2513 W Eubanks St · Oklahoma City, OK 73112

$160,000

3 bd · 1.0 ba · 1,258 sqft · SingleFamily public records · 160 Days on market

Built 1948 6,852 sqft lot $127/sqft · 10% below area Est $178k · 10% under

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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).

• Cash flow +12.9/30.0
• ARV discount +11.9/15.0
• Livability +4.0/5.0
• DSCR +3.8/10.0
• Rent growth +3.7/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This classic one-story brick home offers a simple, functional layout with three bedrooms and timeless appeal. Hardwood flooring highlights the living and dining areas, creating a warm and inviting atmosphere. The single-level design provides ease of living, while the traditional construction delivers durability and long-term value. Situated on an interior lot, the property offers a practical footprint with an attached garage and a straightforward floor plan that adapts well to a variety of living needs. Conveniently located with quick access to nearby thoroughfares, shopping, and everyday amenities. A solid opportunity for buyers seeking a well-located home with character and potential. Property is tenant occupied—please do not disturb tenants.

Key facts

• Hardwood flooring
• Attached garage
• One story brick home

Tags

• ONE STORY BRICK HOME
• HARDWOOD FLOORING
• SINGLE LEVEL DESIGN
• ATTACHED GARAGE
• INTERIOR LOT
• QUICK ACCESS TO THOROUGHFARES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-13 ($-155/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (1.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $132k (17.5% below list).
• Recommended offer: $132k (17.5% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: Emerson Alternative Ed. (Es) (math 24% / reading 24%, grade F, #354 of 845 statewide, top 47%, 64 students, 0% FRL); Taft Ms (math 2% / reading 5%, grade F, #330 of 345 statewide, top 96%, 1,045 students, 0% FRL); Northwest Classen Hs (math 5% / reading 10%, grade F, #420 of 447 statewide, top 95%, 1,702 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 fast (+4.8%/yr); 197 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k 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

• It's been on market 160 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $66k; list at $160k implies a 142% 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 $132,072 (17.5% 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. It's been on market 160 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.83% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.35%
• DSCR: 0.98
• GRM: 10.1

CMA / ARV

• ARV (median comp): $177,550
• List price: $160,000
• Delta: -9.88%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2505 NW 37th St	0.19mi	3/1.0	1,194 (-5%)	2mo	$180,000	$151	81
3824 Key Pl	0.22mi	3/2.0	1,310 (+4%)	1mo	$204,000	$156	78
2616 NW 38th St	0.28mi	4/1.0 (+1)	1,289 (+2%)	3mo	$110,000	$85	75
2608 NW 35th St	0.14mi	2/1.0 (-1)	1,350 (+7%)	2mo	$197,500	$146	74
2713 NW 37th St	0.33mi	3/2.0	1,311 (+4%)	0mo	$198,000	$151	74
2313 Westlawn Pl	0.36mi	2/1.0 (-1)	1,225 (-3%)	3mo	$125,000	$102	71
2537 NW 31st St	0.31mi	2/1.0 (-1)	1,197 (-5%)	3mo	$172,000	$144	70
3037 NW 35th St	0.67mi	3/1.5	1,227 (-2%)	3mo	$115,000	$94	60
2600 N Cashion Pl	0.42mi	3/2.0	1,360 (+8%)	3mo	$205,000	$151	60
2033 NW 31st Ter	0.63mi	3/1.5	1,356 (+8%)	2mo	$137,000	$101	54
2921 Cummings Dr	0.60mi	3/1.0	1,382 (+10%)	2mo	$289,000	$209	54
2621 NW 32nd St	0.29mi	2/1.5 (-1)	1,078 (-14%)	3mo	$152,000	$141	53

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 · 4.8% rent growth · sell at horizon

5-year hold

• IRR: -15.0%
• Equity multiple: 0.46×
• Total profit: $-24,327
• Equity at exit: $23,857

10-year hold

• IRR: -3.7%
• Equity multiple: 0.73×
• Total profit: $-11,921
• Equity at exit: $13,834

Cash invested: $44,800 (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 73112

