20071 Timberidge Rd · Harrah, OK 73045

$179,000

3 bd · 2.0 ba · 1,075 sqft · SingleFamily public records · 46 Days on market

Built 1979 9,801 sqft lot Est $170k · 5% over

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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 +16.0/30.0
• ARV discount +5.1/15.0
• DSCR +4.9/10.0
• 1% rule +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home!!!!!! 3 bed, 1.1 bath attached 1 car garage is waiting for a new owner! The back of the home is peaceful as it looks to a field! For stormy nights simply go into your storm shelter. If you loose electricity you can buy a generator since the home is already set up for one! Come take a look today!

Key facts

• New concrete
• Front porch
• Covered back patio

Tags

• FRONT PORCH
• NEW CONCRETE
• CERAMIC TILED FLOORING
• WALK IN CLOSET
• PELLA WINDOWS
• COVERED BACK PATIO

Property features AI

Finance

• Other: Below-ground outdoor storm shelter; Homestead eligible; Existing property (not new construction)
• HOA & community: No mandatory association dues

Exterior

• Parking: Backyard parking on concrete; 1-car garage
• Utilities: Electricity available; Public utilities
• Home design: Single family residence; One-level home; Faces south; Residential property
• Construction: Brick construction; Composition roof; Slab foundation
• Exterior features: Covered patio; Outdoor storage; Wood fencing; Interior lot

Interior

• Kitchen: Free-standing electric range; Free-standing electric oven
• Bedrooms: 3 bedrooms
• Flooring: Tile
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Electric heating
• Interior features: Ceiling fans; Window treatments
• Laundry & utility: Garage door lift

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $87 ($1k/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 $158k (11.6% below list).
• Recommended offer: $158k (11.6% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 4.3% in Harrah — 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 64/100 on livability (#163 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety D-.
• Harrah (town): math 24% / reading 29% proficiency, ranked #82 of 270 in OK (top 30%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Clara Reynolds Es (math 27% / reading 27%, grade F, #311 of 845 statewide, top 40%, 313 students, 0% FRL); Harrah Ms (math 18% / reading 27%, grade F, #122 of 345 statewide, top 37%, 528 students, 0% FRL); Harrah Hs (math 27% / reading 27%, grade F, #125 of 447 statewide, top 31%, 630 students, 0% FRL) — zoned schools average 0% FRL vs 42% district-wide (42 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 194 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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

• 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 46 days — a 3% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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 $140k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,258 (11.6% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
6. 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.
7. 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.
8. 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: 0.88% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.09%
• DSCR: 1.09
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $169,850
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20061 Palmer Rd	0.07mi	3/1.5	1,111 (+3%)	3mo	$165,000	$149	86
465 Echo Ln	0.36mi	3/1.5	1,075 (0%)	7mo	$165,000	$153	75
20040 Roman Rd	0.16mi	3/1.5	1,164 (+8%)	4mo	$185,000	$159	73
19 Echo Ln	0.55mi	3/1.5	1,075 (0%)	4mo	$165,000	$153	69
318 Park Ln	0.29mi	3/2.0	1,158 (+8%)	6mo	$254,885	$220	69
470 Timberidge Rd	0.17mi	3/2.0	1,233 (+15%)	0mo	$209,500	$170	67
20320 Rockhollow Dr	0.44mi	3/1.5	1,111 (+3%)	6mo	$168,000	$151	67
20 Echo Ln	0.56mi	3/1.5	1,115 (+4%)	0mo	$165,000	$148	65
20300 Rockhollow Dr	0.44mi	3/1.5	1,113 (+4%)	10mo	$175,000	$157	64
290 Hickory Stick Ln	0.43mi	3/1.5	1,128 (+5%)	8mo	$185,000	$164	63
134 Echo Ln	0.48mi	3/1.5	1,140 (+6%)	4mo	$179,900	$158	62
20160 Park Ln	0.24mi	3/2.0	1,234 (+15%)	8mo	$264,891	$215	57

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.0%
• Equity multiple: 0.53×
• Total profit: $-23,461
• Equity at exit: $26,689

10-year hold

• IRR: -4.0%
• Equity multiple: 0.73×
• Total profit: $-13,350
• Equity at exit: $15,477

Cash invested: $50,120 (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 73045

• Home prices YoY: -16.9%
• Active inventory: 194
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,583 high
• Mortgage (P&I): −$939
• Tax from tax record: −$150 /mo · $1,795/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $87

Break-even live

Break-even rent $1,472

Max offer price $179,000

Occupancy floor 89%

Sensitivity live

Price	-10% $189	-5% $138	+0% $87	+5% $37	+10% $-14
Rent	-10% $-38	-5% $25	+0% $87	+5% $150	+10% $212
Rate	-1.0pp $178	-0.5pp $133	base $87	+0.5pp $41	+1.0pp $-6

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20061 Palmer Rd Harrah, OK	3.0	1.5	1111	$1,495	$1.35	3d	1	0.07mi
20150 Park Ln Harrah, OK	3.0	2.0	1464	$1,850	$1.26	21d	1	0.23mi
20635 Penney Ln Harrah, OK	3.0	2.0	1050	$1,450	$1.38	3d	1	0.85mi
20542 Frontier Pl Harrah, OK	3.0	2.0	1350	$1,600	$1.19	3d	1	1.00mi
20618 Frontier Pl Harrah, OK	3.0	2.0	1298	$1,549	$1.19	12d	1	1.04mi
20849 Landmark Cir Unit 15 Harrah, OK	3.0	2.0	1300	$1,400	$1.08	3d	1	1.22mi
20849 Landmark Dr Harrah, OK	3.0	2.0	1300	$2,000	$1.54	3d	5	1.25mi

