1929 NW 12th St · Oklahoma City, OK 73106

$112,000

3 bd · 1.0 ba · 1,118 sqft · SingleFamily public records · 9 Days on market

Built 1921 7,000 sqft lot $100/sqft · 52% below area

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Why this score? — see what drove the C+ 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 +27.1/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Solid opportunity in the urban core with strong upside potential. This property offers a functional layout and a blank canvas for renovation, repositioning, or long-term hold. Ideal for investors looking to add value through updates, or buyers ready to customize a home to their vision. Convenient access to downtown, major highways, medical district, and local amenities. Property is being sold as-is. Perfect for a flip, rental, or redevelopment strategy.

Key facts

• Convenient access
• Functional layout
• Local amenities

Tags

• FUNCTIONAL LAYOUT
• CONVENIENT ACCESS
• LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $112k.

Deal economics

• At list price, monthly cash flow is $317 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $112k).
• Cap rate 9.7% 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: schools F, 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.
• Market conditions: Rents rising (+2.9%/yr); 167 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); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 5,365 units permitted in Oklahoma County in 2024 (569 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $774 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 + 2.9% rent growth), your $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask has dropped $63k (36%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $13k; list at $112k implies a 762% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1921 — 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 $112,000

Questions for the listing agent

1. Built in 1921 — 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: 1.16% ✓
• Cap rate: 9.69%
• Cash-on-cash: 12.14%
• DSCR: 1.54
• GRM: 7.2

CMA / ARV

• ARV (median comp): $232,430
• List price: $112,000
• Delta: -51.81%
• 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
2003 NW 13th St	0.12mi	3/1.5	1,080 (-3%)	1mo	$196,000	$181	86
1911 NW 13th St	0.08mi	2/2.0 (-1)	1,138 (+2%)	2mo	$230,400	$202	83
1628 NW 8th St	0.51mi	3/2.0	1,112 (-0%)	2mo	$179,000	$161	70
2225 NW 13th St	0.37mi	3/1.5	1,170 (+5%)	4mo	$105,000	$90	70
2419 W Park Pl	0.65mi	2/1.0 (-1)	1,124 (+0%)	3mo	$165,000	$147	61
1520 NW 10th St	0.51mi	3/1.0	1,190 (+6%)	6mo	$90,000	$76	60
2509 NW 11 St	0.71mi	2/1.0 (-1)	1,103 (-1%)	2mo	$75,000	$68	58
1615 NW 11th St	0.41mi	2/2.0 (-1)	1,209 (+8%)	3mo	$165,000	$136	55
2244 NW 20th St	0.67mi	2/1.0 (-1)	1,052 (-6%)	2mo	$176,000	$167	52
2016 N Indiana Ave	0.56mi	2/1.0 (-1)	1,242 (+11%)	2mo	$205,000	$165	49
2508 NW 13th St	0.70mi	2/1.0 (-1)	1,197 (+7%)	4mo	$200,000	$167	47
1628 Linwood Blvd	0.62mi	4/2.0 (+1)	984 (-12%)	2mo	$130,000	$132	40

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 · 2.93% rent growth · sell at horizon

5-year hold

• IRR: 1.6%
• Equity multiple: 1.06×
• Total profit: $1,942
• Equity at exit: $16,700

10-year hold

• IRR: 11.1%
• Equity multiple: 1.87×
• Total profit: $27,243
• Equity at exit: $9,684

Cash invested: $31,360 (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 73106

• Home prices YoY: -34.8%
• Rents YoY: 2.9%
• Active inventory: 167
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,295 high
• Mortgage (P&I): −$587
• Tax from tax record: −$72 /mo · $861/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $317