• Rents YoY: 4.8%
• Active inventory: 197
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,321 high
• Mortgage (P&I): −$839
• Tax from tax record: −$151 /mo · $1,807/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $-13

Break-even live

Break-even rent $1,337

Max offer price $157,714

Occupancy floor 96%

Sensitivity live

Price	-10% $78	-5% $32	+0% $-13	+5% $-58	+10% $-104
Rent	-10% $-117	-5% $-65	+0% $-13	+5% $39	+10% $91
Rate	-1.0pp $68	-0.5pp $28	base $-13	+0.5pp $-54	+1.0pp $-97

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2400 NW 36th St Oklahoma City, OK	2.0	1.0	950	$1,100	$1.16	45d	1	0.12mi
2424 NW 39th St Oklahoma City, OK	2.0	1.0–1.5	787	$850	$1.08	5d	4	0.25mi
2517 NW 38th St Oklahoma City, OK	3.0	1.0	1000	$1,225	$1.23	5d	1	0.25mi
2517 NW 38th St Oklahoma City, OK	3.0	1.0	1000	$1,225	$1.23	25d	1	0.25mi
3633 N Youngs Blvd Oklahoma City, OK	3.0	2.5	1404	$1,450	$1.03	5d	1	0.26mi
2477 NW 40th St Oklahoma City, OK	2.0	1.0	1011	$1,150	$1.14	45d	1	0.42mi
2400 NW 30th St Oklahoma City, OK	2.0	2.0	1078	$1,289	$1.20	45d	1	0.50mi
2400 NW 30th St Oklahoma City, OK	1.0–2.0	1.0–2.0	801	$1,279	$1.60	3d	11	0.50mi
2449 NW 42nd St Oklahoma City, OK	3.0	1.0	1070	$1,200	$1.12	45d	1	0.53mi
2042 NW 34th St Oklahoma City, OK	2.0	1.0	968	$1,050	$1.08	13d	1	0.55mi
2100 NW 33rd St Oklahoma City, OK	2.0	1.0	1004	$1,245	$1.24	4d	1	0.56mi
3915 N Pennsylvania Ave Oklahoma City, OK	2.0	2.0	1065	$1,495	$1.40	45d	1	0.57mi
2109 NW 31st St Oklahoma City, OK	3.0	1.0	1289	$1,350	$1.05	4d	1	0.60mi
2037 NW 32nd Ter Oklahoma City, OK	2.0	1.5	1053	$1,100	$1.04	45d	1	0.60mi
2928 NW 33rd St Oklahoma City, OK	3.0	2.0	1450	$1,600	$1.10	45d	1	0.61mi
4211 N Youngs Blvd Unit 217 Oklahoma City, OK	2.0	2.0	1100	$1,050	$0.95	4d	1	0.61mi
4211 N Youngs Blvd Unit 216 Oklahoma City, OK	2.0	2.0	1100	$950	$0.86	25d	1	0.61mi
4211 N Youngs Blvd Unit 112 Oklahoma City, OK	2.0	1.5	952	$900	$0.95	25d	1	0.61mi
2022 NW 33rd St Oklahoma City, OK	3.0	1.0	936	$1,150	$1.23	17d	1	0.62mi
2507 NW 44th St Oklahoma City, OK	2.0	2.0	1379	$1,550	$1.12	4d	1	0.66mi
4501 N Youngs Blvd Oklahoma City, OK	2.0	2.0	1665	$1,550	$0.93	45d	1	0.71mi
2504 NW 27th St Oklahoma City, OK	2.0	1.0	1303	$1,450	$1.11	45d	1	0.72mi
4301 N Pennsylvania Ave Unit 116 Oklahoma City, OK	2.0	2.0	950	$1,095	$1.15	45d	1	0.75mi
4301 N Pennsylvania Ave Unit M 200 Oklahoma City, OK	2.0	1.5	1100	$1,195	$1.09	25d	1	0.75mi
4301 N Pennsylvania Ave Unit 230 Oklahoma City, OK	2.0	1.0	900	$1,045	$1.16	45d	1	0.75mi
3617 1/2 N Drexel Blvd Oklahoma City, OK	2.0	1.5	1343	$1,150	$0.86	3d	1	0.75mi
3609 N Drexel Blvd Unit 3611 Oklahoma City, OK	2.0	2.0	1375	$1,200	$0.87	25d	1	0.76mi
3611 N Drexel Blvd Oklahoma City, OK	2.0	2.0	1375	$1,200	$0.87	25d	1	0.76mi
1832 NW 33rd St Oklahoma City, OK	4.0	2.0	1464	$1,700	$1.16	45d	1	0.79mi
2736 NW 27th St Oklahoma City, OK	3.0	2.0	1657	$1,895	$1.14	3d	1	0.80mi
2937 Pioneer St Oklahoma City, OK	4.0	2.5	1479	$1,575	$1.06	25d	1	0.86mi
2004 NW 28th St Oklahoma City, OK	2.0	1.0	1425	$1,195	$0.84	45d	1	0.87mi
4517 N Pennsylvania Ave Oklahoma City, OK	1.0–2.0	1.0–2.0	842	$929	$1.10	19d	1	0.88mi
1809 NW 39th St Oklahoma City, OK	3.0	2.0	1318	$1,625	$1.23	4d	1	0.88mi
3112 Cashion Pl Oklahoma City, OK	3.0	1.0	968	$1,150	$1.19	12d	1	0.88mi
2605 NW 24th St Oklahoma City, OK	2.0	1.0	1300	$1,525	$1.17	4d	1	0.88mi
3141 NW 32nd St Oklahoma City, OK	2.0	1.0	1010	$1,025	$1.01	23d	1	0.89mi
3608 N Independence Ave Oklahoma City, OK	3.0	2.0	1597	$1,600	$1.00	25d	1	0.89mi
1731 NW 32nd St Unit 15 Oklahoma City, OK	3.0	2.0	1200	$1,175	$0.98	23d	1	0.89mi
1731 NW 32nd St Unit 11 Oklahoma City, OK	2.0	1.0	1000	$850	$0.85	25d	1	0.89mi

