3317 S Brookhollow Ct · Oklahoma City, OK 73120

$145,000

3 bd · 3.0 ba · 1,677 sqft · Townhouse public records · 14 Days on market

Built 1975 1,655 sqft lot Est $173k · 16% under $220/mo HOA · 14% of rent

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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).

• ARV discount +14.7/15.0
• Cash flow +13.8/30.0
• 1% rule +5.6/10.0
• DSCR +4.2/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

End unit townhouse ready for new owner, wood floors, exposed brick wall, courtyard perfect for outdoor entertaining. 2 car garage, low HOA fees, perfect location near lake Hefner. Schedule a showing today.

Key facts

• Easy access to hwy
• $220 HOA
• 2 garage spots

Tags

• TOWNHOUSE IN QUAIL CREEK
• EASY ACCESS TO HWY

Property features AI

Finance

• Other: Homestead: Yes
• Financial info: Loan qualification: Yes
• HOA & community: Mandatory association dues; Association fee of $2,640; Association covers common area maintenance, exterior maintenance, and pool

Exterior

• Parking: 2-car garage
• Security: No storm shelter
• Utilities: No specific utility provider details listed
• Home design: Townhouse; Residential property; Multilevel property; Existing property
• Construction: Brick and frame construction; Composition roof; Slab foundation
• Exterior features: Open patio; Corner lot

Interior

• Kitchen: No appliances listed
• Bedrooms: 3 bedrooms
• Flooring: No flooring details listed
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Electric heating
• Interior features: One living area; Dining area; Wood-burning fireplace
• Laundry & utility: No laundry/utility details listed

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $145k.

Deal economics

• At list price, monthly cash flow is $13 ($154/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Cap rate 6.4% 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: Quail Creek Es (math 17% / reading 17%, grade F, #540 of 845 statewide, top 68%, 543 students, 0% FRL); John Marshall Hs (math 2% / reading 8%, grade F, #430 of 447 statewide, top 99%, 829 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 (+2.0%/yr); 333 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $1k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 24y 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 $120k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $145,000

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.06% ✓
• Cap rate: 6.40%
• Cash-on-cash: 0.38%
• DSCR: 1.02
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $172,731
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3326 NW 112th Ter	0.03mi	3/2.5	1,677 (0%)	8mo	$160,000	$95	90
11329 N May Ave	0.57mi	3/3.0	1,613 (-4%)	1mo	$120,000	$74	66
3323 Green Wing Ct	0.06mi	3/2.5	1,532 (-9%)	17mo	$159,000	$104	66
11333 N May Ave	0.58mi	3/3.0	1,613 (-4%)	3mo	$120,000	$74	64
3024 Rosewood Ln	0.49mi	3/2.0	1,625 (-3%)	9mo	$228,000	$140	61
2916 Rosewood Ln #2916	0.61mi	3/2.5	1,640 (-2%)	18mo	$158,000	$96	50
2915 Acropolis St	0.50mi	2/2.0 (-1)	1,557 (-7%)	9mo	$160,000	$103	48
11801 Springhollow Rd	0.62mi	2/2.0 (-1)	1,643 (-2%)	17mo	$235,000	$143	44
11324 Benttree Cir	0.67mi	3/2.5	1,534 (-8%)	13mo	$173,000	$113	42
2904 Rosewood Ln	0.64mi	2/2.0 (-1)	1,817 (+8%)	8mo	$150,000	$83	41
11306 Benttree Cir #11306	0.67mi	2/2.0 (-1)	1,440 (-14%)	7mo	$169,900	$118	31
2910 Rosewood Ln	0.63mi	2/2.5 (-1)	1,453 (-13%)	14mo	$147,500	$102	30

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 · 2.05% rent growth · sell at horizon

5-year hold

• IRR: -16.9%
• Equity multiple: 0.41×
• Total profit: $-23,989
• Equity at exit: $21,620

10-year hold

• IRR: -10.7%
• Equity multiple: 0.38×
• Total profit: $-25,113
• Equity at exit: $12,537