Break-even live

Break-even rent $893

Max offer price $112,000

Occupancy floor 70%

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: $28,000
• Closing costs: $3,360
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1945 W Park Pl Oklahoma City, OK	2.0	1.0	912	$1,215	$1.33	3d	1	0.14mi
2004 NW 15th St Oklahoma City, OK	2.0	1.0	982	$975	$0.99	43d	1	0.20mi
1740 NW 11th St Unit A Oklahoma City, OK	2.0	1.0	750	$945	$1.26	14d	1	0.26mi
1744 NW 15th St Oklahoma City, OK	2.0	1.0	821	$1,600	$1.95	43d	1	0.30mi
1138 N Blackwelder Ave Unit 3 Oklahoma City, OK	2.0	2.0	1250	$1,599	$1.28	11d	1	0.38mi
907 N Indiana Ave Oklahoma City, OK	2.0	1.0	850	$895	$1.05	23d	1	0.39mi
1625 NW 12th St Oklahoma City, OK	2.0	2.0	868	$1,850	$2.13	1d	1	0.40mi
1805 N Gatewood Ave Oklahoma City, OK	2.0	1.0	1200	$1,600	$1.33	2d	1	0.46mi
2319 NW 12th St Unit A Oklahoma City, OK	2.0	1.0	874	$925	$1.06	43d	1	0.46mi
2325 NW 12th St Unit D Oklahoma City, OK	2.0	1.0	836	$899	$1.08	43d	1	0.48mi
2325 NW 12th St Unit C Oklahoma City, OK	2.0	1.0	736	$899	$1.22	17d	1	0.48mi
1824 Carey Pl Unit 1 Oklahoma City, OK	2.0	1.0	1024	$1,400	$1.37	4d	1	0.48mi
1625 NW 16th St Unit 2 Oklahoma City, OK	2.0	2.0	1136	$1,850	$1.63	43d	1	0.49mi
1831 N Gatewood Ave Unit 1831 Oklahoma City, OK	2.0	1.0	1000	$1,250	$1.25	43d	1	0.50mi
1831 N Gatewood Ave Unit 1833 Oklahoma City, OK	2.0	1.0	1000	$1,225	$1.23	21d	1	0.50mi
1628 NW 17th St Unit 1 Oklahoma City, OK	2.0	1.0	1125	$1,450	$1.29	43d	1	0.51mi
1630 NW 17th St Unit 2 Oklahoma City, OK	2.0	1.0	1125	$1,400	$1.24	43d	1	0.51mi
1608 NW 7th St Oklahoma City, OK	3.0	1.5	1028	$1,400	$1.36	11d	1	0.60mi
1514 NW 18th St Oklahoma City, OK	2.0	1.0	1025	$1,225	$1.20	23d	1	0.63mi
1514 NW 18th St Oklahoma City, OK	2.0	1.0	1025	$1,225	$1.20	4d	1	0.63mi
1215 NW 13th St Oklahoma City, OK	3.0	1.0	1368	$2,200	$1.61	43d	1	0.69mi
1209 NW 11th St Oklahoma City, OK	2.0	2.5	1400	$1,795	$1.28	4d	1	0.71mi
1209 NW 11th St Oklahoma City, OK	2.0	2.5	1400	$1,795	$1.28	17d	1	0.71mi
2502 NW 16th St Oklahoma City, OK	2.0	1.0	780	$1,100	$1.41	43d	1	0.71mi
1411 N Klein Ave Unit 1 Oklahoma City, OK	2.0	1.0	820	$875	$1.07	23d	1	0.72mi
1322 NW 17th St Unit B Oklahoma City, OK	2.0	1.0	1294	$1,200	$0.93	44d	1	0.73mi
2525 NW 11th St Oklahoma City, OK	3.0	2.0	1415	$1,550	$1.10	43d	1	0.73mi
2236 NW 22nd St Oklahoma City, OK	2.0	1.0	1200	$950	$0.79	21d	1	0.75mi
1215 NW 8th St Oklahoma City, OK	2.0	1.0	972	$1,350	$1.39	2d	1	0.77mi
1219 NW 18th St Unit 1219 1/2 Oklahoma City, OK	2.0	1.0	1200	$1,400	$1.17	43d	1	0.84mi
2030 NW 25th St Unit 17 Oklahoma City, OK	2.0	1.0	725	$750	$1.03	4d	1	0.90mi
2030 NW 25th St Unit 1 Oklahoma City, OK	2.0	1.0	725	$750	$1.03	43d	1	0.90mi
2030 NW 25th St Unit 4 Oklahoma City, OK	2.0	1.0	725	$750	$1.03	43d	1	0.90mi
2042 NW 25th St Unit 17E Oklahoma City, OK	2.0	1.0	725	$750	$1.03	43d	1	0.90mi
1403 N Miller Blvd Oklahoma City, OK	2.0	1.0	1200	$1,100	$0.92	4d	1	0.95mi
2024 NW 26th St Oklahoma City, OK	2.0	1.0	947	$1,099	$1.16	43d	1	0.98mi
900 NW 13th St Unit 203 Oklahoma City, OK	2.0	2.0	900	$995	$1.11	23d	1	0.99mi
2211 N Classen Blvd Unit 1 Oklahoma City, OK	2.0	1.0	900	$1,049	$1.17	43d	1	1.01mi
1433 NW 24th St Oklahoma City, OK	2.0	1.0	843	$950	$1.13	21d	1	1.01mi
1429 NW 24th St Unit 119 Oklahoma City, OK	2.0	1.0	843	$950	$1.13	43d	1	1.02mi

Listing history 17 events

1. 2026-06-10
   status $112,000 Pending 9 DOM
2. 2026-06-09
   days on market $112,000 Active 9 DOM
3. 2026-06-08
   days on market $112,000 Active 8 DOM
4. 2026-06-07
   days on market $112,000 Active 7 DOM
5. 2026-06-05
   days on market $112,000 Active 4 DOM
6. 2026-06-03
   days on market $112,000 Active 3 DOM
7. 2026-06-02
   days on market $112,000 Active 2 DOM
8. 2026-06-01
   days on marketlisting id $112,000 Active 1 DOM
9. 2026-05-18
   price $120,000 457-char remark

   Show marketing remark (457 chars)

   Solid opportunity in the urban core with strong upside potential. This property offers a functional layout and a blank canvas for renovation, repositioning, or long-term hold. Ideal for investors looking to add value through updates, or buyers ready to customize a home to their vision. Convenient access to downtown, major highways, medical district, and local amenities. Property is being sold as-is. Perfect for a flip, rental, or redevelopment strategy.