Listing history 22 events

1. 2026-06-21
   days on market $160,000 Active 160 DOM
2. 2026-06-18
   days on market $160,000 Active 157 DOM
3. 2026-06-17
   days on market $160,000 Active 156 DOM
4. 2026-06-16
   days on market $160,000 Active 155 DOM
5. 2026-06-15
   days on market $160,000 Active 154 DOM
6. 2026-06-13
   days on market $160,000 Active 152 DOM
7. 2026-06-09
   days on market $160,000 Active 148 DOM
8. 2026-06-08
   days on market $160,000 Active 147 DOM
9. 2026-06-07
   days on market $160,000 Active 146 DOM
10. 2026-06-05
    days on market $160,000 Active 143 DOM
11. 2026-06-03
    days on market $160,000 Active 142 DOM
12. 2026-06-02
    days on market $160,000 Active 141 DOM
13. 2026-06-01
    days on market $160,000 Active 140 DOM
14. 2026-05-31
    days on market $160,000 Active 139 DOM
15. 2026-03-30
    price $160,000 760-char remark

    Show marketing remark (760 chars)

    This classic one-story brick home offers a simple, functional layout with three bedrooms and timeless appeal. Hardwood flooring highlights the living and dining areas, creating a warm and inviting atmosphere. The single-level design provides ease of living, while the traditional construction delivers durability and long-term value. Situated on an interior lot, the property offers a practical footprint with an attached garage and a straightforward floor plan that adapts well to a variety of living needs. Conveniently located with quick access to nearby thoroughfares, shopping, and everyday amenities. A solid opportunity for buyers seeking a well-located home with character and potential. Property is tenant occupied—please do not disturb tenants.

