden: 2029.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 57% Black 21% Two or more races 11% Hispanic / Latino 7% Native American 3% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 7% · Canada, China, Jamaica
• Languages at home: 92% English-only · Spanish 4% French/Haitian/Cajun 1% Other Asian/Pacific 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: ▼ -279.69%
• Current HPI: 227.2832
• Rent YoY: ▲ 2.05%
• 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

+72.0% since first listed

7 events — show timeline

• 2026-06-05 Sold (MLS) $220,000 MLSOK
• 2026-05-09 Pending — MLSOK
• 2026-05-05 Listed $220,000 MLSOK
• 2016-12-20 Sold (Public Records) $123,000 Public Records
• 2016-12-14 Sold (MLS) $123,000 MLSOK
• 2016-11-13 Pending — MLSOK
• 2016-11-03 Listed $127,900 MLSOK

Property tax history

+4.1%/yr

Latest (2025): $2,103 · +4.2% YoY. Source: county tax records.