3112 NW 28th St · Oklahoma City, OK 73107

$130,000

2 bd · 1.0 ba · 852 sqft · SingleFamily public records · 48 Days on market

Built 1942 7,000 sqft lot $153/sqft · 7% below area Est $139k · 7% 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 +10.4/15.0
• Rent growth +4.3/5.0
• Livability +4.0/5.0
• DSCR +3.9/10.0
• 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

Cute centrally located house with 2 bedrooms and one bath. MOVE IN READY with updates throughout. New Vinyl Siding, New Thermal Pane Windows, New Hot-water Tank, New Granite Counter tops, New Washer and Dryer, and the list goes on. Schedule your showing today!

Key facts

• 6 minutes from ocu
• Large backyard
• 7,000 sq ft lot

Tags

• LARGE BACKYARD
• 6 MINUTES FROM OCU
• 10 MINUTES FROM PLAZA DISTRICT
• 12 MINUTES FROM DOWNTOWN

Property features AI

Finance

• Other: Living area listed as 852 (assessor)
• Financial info: Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Home design: Single family residence; One-level property; Existing property; Located in Ingleside To Okla City addition
• Construction: Frame construction; Composition roof; Conventional foundation; Built (existing)
• Exterior features: No notable exterior features listed; Lot described as 'Other'

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating
• Interior features: One living area; Mock fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $-10 ($-114/yr) — negative.
• To cash-flow at today's rent, offer at most $128k (1.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $108k (16.7% below list).
• Recommended offer: $108k (16.7% 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: Kaiser Es (math 8% / reading 8%, grade F, #741 of 845 statewide, top 89%, 530 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 (+7.3%/yr); 216 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $899 of loan paydown is wiped out by about $4k 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 48 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1942 — 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 $108,325 (16.7% 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 48 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 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
8. 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.
9. 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.
10. 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: -0.31%
• DSCR: 0.99
• GRM: 10.0

CMA / ARV

• ARV (median comp): $139,081
• List price: $130,000
• Delta: -6.53%
• 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
3209 Cashion Pl	0.24mi	2/1.0	820 (-4%)	3mo	$158,750	$194	80
3029 NW 28 St	0.09mi	2/1.0	810 (-5%)	11mo	$75,000	$93	79
3025 Pioneer St	0.10mi	2/1.0	946 (+11%)	11mo	$135,000	$143	68
3012 NW NW 32nd St	0.33mi	3/1.0 (+1)	890 (+4%)	6mo	$65,000	$73	67
3241 NW 33rd St	0.42mi	2/1.0	801 (-6%)	4mo	$139,900	$175	67
3029 NW 27th St	0.13mi	1/1.0 (-1)	752 (-12%)	4mo	$139,000	$185	66
3105 NW 32nd St	0.32mi	2/1.0	801 (-6%)	12mo	$143,497	$179	66
3133 NW 31st St	0.27mi	3/1.0 (+1)	796 (-7%)	10mo	$112,500	$141	64
3133 NW 33rd St	0.37mi	3/1.0 (+1)	801 (-6%)	13mo	$82,500	$103	57
3411 NW 28th St	0.36mi	3/1.0 (+1)	960 (+13%)	2mo	$142,500	$148	56
2645 NW 31st St	0.62mi	2/1.0	940 (+10%)	6mo	$149,000	$159	49
2641 NW 33rd St	0.70mi	2/1.0	952 (+12%)	13mo	$160,000	$168	37

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 · 7.29% rent growth · sell at horizon

5-year hold

• IRR: -12.3%
• Equity multiple: 0.54×
• Total profit: $-16,799
• Equity at exit: $19,383

10-year hold

• IRR: 2.1%
• Equity multiple: 1.18×
• Total profit: $6,445
• Equity at exit: $11,240

Cash invested: $36,400 (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 73107

• Rents YoY: 7.3%
• Active inventory: 216
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,083 high
• Mortgage (P&I): −$682
• Tax from tax record: −$129 /mo · $1,553/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $-10