16. 2026-01-10
    listed $180,000 Active 760-char remark

    Show marketing remark (760 chars)

    This classic one-story brick home offers a simple, functional layout with three bedrooms and timeless appeal. Hardwood flooring highlights the living and dining areas, creating a warm and inviting atmosphere. The single-level design provides ease of living, while the traditional construction delivers durability and long-term value. Situated on an interior lot, the property offers a practical footprint with an attached garage and a straightforward floor plan that adapts well to a variety of living needs. Conveniently located with quick access to nearby thoroughfares, shopping, and everyday amenities. A solid opportunity for buyers seeking a well-located home with character and potential. Property is tenant occupied—please do not disturb tenants.

17. 2016-07-07
    price $69,600 296-char remark

    Show marketing remark (296 chars)

    One story brick home offering three bedrooms. Hardwood flooring in living and dining areas. Listing Broker and Seller assume no responsibility and make no guarantees, representations, warranties (express, implied or otherwise) as to the availability or accuracy of information contained herein.

18. 2016-06-20
    soldstatus $66,134 Sold 296-char remark

    Show marketing remark (296 chars)

    One story brick home offering three bedrooms. Hardwood flooring in living and dining areas. Listing Broker and Seller assume no responsibility and make no guarantees, representations, warranties (express, implied or otherwise) as to the availability or accuracy of information contained herein.

19. 2016-06-01
    status Pending 296-char remark

    Show marketing remark (296 chars)

    One story brick home offering three bedrooms. Hardwood flooring in living and dining areas. Listing Broker and Seller assume no responsibility and make no guarantees, representations, warranties (express, implied or otherwise) as to the availability or accuracy of information contained herein.

20. 2016-05-05
    price $74,500 296-char remark

    Show marketing remark (296 chars)

    One story brick home offering three bedrooms. Hardwood flooring in living and dining areas. Listing Broker and Seller assume no responsibility and make no guarantees, representations, warranties (express, implied or otherwise) as to the availability or accuracy of information contained herein.

21. 2016-04-21
    price $81,000 296-char remark

    Show marketing remark (296 chars)

    One story brick home offering three bedrooms. Hardwood flooring in living and dining areas. Listing Broker and Seller assume no responsibility and make no guarantees, representations, warranties (express, implied or otherwise) as to the availability or accuracy of information contained herein.

22. 2016-04-01
    listed $122,854 Active 296-char remark

    Show marketing remark (296 chars)

    One story brick home offering three bedrooms. Hardwood flooring in living and dining areas. Listing Broker and Seller assume no responsibility and make no guarantees, representations, warranties (express, implied or otherwise) as to the availability or accuracy of information contained herein.

ⓘ 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: $1,807 · $151/mo
• Projected year-2 tax: $1,807 · $151/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 3% 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: $15,849
• − Mortgage interest: −$8,962
• − Property taxes: −$1,807
• − Insurance: −$800
• − Repairs & maintenance: −$1,268
• − Management: −$1,268
• − Depreciation: −$4,655
• Taxable loss: −$2,911
• Est. tax savings @ 24.0%: +$699
• After-tax cash flow: $543/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): 30,372
• Household income: $58,419
• Rent vs Own: 48.3% rent · 51.7% own
• Severe rent burden: 1555.0

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 0.65)
• Race & ethnicity: White 55% Hispanic / Latino 18% Black 13% Two or more races 12% Asian 4% Native American 3%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 12% · Canada, Vietnam, China
• Languages at home: 82% English-only · Spanish 12% Other Indo-European 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: ▼ -283.17%
• Current HPI: 253.682
• Rent YoY: ▲ 4.80%
• 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

+30.2% since first listed

8 events — show timeline

• 2026-03-30 Price Changed $160,000 MLSOK
• 2026-01-10 Listed $180,000 MLSOK
• 2016-07-07 Price Changed $69,600 MLSOK
• 2016-06-20 Sold (MLS) $66,134 MLSOK
• 2016-06-01 Pending — MLSOK
• 2016-05-05 Price Changed $74,500 MLSOK
• 2016-04-21 Price Changed $81,000 MLSOK
• 2016-04-01 Listed $122,854 MLSOK

Property tax history

+6.8%/yr

Latest (2025): $1,807 · +4.2% YoY. Source: county tax records.