7712 Doris Dr · Oklahoma City, OK 73162

$185,000

3 bd · 2.0 ba · 1,318 sqft · SingleFamily public records · 12 Days on market

Built 1984 4,600 sqft lot Est $202k · 8% 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 +13.4/30.0
• ARV discount +11.2/15.0
• DSCR +4.0/10.0
• Livability +4.0/5.0
• Rent growth +3.9/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

THIRD BEDROOM CAN BE OFFICE/STUDY OFF ENTRY. NEW CARPET, TILE, PAINT. MUST SEE PATIO HOME. NICE LANDSCAPING. LOT 10B, BLOCK 18, NORTHAVEN B18-20

Key facts

• Vinyl flooring
• Vaulted ceilings
• Exterior painted

Tags

• ESTABLISHED NEIGHBORHOOD
• MATURE TREES
• VAULTED CEILINGS
• VINYL FLOORING
• ROOF AND GUTTERS INSTALLED
• EXTERIOR PAINTED

Property features AI

Finance

• Other: Property is existing (not new construction); Not a model home
• Financial info: Cash and conventional financing accepted; Loan qualifying allowed; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage; Garage door opener
• Utilities: Cable available; Electricity available; Natural gas available; Public utilities
• Home design: Single-family residence; One level; Residential property
• Construction: Brick exterior; Composition roof; Built on slab foundation
• Exterior features: Covered porch; Open patio; Interior lot

Interior

• Kitchen: Built-in electric range; Built-in electric oven; Dishwasher; Microwave; Garbage disposal; Water heater
• Bedrooms: 3 bedrooms
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Interior features: Ceiling fans; Gas log fireplace
• Laundry & utility: Inside utility

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $5 ($57/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $154k (16.9% below list).
• Recommended offer: $154k (16.9% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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.
• Putnam City (urban): math 12% / reading 16% proficiency, ranked #227 of 270 in OK (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Harvest Hills Es (math 17% / reading 17%, grade F, #540 of 845 statewide, top 68%, 431 students, 0% FRL); Putnam City North Hs (math 18% / reading 29%, grade F, #218 of 447 statewide, top 49%, 1,579 students, 0% FRL) — zoned schools average 0% FRL vs 65% district-wide (65 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+5.6%/yr); 166 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 27y 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 $97k; list at $185k implies a 91% gain — meaningful room to come down on a strong offer.

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 $153,656 (16.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
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: 0.83% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.11%
• DSCR: 1.00
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $201,654
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7734 Doris Dr	0.08mi	3/2.0	1,318 (0%)	4mo	$199,900	$152	93
7713 Doris Dr	0.04mi	3/2.0	1,380 (+5%)	2mo	$217,500	$158	89
7718 Doris Dr	0.02mi	3/2.0	1,318 (0%)	17mo	$195,000	$148	85
7804 NW 105th Ter	0.15mi	2/2.0 (-1)	1,316 (-0%)	13mo	$207,000	$157	77
10602 Flamingo Ave	0.08mi	2/2.0 (-1)	1,333 (+1%)	18mo	$205,000	$154	75
7721 NW 105th Ter	0.12mi	3/2.0	1,372 (+4%)	18mo	$223,000	$163	72
11241 Cimarron Dr	0.67mi	3/2.0	1,352 (+3%)	4mo	$212,000	$157	62
10201 Cecilia Dr	0.25mi	3/2.0	1,506 (+14%)	6mo	$190,000	$126	59
7609 Wegner Way	0.44mi	3/2.0	1,452 (+10%)	16mo	$215,000	$148	49
7713 Wegner Way	0.46mi	3/2.0	1,506 (+14%)	13mo	$230,000	$153	44
7720 NW 113th Pl	0.61mi	3/2.0	1,480 (+12%)	17mo	$154,000	$104	36
7620 Eastgate Dr	0.62mi	3/2.0	1,489 (+13%)	16mo	$221,000	$148	36

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 · 5.59% rent growth · sell at horizon

5-year hold

• IRR: -13.4%
• Equity multiple: 0.51×
• Total profit: $-25,590
• Equity at exit: $27,584

10-year hold

• IRR: -1.1%
• Equity multiple: 0.92×
• Total profit: $-4,200
• Equity at exit: $15,995