Listing history 18 events

1. 2026-06-08
   statusdays on market $179,000 Pending 46 DOM
2. 2026-06-07
   days on market $179,000 Active 45 DOM
3. 2026-06-03
   days on market $179,000 Active 41 DOM
4. 2026-06-02
   days on market $179,000 Active 40 DOM
5. 2026-06-01
   days on market $179,000 Active 39 DOM
6. 2026-05-31
   days on market $179,000 Active 38 DOM
7. 2026-04-23
   listed $179,000 Active
8. 2022-10-03
   soldstatus $140,000
9. 2022-09-30
   soldstatus $140,000 Closed 310-char remark

   Show marketing remark (310 chars)

   Welcome home!!!!!! 3 bed, 1.1 bath attached 1 car garage is waiting for a new owner! The back of the home is peaceful as it looks to a field! For stormy nights simply go into your storm shelter. If you loose electricity you can buy a generator since the home is already set up for one! Come take a look today!

10. 2022-09-20
    status Pending 310-char remark

    Show marketing remark (310 chars)

    Welcome home!!!!!! 3 bed, 1.1 bath attached 1 car garage is waiting for a new owner! The back of the home is peaceful as it looks to a field! For stormy nights simply go into your storm shelter. If you loose electricity you can buy a generator since the home is already set up for one! Come take a look today!

11. 2022-08-29
    status Pending 310-char remark

    Show marketing remark (310 chars)

    Welcome home!!!!!! 3 bed, 1.1 bath attached 1 car garage is waiting for a new owner! The back of the home is peaceful as it looks to a field! For stormy nights simply go into your storm shelter. If you loose electricity you can buy a generator since the home is already set up for one! Come take a look today!

12. 2022-08-26
    listed $130,000 Active 310-char remark

    Show marketing remark (310 chars)

    Welcome home!!!!!! 3 bed, 1.1 bath attached 1 car garage is waiting for a new owner! The back of the home is peaceful as it looks to a field! For stormy nights simply go into your storm shelter. If you loose electricity you can buy a generator since the home is already set up for one! Come take a look today!

13. 2018-05-31
    soldstatus $97,500
14. 2018-05-25
    soldstatus $97,500 Sold 418-char remark

    Show marketing remark (418 chars)

    Eligible for 100% USDA Financing!! This Charming, Newly Remodeled Home is nestled in the Heart of Harrah. Newly tiled floors, fresh paint and updated bathrooms make this house Move-In-Ready! All bedrooms have spacious closets. The attached garage features a work space area and room for storage. The big backyard includes a storm shelter and has plenty of room for play! Check out this great deal before it's gone!

15. 2018-04-20
    status Pending 418-char remark

    Show marketing remark (418 chars)

    Eligible for 100% USDA Financing!! This Charming, Newly Remodeled Home is nestled in the Heart of Harrah. Newly tiled floors, fresh paint and updated bathrooms make this house Move-In-Ready! All bedrooms have spacious closets. The attached garage features a work space area and room for storage. The big backyard includes a storm shelter and has plenty of room for play! Check out this great deal before it's gone!

16. 2018-03-23
    listed $94,500 Active 418-char remark

    Show marketing remark (418 chars)

    Eligible for 100% USDA Financing!! This Charming, Newly Remodeled Home is nestled in the Heart of Harrah. Newly tiled floors, fresh paint and updated bathrooms make this house Move-In-Ready! All bedrooms have spacious closets. The attached garage features a work space area and room for storage. The big backyard includes a storm shelter and has plenty of room for play! Check out this great deal before it's gone!

17. 1994-12-06
    soldstatus $43,000
18. 1978-11-01
    soldstatus $34,000

ⓘ 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: $1,795 · $150/mo
• Projected year-2 tax: $1,795 · $150/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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $18,991
• − Mortgage interest: −$10,027
• − Property taxes: −$1,795
• − Insurance: −$895
• − Repairs & maintenance: −$1,519
• − Management: −$1,519
• − Depreciation: −$5,207
• Taxable loss: −$1,971
• Est. tax savings @ 24.0%: +$473
• After-tax cash flow: $1,522/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: Harrah
• NCES district ID: 4013890
• Math proficiency: 24% ▼ -9.00%
• Reading proficiency: 29% ▼ -9.00%
• Median HH income: $52,737
• Composite: 23.55/100
• National rank: #7860
• State rank: #82 of 270 in OK

Livability — Harrah

• Score: 64/100
• State rank: #163
• US rank: #13659

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment B- Housing A+ Health & safety D- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Harrah, OK
• City population: 11,542
• Population (ZIP): 11,542

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: Predominantly White (79%)
• Race & ethnicity: White 79% Two or more races 9% Hispanic / Latino 7% Native American 6% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 3% Lithuanian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 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: ▼ -55.25%
• Current HPI: 272.5731
• Rent YoY: —
• Metro: —
• 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

+426.5% since first listed

12 events — show timeline

• 2026-04-23 Listed $179,000 MLSOK
• 2022-10-03 Sold (Public Records) $140,000 Public Records
• 2022-09-30 Sold (MLS) $140,000 MLSOK
• 2022-09-20 Pending — MLSOK
• 2022-08-29 Pending — MLSOK
• 2022-08-26 Listed $130,000 MLSOK
• 2018-05-31 Sold (Public Records) $97,500 Public Records
• 2018-05-25 Sold (MLS) $97,500 MLSOK
• 2018-04-20 Pending — MLSOK
• 2018-03-23 Listed $94,500 MLSOK
• 1994-12-06 Sold (Public Records) $43,000 Public Records
• 1978-11-01 Sold (Public Records) $34,000 Public Records

Property tax history

+6.3%/yr

Latest (2025): $1,795 · +2.1% YoY. Source: county tax records.