Break-even live

Break-even rent $1,095

Max offer price $128,317

Occupancy floor 96%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3045 Pioneer St Oklahoma City, OK	2.0	1.0	857	$1,050	$1.23	17d	1	0.06mi
3044 NW 28th St Oklahoma City, OK	3.0	1.0	1030	$1,150	$1.12	2d	1	0.07mi
3228 NW 27th St Oklahoma City, OK	2.0	1.0	1088	$1,195	$1.10	11d	1	0.18mi
2943 Pioneer Ave Unit 2943 Oklahoma City, OK	1.0	1.0	643	$895	$1.39	3d	1	0.19mi
3000 NW 27th St Oklahoma City, OK	2.0	1.0	967	$1,095	$1.13	11d	1	0.20mi
3000 NW 27th St Oklahoma City, OK	2.0	1.0	967	$1,095	$1.13	4d	1	0.20mi
3112 Cashion Pl Oklahoma City, OK	3.0	1.0	968	$1,150	$1.19	10d	1	0.21mi
2924 Pioneer St Oklahoma City, OK	2.0	1.0	806	$1,125	$1.40	43d	1	0.24mi
3109 NW 23rd St Oklahoma City, OK	2.0	1.0	1006	$925	$0.92	43d	1	0.32mi
3116 NW 32nd St Oklahoma City, OK	2.0	1.0	720	$950	$1.32	4d	1	0.32mi
3141 NW 32nd St Oklahoma City, OK	2.0	1.0	1010	$1,025	$1.01	21d	1	0.35mi
2932 NW 32nd St Oklahoma City, OK	1.0	1.0	1000	$695	$0.69	43d	1	0.41mi
3003 NW 20th St Oklahoma City, OK	2.0	1.0	909	$999	$1.10	43d	1	0.58mi
3033 N Grand Blvd Oklahoma City, OK	1.0	1.0	672	$675	$1.00	2d	1	0.59mi
2748 NW 22nd St Oklahoma City, OK	2.0	1.0	1066	$1,500	$1.41	2d	1	0.67mi
2854 NW 19th St Unit 2854 Oklahoma City, OK	2.0	1.0	811	$1,280	$1.58	3d	1	0.72mi
3175 N Portland Ave Oklahoma City, OK	1.0	1.0	700	$834	$1.19	14d	1	0.76mi
3175 N Portland Ave Oklahoma City, OK	2.0	1.0	865	$899	$1.04	43d	1	0.76mi
3175 N Portland Ave Oklahoma City, OK	2.0	2.0	918	$960	$1.05	23d	1	0.76mi
3175 N Portland Ave Oklahoma City, OK	1.0–2.0	1.0–2.0	809	$960	$1.19	16d	3	0.76mi
3403 NW 17th St Unit B Oklahoma City, OK	1.0	1.0	572	$1,050	$1.84	43d	1	0.82mi
3733 NW 22nd St Apt 210 Oklahoma City, OK	2.0	1.0	850	$950	$1.12	43d	1	0.87mi
2400 NW 30th St Oklahoma City, OK	1.0–2.0	1.0–2.0	801	$1,279	$1.60	2d	11	0.87mi
2400 NW 30th St Oklahoma City, OK	2.0	2.0	1078	$1,289	$1.20	43d	1	0.91mi
3829 NW 26th St Oklahoma City, OK	2.0	1.0	895	$1,125	$1.26	2d	1	0.92mi
3625 NW 18th St Oklahoma City, OK	3.0	2.0	1040	$1,500	$1.44	43d	1	0.94mi
3205 NW 14th St Unit b Oklahoma City, OK	1.0	1.0	613	$850	$1.39	4d	1	0.95mi
2502 NW 35th St Unit 3S Oklahoma City, OK	1.0	1.0	600	$750	$1.25	23d	1	0.96mi
3024 NW 14th St Oklahoma City, OK	2.0	1.0	924	$895	$0.97	16d	1	0.98mi
3221 NW 39th Ter Oklahoma City, OK	3.0	1.0	1073	$1,350	$1.26	17d	1	0.99mi
2916 NW 14th St Oklahoma City, OK	2.0	4.0	800	$900	$1.12	2d	1	1.01mi
3905 NW 23rd St Oklahoma City, OK	2.0	1.5	1044	$1,100	$1.05	17d	1	1.02mi
3021 NW 13th St Oklahoma City, OK	3.0	1.0	1072	$995	$0.93	23d	1	1.02mi
3608 NW 16th St Oklahoma City, OK	2.0	1.0	784	$950	$1.21	43d	1	1.03mi
3800 NW 19th St Oklahoma City, OK	3.0	1.0	1073	$1,250	$1.16	23d	1	1.04mi
3224 NW 13th St Oklahoma City, OK	2.0	1.0	640	$900	$1.41	14d	1	1.04mi
2946 NW 13th St Oklahoma City, OK	1.0	1.0	624	$725	$1.16	11d	1	1.05mi
2400 NW 36th St Oklahoma City, OK	2.0	1.0	950	$1,100	$1.16	43d	1	1.09mi
2517 NW 38th St Oklahoma City, OK	3.0	1.0	1000	$1,225	$1.23	23d	1	1.09mi
2517 NW 38th St Oklahoma City, OK	3.0	1.0	1000	$1,225	$1.23	4d	1	1.09mi