Cash invested: $51,800 (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 73162

• Rents YoY: 5.6%
• Active inventory: 166
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,537 high
• Mortgage (P&I): −$970
• Tax from tax record: −$162 /mo · $1,943/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $5

Break-even live

Break-even rent $1,531

Max offer price $185,000

Occupancy floor 95%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10800 N Council Rd Oklahoma City, OK	2.0	2.0	900	$899	$1.00	14d	1	0.30mi
10400 N Council Rd Unit 315 Oklahoma City, OK	2.0	2.0	962	$1,000	$1.04	23d	1	0.34mi
10400 N Council Rd Apt 323 Oklahoma City, OK	2.0	2.0	962	$1,000	$1.04	20d	1	0.34mi
10400 N Council Rd Unit 321 Oklahoma City, OK	2.0	2.0	885	$949	$1.07	23d	1	0.34mi
10526 Utica Dr Oklahoma City, OK	3.0	2.0	1200	$1,545	$1.29	23d	1	0.37mi
8002 NW 105th Ter Unit A Oklahoma City, OK	3.0	2.0	1200	$1,495	$1.25	14d	1	0.40mi
8027 NW 104th St Oklahoma City, OK	2.0	2.0	1570	$1,395	$0.89	3d	1	0.42mi
8012 NW 105th St Oklahoma City, OK	3.0	2.0	1200	$1,495	$1.25	11d	1	0.43mi
8000 NW 110th Dr Oklahoma City, OK	3.0	2.0	1445	$1,745	$1.21	14d	1	0.48mi
8016 NW 110th Dr Oklahoma City, OK	3.0	2.0	1445	$1,695	$1.17	11d	1	0.49mi
10522 Harvest Moon Ave Oklahoma City, OK	3.0	2.5	1500	$1,395	$0.93	23d	1	0.49mi
10723 Lawson Place Rd Oklahoma City, OK	3.0	2.0	1200	$1,495	$1.25	23d	1	0.51mi
8024 NW 110th Dr Oklahoma City, OK	3.0	2.0	1445	$1,695	$1.17	23d	1	0.51mi
10411 White Oak Canyon Rd Oklahoma City, OK	2.0	2.0	1158	$1,225	$1.06	4d	1	0.68mi
9777 N Council Rd Oklahoma City, OK	3.0	2.0	1178	$1,499	$1.27	21d	1	0.69mi
9777 N Council Rd Oklahoma City, OK	2.0	2.0	1086	$1,329	$1.22	20d	1	0.69mi
9777 N Council Rd Oklahoma City, OK	3.0	2.0	1178	$1,499	$1.27	19d	1	0.69mi
9777 N Council Rd Oklahoma City, OK	2.0	2.0	1086	$1,319	$1.21	23d	1	0.69mi
9777 N Council Rd Oklahoma City, OK	3.0	2.0	1421	$1,539	$1.08	15d	1	0.69mi
7028 Elk Canyon Rd Oklahoma City, OK	3.0	2.0	1404	$1,495	$1.06	16d	1	0.71mi
6913 Fawn Canyon Dr Oklahoma City, OK	3.0	2.0	1572	$1,699	$1.08	21d	1	0.83mi
8301 NW 112th St Oklahoma City, OK	3.0	2.0	1720	$1,625	$0.94	23d	1	0.87mi
7136 NW 115th St Unit 7138 Oklahoma City, OK	3.0	2.0	1489	$1,325	$0.89	23d	1	0.90mi
7501 NW 115th St Oklahoma City, OK	3.0	2.0	1387	$1,560	$1.12	1d	1	0.90mi
6804 Elk Canyon Rd Oklahoma City, OK	3.0	2.0	1725	$1,400	$0.81	4d	1	0.94mi
8114 W Britton Rd Oklahoma City, OK	1.0–2.0	1.0–2.0	750	$991	$1.32	1d	29	0.95mi
7137 NW 116th St Unit 7137 Oklahoma City, OK	3.0	2.0	1465	$1,350	$0.92	23d	1	0.97mi
9211 N Council Rd Oklahoma City, OK	2.0	2.0	927	$1,129	$1.22	20d	1	1.00mi
9211 N Council Rd Oklahoma City, OK	2.0	2.0	1078	$1,159	$1.08	23d	1	1.00mi
8205 NW 90th Ter Oklahoma City, OK	3.0	2.0	1780	$1,500	$0.84	2d	1	1.07mi
7000 W Britton Rd Oklahoma City, OK	2.0	2.0	951	$1,210	$1.27	2d	1	1.17mi
7000 W Britton Rd Oklahoma City, OK	2.0	2.0	951	$1,210	$1.27	14d	1	1.17mi
7000 W Britton Rd Oklahoma City, OK	2.0	2.0	951	$1,210	$1.27	23d	1	1.17mi
8609 NW 113th Ct Oklahoma City, OK	3.0	2.0	1800	$2,000	$1.11	23d	1	1.19mi
9023 N Rockwell Dr Oklahoma City, OK	3.0	2.0	1400	$1,500	$1.07	20d	1	1.22mi
9021 N Rockwell Dr Unit 9023 Oklahoma City, OK	3.0	2.0	1400	$1,500	$1.07	21d	1	1.22mi
9020 N Rockwell Dr Oklahoma City, OK	2.0	2.5	1244	$1,250	$1.00	11d	1	1.25mi
9003 N Rockwell Dr Oklahoma City, OK	2.0	2.0	1431	$1,250	$0.87	23d	1	1.28mi
9006 N Rockwell Dr Oklahoma City, OK	2.0	2.5	1635	$1,295	$0.79	2d	1	1.29mi
8824 NW 109th Ln Oklahoma City, OK	3.0	2.5	1520	$1,745	$1.15	23d	1	1.30mi