Cash invested: $40,600 (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 73120

• Rents YoY: 2.0%
• Active inventory: 333
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,543 high
• Mortgage (P&I): −$760
• Tax from tax record: −$166 /mo · $1,987/yr
• Insurance: −$60
• HOA: −$220
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $13

Break-even live

Break-even rent $1,527

Max offer price $145,000

Occupancy floor 94%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11141 Springhollow Rd Oklahoma City, OK	3.0	2.0	1330	$1,499	$1.13	23d	1	0.09mi
11141 Springhollow Rd Unit 208 Oklahoma City, OK	2.0	2.0	1088	$1,125	$1.03	43d	1	0.09mi
11141 Springhollow Rd Unit 251 Oklahoma City, OK	3.0	2.0	1330	$1,499	$1.13	21d	1	0.09mi
3108 Orlando Rd Oklahoma City, OK	4.0	2.0	1851	$1,900	$1.03	1d	1	0.52mi
11004 N May Ave Oklahoma City, OK	1.0–2.0	1.0–2.5	1129	$1,170	$1.04	11d	1	0.57mi
11407 N May Ave Oklahoma City, OK	3.0	3.0	1613	$1,450	$0.90	43d	1	0.59mi
11417 N May Ave Unit D Oklahoma City, OK	3.0	2.0	1275	$1,345	$1.05	2d	1	0.60mi
10412 Major Ave Oklahoma City, OK	3.0	2.0	1286	$1,750	$1.36	43d	1	0.65mi
12136 Thorn Ridge Rd Oklahoma City, OK	4.0	3.0	2188	$2,600	$1.19	43d	1	0.78mi
2737 Plymouth Ln Oklahoma City, OK	3.0	1.5	1372	$1,395	$1.02	43d	1	0.82mi
10904 N Linn Ave Oklahoma City, OK	3.0	2.0	1452	$1,650	$1.14	43d	1	0.87mi
12305 Cedar Springs Ln Oklahoma City, OK	2.0	2.5	1472	$1,250	$0.85	43d	1	0.94mi
12323 Cedar Springs Ln Oklahoma City, OK	3.0	2.5	1524	$1,500	$0.98	43d	1	0.99mi
11007 Greystone Ave Oklahoma City, OK	2.0	2.0	1269	$1,500	$1.18	3d	1	1.02mi
2532 NW 116th St Oklahoma City, OK	4.0	2.0	1860	$2,805	$1.51	23d	1	1.02mi
2529 NW 116th St Oklahoma City, OK	3.0	2.0	1625	$1,650	$1.02	43d	1	1.03mi
12109 Camelot Dr Oklahoma City, OK	4.0	2.5	2033	$1,825	$0.90	23d	1	1.11mi
9913 Sunnymeade Pl Oklahoma City, OK	3.0	1.5	1284	$1,695	$1.32	23d	1	1.14mi
9909 Sunnymeade Pl Oklahoma City, OK	3.0	2.0	1325	$1,695	$1.28	1d	1	1.15mi
3816 NW 125th St Oklahoma City, OK	3.0	3.0	2160	$1,895	$0.88	23d	1	1.17mi
2632 Kings Way Oklahoma City, OK	3.0	1.5	1496	$1,600	$1.07	43d	1	1.18mi
2841 Indian Creek Blvd Oklahoma City, OK	2.0	2.0	1129	$1,100	$0.97	23d	1	1.20mi
2841 Indian Creek Blvd Oklahoma City, OK	2.0	2.0	1129	$1,100	$0.97	15d	1	1.20mi
2700 Indian Creek Blvd Oklahoma City, OK	1.0–3.0	1.0–2.0	1261	$1,549	$1.23	2d	5	1.25mi
12508 Green Valley Dr Oklahoma City, OK	3.0	3.0	1562	$3,500	$2.24	43d	1	1.26mi
3200 W Britton Rd Oklahoma City, OK	1.0–2.0	1.0–2.0	905	$1,495	$1.65	3d	1	1.36mi
2611 Silvertree Dr Oklahoma City, OK	3.0	2.0	1500	$1,550	$1.03	43d	1	1.42mi
2608 Abbey Rd Oklahoma City, OK	3.0	2.0	1737	$1,800	$1.04	2d	1	1.44mi
2221 NW 117th St Oklahoma City, OK	3.0	2.5	1627	$1,625	$1.00	2d	1	1.46mi
2801 Croydon Ct Oklahoma City, OK	2.0	1.0	1102	$1,550	$1.41	2d	1	1.48mi