Listing history 21 events

1. 2026-06-18
   days on market $130,000 Active 48 DOM
2. 2026-06-17
   days on market $130,000 Active 47 DOM
3. 2026-06-16
   days on market $130,000 Active 46 DOM
4. 2026-06-15
   days on market $130,000 Active 45 DOM
5. 2026-06-13
   days on market $130,000 Active 43 DOM
6. 2026-06-09
   days on market $130,000 Active 39 DOM
7. 2026-06-08
   days on market $130,000 Active 38 DOM
8. 2026-06-07
   days on market $130,000 Active 37 DOM
9. 2026-06-05
   days on market $130,000 Active 34 DOM
10. 2026-06-03
    days on market $130,000 Active 33 DOM
11. 2026-06-02
    days on market $130,000 Active 32 DOM
12. 2026-06-02
    remarks 485-char remark
13. 2026-06-01
    days on market $130,000 Active 31 DOM
14. 2026-05-31
    days on market $130,000 Active 30 DOM
15. 2026-05-18
    price $130,000 406-char remark
16. 2026-04-26
    listed $135,000 Active 406-char remark
17. 2020-05-07
    soldstatus $97,000 Sold 264-char remark

    Show marketing remark (264 chars)

    Cute centrally located house with 2 bedrooms and one bath. MOVE IN READY with updates throughout. New Vinyl Siding, New Thermal Pane Windows, New Hot-water Tank, New Granite Counter tops, New Washer and Dryer, and the list goes on. Schedule your showing today!

18. 2020-04-11
    status Pending 264-char remark

    Show marketing remark (264 chars)

    Cute centrally located house with 2 bedrooms and one bath. MOVE IN READY with updates throughout. New Vinyl Siding, New Thermal Pane Windows, New Hot-water Tank, New Granite Counter tops, New Washer and Dryer, and the list goes on. Schedule your showing today!

19. 2020-04-06
    status Active 264-char remark

    Show marketing remark (264 chars)

    Cute centrally located house with 2 bedrooms and one bath. MOVE IN READY with updates throughout. New Vinyl Siding, New Thermal Pane Windows, New Hot-water Tank, New Granite Counter tops, New Washer and Dryer, and the list goes on. Schedule your showing today!

20. 2020-03-16
    status Pending 264-char remark

    Show marketing remark (264 chars)

    Cute centrally located house with 2 bedrooms and one bath. MOVE IN READY with updates throughout. New Vinyl Siding, New Thermal Pane Windows, New Hot-water Tank, New Granite Counter tops, New Washer and Dryer, and the list goes on. Schedule your showing today!

21. 2020-03-13
    listed $99,500 Active 264-char remark

    Show marketing remark (264 chars)

    Cute centrally located house with 2 bedrooms and one bath. MOVE IN READY with updates throughout. New Vinyl Siding, New Thermal Pane Windows, New Hot-water Tank, New Granite Counter tops, New Washer and Dryer, and the list goes on. Schedule your showing today!

ⓘ 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: $1,553 · $129/mo
• Projected year-2 tax: $1,553 · $129/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: $12,999
• − Mortgage interest: −$7,282
• − Property taxes: −$1,553
• − Insurance: −$650
• − Repairs & maintenance: −$1,040
• − Management: −$1,040
• − Depreciation: −$3,782
• Taxable loss: −$2,347
• Est. tax savings @ 24.0%: +$563
• After-tax cash flow: $449/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): 25,791
• Household income: $56,873
• Rent vs Own: 45.5% rent · 54.5% own
• Severe rent burden: 1210.0

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 0.64)
• Race & ethnicity: White 47% Hispanic / Latino 37% Two or more races 13% Native American 6% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Lithuanian 1% Italian 1% Slovak 1%
• Foreign-born: 19% · Canada, Vietnam
• Languages at home: 67% English-only · Spanish 30% 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: ▼ -245.03%
• Current HPI: 274.7844
• Rent YoY: ▲ 7.29%
• 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

+30.7% since first listed

7 events — show timeline

• 2026-05-18 Price Changed $130,000 MLSOK
• 2026-04-26 Listed $135,000 MLSOK
• 2020-05-07 Sold (MLS) $97,000 MLSOK
• 2020-04-11 Pending — MLSOK
• 2020-04-06 Relisted — MLSOK
• 2020-03-16 Pending — MLSOK
• 2020-03-13 Listed $99,500 MLSOK

Property tax history

+10.4%/yr

Latest (2025): $1,553 · +4.2% YoY. Source: county tax records.