2115 SE 12th St · Oklahoma City, OK 73129

$88,000

2 bd · 1.0 ba · 1,216 sqft · SingleFamily public records · 79 Days on market

Built 1948 6,499 sqft lot

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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 +29.1/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Appreciation +5.9/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.6/10.0

Listing remarks MLS

Foreclosure!! Must have proof of funds with all offers. Easy to show. Make Offer.

Key facts

• 6,499 sq ft lot
• Built 1948
• Listed 79 days

Property features AI

Finance

• Other: Assessor-reported living area (1,216); Homestead not indicated; No historical designation
• Financial info: Sold/Offered as-is
• HOA & community: No mandatory association dues

Exterior

• Utilities: No storm shelter
• Home design: Single family residence; One story; Faces south; Residential property
• Construction: Frame construction; Composition roof; Conventional foundation; Built (existing property)
• Exterior features: Porch; Chain link fencing; Interior lot

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Window unit(s) for cooling
• Interior features: One living area; One dining area; No fireplace; No in-law plan

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $305 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $83k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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.
• Crooked Oak (urban): math 8% / reading 10% proficiency, ranked #260 of 270 in OK (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 90% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Central Oak Es (math 14% / reading 11%, grade F, #648 of 845 statewide, top 77%, 554 students, 0% FRL); Crooked Oak Hs (math 2% / reading 8%, grade F, #430 of 447 statewide, top 99%, 356 students, 0% FRL) — zoned schools average 0% FRL vs 90% district-wide (90 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 83 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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 $2k of equity ($608 loan paydown + $2k appreciation (1.8% local appreciation)).
• Oklahoma County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.8% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($83k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y 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.
• Current owner paid $13k; list at $88k implies a 569% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — 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 $82,720 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — 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: 1.23% ✓
• Cap rate: 10.45%
• Cash-on-cash: 14.83%
• DSCR: 1.66
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.5%
• Equity multiple: 1.99×
• Total profit: $24,283
• Equity at exit: $33,511

10-year hold

• IRR: 21.0%
• Equity multiple: 3.71×
• Total profit: $66,710
• Equity at exit: $47,352

Cash invested: $24,640 (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 73129

• Home prices YoY: 0.7%
• Active inventory: 83
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,081 high
• Mortgage (P&I): −$461
• Tax from tax record: −$51 /mo · $615/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $305

Break-even live

Break-even rent $695

Max offer price $88,000

Occupancy floor 67%

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: $22,000
• Closing costs: $2,640
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2117 SE 12th St Oklahoma City, OK	2.0	1.0	816	$895	$1.10	4d	1	0.02mi
403 Tinker Diagonal St Oklahoma City, OK	2.0	1.0	970	$850	$0.88	23d	1	0.90mi
1424 Tanglewood Dr Oklahoma City, OK	3.0	1.0	968	$1,145	$1.18	2d	1	1.15mi
3107 SE 21st St Oklahoma City, OK	2.0	1.0	720	$900	$1.25	2d	1	1.15mi
3204 SE 19th St Oklahoma City, OK	2.0	1.0	822	$1,100	$1.34	4d	1	1.20mi
1009 Shalimar Dr Oklahoma City, OK	3.0	1.5	1223	$1,400	$1.14	2d	1	1.23mi
3224 SE 24th St Oklahoma City, OK	3.0	1.0	1122	$1,195	$1.07	4d	1	1.30mi
1321 Mallard Dr Oklahoma City, OK	3.0	1.0	920	$1,288	$1.40	23d	1	1.36mi
2333 Becker Pl Del City, OK	3.0	1.0	972	$1,025	$1.05	21d	1	1.40mi
3920 SE 14th St Del City, OK	3.0	2.0	1161	$1,295	$1.12	23d	1	1.41mi
2312 Mustang St Oklahoma City, OK	3.0	1.5	912	$1,100	$1.21	10d	1	1.43mi
3628 Firethorn Dr Oklahoma City, OK	3.0	1.0	968	$995	$1.03	23d	1	1.43mi
709 SE 10th St Oklahoma City, OK	2.0	1.0	864	$995	$1.15	3d	1	1.45mi
3939 SE 14th Pl Del City, OK	3.0	2.0	1134	$1,395	$1.23	4d	1	1.45mi
3939 SE 14th Pl Del City, OK	3.0	2.0	1134	$1,395	$1.23	23d	1	1.45mi
1841 Cherry Ln Del City, OK	3.0	1.0	1200	$1,200	$1.00	23d	1	1.47mi