HOA detail

• Monthly dues: $220 · $2,640/yr

Listing history 11 events

1. 2026-06-18
   days on market $145,000 Active 14 DOM
2. 2026-06-17
   price $145,000 Active 13 DOM
3. 2026-06-17
   days on market $150,000 Active 13 DOM
4. 2026-06-16
   days on market $150,000 Active 12 DOM
5. 2026-06-15
   days on market $150,000 Active 11 DOM
6. 2026-06-13
   days on market $150,000 Active 9 DOM
7. 2026-06-09
   days on market $150,000 Active 5 DOM
8. 2026-06-08
   days on market $150,000 Active 4 DOM
9. 2026-06-07
   days on market $150,000 Active 3 DOM
10. 2026-06-05
    remarks 338-char remark
11. 2026-06-05
    listed $150,000 Active 1 DOM

ⓘ 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: $1,987 · $166/mo
• Projected year-2 tax: $1,987 · $166/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 3/10 Moderate
• 🌡 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: $18,521
• − Mortgage interest: −$8,122
• − Property taxes: −$1,987
• − Insurance: −$725
• − Repairs & maintenance: −$1,482
• − Management: −$1,482
• − HOA: −$2,640
• − Depreciation: −$4,218
• Taxable loss: −$2,135
• Est. tax savings @ 24.0%: +$512
• After-tax cash flow: $667/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): 35,559
• Household income: $64,745
• Rent vs Own: 48.3% rent · 51.7% own
• Severe rent burden: 2029.0

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 0.62)
• Race & ethnicity: White 57% Black 21% Two or more races 11% Hispanic / Latino 7% Native American 3% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 7% · Canada, China, Jamaica
• Languages at home: 92% English-only · Spanish 4% French/Haitian/Cajun 1% 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: ▼ -279.69%
• Current HPI: 227.2832
• Rent YoY: ▲ 2.05%
• 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

+244.8% since first listed

22 events — show timeline

• 2026-06-04 Listed $150,000 MLSOK
• 2020-07-01 Sold (MLS) $120,000 MLSOK
• 2020-05-27 Pending — MLSOK
• 2020-05-21 Price Changed $118,900 MLSOK
• 2020-05-06 Listed $121,250 MLSOK
• 2019-04-26 Sold (MLS) $90,000 MLSOK
• 2019-03-28 Pending — MLSOK
• 2019-03-27 Relisted — MLSOK
• 2019-03-13 Pending — MLSOK
• 2019-03-07 Listed $97,500 MLSOK
• 2008-10-30 Sold (Public Records) $102,500 Public Records
• 2008-10-24 Sold (MLS) $102,500 MLSOK
• 2008-08-05 Listed $102,500 MLSOK
• 2004-09-03 Sold (Public Records) $83,500 Public Records
• 2004-08-30 Listed $83,500 MLSOK
• 2004-08-30 Sold (MLS) $83,500 MLSOK
• 2004-05-13 Sold (MLS) $77,500 MLSOK
• 2004-04-20 Sold (Public Records) $77,500 Public Records
• 2003-12-12 Listed $79,900 MLSOK
• 2002-05-16 Listing Removed — MLSOK
• 2002-05-07 Listed $79,500 MLSOK
• 1988-09-30 Sold (Public Records) $43,500 Public Records

Property tax history

+5.5%/yr

Latest (2025): $1,987 · +4.0% YoY. Source: county tax records.