Listing history 7 events

1. 2026-05-20
   status Pending
2. 2026-05-08
   listed $185,000 Active
3. 2004-11-29
   soldstatus $97,000
4. 1999-07-01
   soldstatus $76,000
5. 1999-06-25
   soldstatus $76,000 148-char remark

   Show marketing remark (148 chars)

   THIRD BEDROOM CAN BE OFFICE/STUDY OFF ENTRY. NEW CARPET, TILE, PAINT. MUST SEE PATIO HOME. NICE LANDSCAPING. LOT 10B, BLOCK 18, NORTHAVEN B18-20

6. 1999-05-08
   listed $77,000 148-char remark

   Show marketing remark (148 chars)

   THIRD BEDROOM CAN BE OFFICE/STUDY OFF ENTRY. NEW CARPET, TILE, PAINT. MUST SEE PATIO HOME. NICE LANDSCAPING. LOT 10B, BLOCK 18, NORTHAVEN B18-20

7. 1986-08-01
   soldstatus $69,000

ⓘ 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: $1,943 · $162/mo
• Projected year-2 tax: $1,943 · $162/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: $18,439
• − Mortgage interest: −$10,363
• − Property taxes: −$1,943
• − Insurance: −$925
• − Repairs & maintenance: −$1,475
• − Management: −$1,475
• − Depreciation: −$5,382
• Taxable loss: −$3,124
• Est. tax savings @ 24.0%: +$750
• After-tax cash flow: $806/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: Putnam City
• NCES district ID: 4025290
• Math proficiency: 12% ▼ -18.00%
• Reading proficiency: 16% ▼ -14.00%
• Median HH income: $46,657
• Composite: 12.61/100
• National rank: #9614
• State rank: #227 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): 28,728
• Household income: $88,031
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 913.0

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 0.59)
• Race & ethnicity: White 62% Black 14% Two or more races 11% Hispanic / Latino 8% Asian 6% Native American 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 4% Italian 2% Serbian 1%
• Foreign-born: 8% · Vietnam, Canada, China
• Languages at home: 90% English-only · Spanish 4% Vietnamese 2% 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: ▼ -172.35%
• Current HPI: 205.6639
• Rent YoY: ▲ 5.59%
• 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

+168.1% since first listed

7 events — show timeline

• 2026-05-20 Pending — MLSOK
• 2026-05-08 Listed $185,000 MLSOK
• 2004-11-29 Sold (Public Records) $97,000 Public Records
• 1999-07-01 Sold (Public Records) $76,000 Public Records
• 1999-06-25 Sold (MLS) $76,000 MLSOK
• 1999-05-08 Listed $77,000 MLSOK
• 1986-08-01 Sold (Public Records) $69,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $1,943 · +5.7% YoY. Source: county tax records.