10. 2026-05-18
    status Active 457-char remark

    Show marketing remark (457 chars)

    Solid opportunity in the urban core with strong upside potential. This property offers a functional layout and a blank canvas for renovation, repositioning, or long-term hold. Ideal for investors looking to add value through updates, or buyers ready to customize a home to their vision. Convenient access to downtown, major highways, medical district, and local amenities. Property is being sold as-is. Perfect for a flip, rental, or redevelopment strategy.

11. 2026-05-12
    status Pending 457-char remark

    Show marketing remark (457 chars)

    Solid opportunity in the urban core with strong upside potential. This property offers a functional layout and a blank canvas for renovation, repositioning, or long-term hold. Ideal for investors looking to add value through updates, or buyers ready to customize a home to their vision. Convenient access to downtown, major highways, medical district, and local amenities. Property is being sold as-is. Perfect for a flip, rental, or redevelopment strategy.

12. 2026-05-01
    price $130,000 457-char remark

    Show marketing remark (457 chars)

    Solid opportunity in the urban core with strong upside potential. This property offers a functional layout and a blank canvas for renovation, repositioning, or long-term hold. Ideal for investors looking to add value through updates, or buyers ready to customize a home to their vision. Convenient access to downtown, major highways, medical district, and local amenities. Property is being sold as-is. Perfect for a flip, rental, or redevelopment strategy.

13. 2026-04-22
    price $150,000 457-char remark

    Show marketing remark (457 chars)

    Solid opportunity in the urban core with strong upside potential. This property offers a functional layout and a blank canvas for renovation, repositioning, or long-term hold. Ideal for investors looking to add value through updates, or buyers ready to customize a home to their vision. Convenient access to downtown, major highways, medical district, and local amenities. Property is being sold as-is. Perfect for a flip, rental, or redevelopment strategy.

14. 2026-03-26
    price $153,000 457-char remark

    Show marketing remark (457 chars)

    Solid opportunity in the urban core with strong upside potential. This property offers a functional layout and a blank canvas for renovation, repositioning, or long-term hold. Ideal for investors looking to add value through updates, or buyers ready to customize a home to their vision. Convenient access to downtown, major highways, medical district, and local amenities. Property is being sold as-is. Perfect for a flip, rental, or redevelopment strategy.

15. 2026-02-19
    price $167,000 457-char remark

    Show marketing remark (457 chars)

    Solid opportunity in the urban core with strong upside potential. This property offers a functional layout and a blank canvas for renovation, repositioning, or long-term hold. Ideal for investors looking to add value through updates, or buyers ready to customize a home to their vision. Convenient access to downtown, major highways, medical district, and local amenities. Property is being sold as-is. Perfect for a flip, rental, or redevelopment strategy.

16. 2026-01-31
    listed $175,000 Active 457-char remark

    Show marketing remark (457 chars)

    Solid opportunity in the urban core with strong upside potential. This property offers a functional layout and a blank canvas for renovation, repositioning, or long-term hold. Ideal for investors looking to add value through updates, or buyers ready to customize a home to their vision. Convenient access to downtown, major highways, medical district, and local amenities. Property is being sold as-is. Perfect for a flip, rental, or redevelopment strategy.

17. 1988-09-28
    soldstatus $13,000

ⓘ 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: $861 · $72/mo
• Projected year-2 tax: $1,008 · $84/mo
• Expected delta: +$147/yr (+$12/mo · 17.1%)

ⓘ 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: $15,538
• − Mortgage interest: −$6,274
• − Property taxes: −$861
• − Insurance: −$560
• − Repairs & maintenance: −$1,243
• − Management: −$1,243
• − Depreciation: −$3,258
• Taxable income: $2,100
• Est. tax owed @ 24.0%: −$504
• After-tax cash flow: $3,303/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): 12,140
• Household income: $60,205
• Rent vs Own: 64.6% rent · 35.4% own
• Severe rent burden: 892.0

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 0.67)
• Race & ethnicity: White 50% Hispanic / Latino 27% Two or more races 15% Black 7% Asian 6% Native American 3%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Scottish 3% Lithuanian 2% Slovak 2%
• Foreign-born: 17% · Canada, Vietnam, Jamaica
• Languages at home: 71% English-only · Spanish 21% German/W. Germanic 3% Vietnamese 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: ▼ -237.74%
• Current HPI: 445.1464
• Rent YoY: ▲ 2.93%
• 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

+823.1% since first listed

9 events — show timeline

• 2026-05-18 Price Changed $120,000 MLSOK
• 2026-05-18 Relisted — MLSOK
• 2026-05-12 Pending — MLSOK
• 2026-05-01 Price Changed $130,000 MLSOK
• 2026-04-22 Price Changed $150,000 MLSOK
• 2026-03-26 Price Changed $153,000 MLSOK
• 2026-02-19 Price Changed $167,000 MLSOK
• 2026-01-31 Listed $175,000 MLSOK
• 1988-09-28 Sold (Public Records) $13,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $861 · +4.2% YoY. Source: county tax records.