Listing history 25 events

1. 2026-06-18
   days on market $88,000 Active 79 DOM
2. 2026-06-17
   days on market $88,000 Active 78 DOM
3. 2026-06-16
   days on market $88,000 Active 77 DOM
4. 2026-06-15
   days on market $88,000 Active 76 DOM
5. 2026-06-13
   days on market $88,000 Active 74 DOM
6. 2026-06-09
   days on market $88,000 Active 70 DOM
7. 2026-06-08
   days on market $88,000 Active 69 DOM
8. 2026-06-07
   days on market $88,000 Active 68 DOM
9. 2026-06-05
   days on market $88,000 Active 65 DOM
10. 2026-06-03
    days on market $88,000 Active 64 DOM
11. 2026-06-02
    days on market $88,000 Active 63 DOM
12. 2026-06-01
    days on market $88,000 Active 62 DOM
13. 2026-05-31
    days on market $88,000 Active 61 DOM
14. 2026-05-02
    price $88,000
15. 2026-04-19
    status Active
16. 2026-04-07
    status Pending
17. 2026-03-20
    listed $90,000 Active
18. 2007-05-21
    historical
19. 2007-04-19
    soldstatus $13,150 84-char remark

    Show marketing remark (84 chars)

    Foreclosure!! Must have proof of funds with all offers. Easy to show. Make Offer.

20. 2007-03-01
    listed $13,000 84-char remark

    Show marketing remark (84 chars)

    Foreclosure!! Must have proof of funds with all offers. Easy to show. Make Offer.

21. 2006-12-20
    listed $28,000
22. 2004-02-18
    soldstatus $50,000
23. 2001-04-11
    soldstatus $34,500
24. 1995-07-17
    soldstatus $10,000
25. 1987-03-13
    soldstatus $20,000

ⓘ 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: $615 · $51/mo
• Projected year-2 tax: $792 · $66/mo
• Expected delta: +$177/yr (+$15/mo · 28.7%)

ⓘ 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 5/10 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: $12,972
• − Mortgage interest: −$4,929
• − Property taxes: −$615
• − Insurance: −$440
• − Repairs & maintenance: −$1,038
• − Management: −$1,038
• − Depreciation: −$2,560
• Taxable income: $2,351
• Est. tax owed @ 24.0%: −$564
• After-tax cash flow: $3,090/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: Crooked Oak
• NCES district ID: 4009060
• Math proficiency: 8% ▼ -10.00%
• Reading proficiency: 10% ▼ -11.00%
• Median HH income: $25,479
• Composite: 6.45/100
• National rank: #9997
• State rank: #260 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): 20,014
• Household income: $46,670
• Rent vs Own: 49.9% rent · 50.1% own
• Severe rent burden: 611.0

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 0.61)
• Race & ethnicity: Hispanic / Latino 57% Two or more races 26% White 26% Black 9% Native American 7% Asian 1%
• Hispanic origin (detail): Mexican 53%
• Common ancestry: Italian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 24% · Canada, Dominican Republic
• Languages at home: 54% English-only · Spanish 44% Other Asian/Pacific 1% 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: ▲ 1.75%
• Current HPI: 250.8581
• 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

+340.0% since first listed

12 events — show timeline

• 2026-05-02 Price Changed $88,000 MLSOK
• 2026-04-19 Relisted — MLSOK
• 2026-04-07 Pending — MLSOK
• 2026-03-20 Listed $90,000 MLSOK
• 2007-05-21 Listing Removed — MLSOK
• 2007-04-19 Sold (MLS) $13,150 MLSOK
• 2007-03-01 Listed $13,000 MLSOK
• 2006-12-20 Listed $28,000 MLSOK
• 2004-02-18 Sold (Public Records) $50,000 Public Records
• 2001-04-11 Sold (Public Records) $34,500 Public Records
• 1995-07-17 Sold (Public Records) $10,000 Public Records
• 1987-03-13 Sold (Public Records) $20,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $615 · +4.8% YoY. Source: county tax records.