7577 S Embassy Ter · Oklahoma City, OK 73169

$165,000

3 bd · 1.0 ba · 1,063 sqft · SingleFamily public records · 181 Days on market

Built 1966 8,263 sqft lot Est $162k · at est.

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Why this score? — see what drove the C- 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 +22.0/30.0
• DSCR +7.1/10.0
• ARV discount +6.5/15.0
• 1% rule +5.1/10.0
• Livability +4.0/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Entering for comps only. Sale processed prior to input to MLS.

Key facts

• 8,263 sq ft lot
• 2 garage spots
• Built 1966

Property features AI

Finance

• Other: Homestead not indicated; Located in Embassy West addition; Occupied; New listing; Living area reported as 1,063 (assessor)
• Financial info: Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Home design: Single family residence; One-level entry; Residential property
• Construction: Brick and frame construction; Architectural shingle roof; Slab foundation; Existing property
• Exterior features: Covered patio; Interior lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric heating
• Interior features: Living area with one living area; Gas log fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $264 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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.
• Mustang (suburban): math 35% / reading 33% proficiency, ranked #28 of 270 in OK (top 10%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Prairie View Es (math 53% / reading 36%, grade F, #63 of 845 statewide, top 8%, 765 students, 0% FRL); Mustang Hs (math 28% / reading 39%, grade F, #65 of 447 statewide, top 14%, 3,756 students, 0% FRL) — zoned schools average 0% FRL vs 28% district-wide (28 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 9 active listings in the ZIP; 10 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 181 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $89k; list at $165k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 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 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.01% ✓
• Cap rate: 8.21%
• Cash-on-cash: 6.86%
• DSCR: 1.31
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $161,576
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7569 S Embassy Ter	0.02mi	3/1.0	1,149 (+8%)	6mo	$175,000	$152	80

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: -5.8%
• Equity multiple: 0.78×
• Total profit: $-9,957
• Equity at exit: $24,602

10-year hold

• IRR: 3.8%
• Equity multiple: 1.28×
• Total profit: $12,854
• Equity at exit: $14,266

Cash invested: $46,200 (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 73169

• Home prices YoY: -11.2%
• Active inventory: 9
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,663 high
• Mortgage (P&I): −$865
• Tax from tax record: −$116 /mo · $1,394/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $264

Break-even live

Break-even rent $1,329

Max offer price $165,000

Occupancy floor 79%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7901 S Council Rd Oklahoma City, OK	2.0–3.0	2.0	1064	$1,299	$1.22	1d	1	0.53mi
7520 Redbud Villa Ct Oklahoma City, OK	3.0	2.0	1269	$1,600	$1.26	23d	1	0.54mi
6509 Bent Wood Villas Dr Unit B Oklahoma City, OK	2.0	2.0	1408	$1,545	$1.10	23d	1	0.87mi
5821 Goldfinger Rd Oklahoma City, OK	2.0	1.5	1112	$1,895	$1.70	1d	1	1.31mi
5721 Campbell Creek Dr Oklahoma City, OK	2.0	1.5	1112	$1,895	$1.70	1d	1	1.37mi
5712 Goldfinger Rd Oklahoma City, OK	1.0–2.0	1.0–2.0	1116	$2,095	$1.88	1d	1	1.37mi
5700 Campbell Creek Dr Unit A Oklahoma City, OK	2.0	1.5	1112	$1,895	$1.70	20d	1	1.38mi
5701 Goldfinger Rd Unit A Oklahoma City, OK	2.0	2.0	1255	$1,995	$1.59	4d	1	1.40mi
8809 SW 55th St Unit B Oklahoma City, OK	2.0	2.5	1246	$1,595	$1.28	23d	1	1.43mi
5632 Dunlin Rd Oklahoma City, OK	3.0	2.0	1319	$1,540	$1.17	4d	1	1.48mi

Listing history 19 events

1. 2026-06-18
   days on market $165,000 Active 181 DOM
2. 2026-06-17
   days on market $165,000 Active 180 DOM
3. 2026-06-16
   days on market $165,000 Active 179 DOM
4. 2026-06-15
   days on market $165,000 Active 178 DOM
5. 2026-06-13
   days on market $165,000 Active 176 DOM
6. 2026-06-09
   days on market $165,000 Active 172 DOM
7. 2026-06-08
   days on market $165,000 Active 171 DOM
8. 2026-06-07
   days on market $165,000 Active 170 DOM
9. 2026-06-05
   days on market $165,000 Active 167 DOM
10. 2026-06-03
    days on market $165,000 Active 166 DOM
11. 2026-06-02
    days on market $165,000 Active 165 DOM
12. 2026-06-01
    days on market $165,000 Active 164 DOM
13. 2026-05-31
    days on market $165,000 Active 163 DOM
14. 2025-12-19
    listed $165,000 Active
15. 2021-07-21
    soldstatus $89,000
16. 2021-07-20
    soldstatus $89,000 Sold 63-char remark

    Show marketing remark (63 chars)

    Entering for comps only. Sale processed prior to input to MLS.

17. 2021-05-29
    status Pending 63-char remark

    Show marketing remark (63 chars)

    Entering for comps only. Sale processed prior to input to MLS.

18. 2021-05-29
    listed $93,000 Active 63-char remark

    Show marketing remark (63 chars)

    Entering for comps only. Sale processed prior to input to MLS.

19. 1987-06-11
    soldstatus $42,500

ⓘ 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: $1,394 · $116/mo
• Projected year-2 tax: $1,485 · $124/mo
• Expected delta: +$91/yr (+$8/mo · 6.6%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,961
• − Mortgage interest: −$9,243
• − Property taxes: −$1,394
• − Insurance: −$825
• − Repairs & maintenance: −$1,597
• − Management: −$1,597
• − Depreciation: −$4,800
• Taxable income: $506
• Est. tax owed @ 24.0%: −$121
• After-tax cash flow: $3,046/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: Mustang
• NCES district ID: 4021000
• Math proficiency: 35% ▼ -10.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $67,559
• Composite: 31.21/100
• National rank: #6038
• State rank: #28 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
• City population: 498,656
• Population (ZIP): 3,432

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 0.61)
• Race & ethnicity: White 59% Two or more races 26% Hispanic / Latino 18% Black 4% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 16% Puerto Rican 2%
• Common ancestry: European 5% Lithuanian 3% Slovak 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 88% English-only · Spanish 10% Vietnamese 3%

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: ▼ -31.93%
• Current HPI: 253.6872
• 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

+288.2% since first listed

6 events — show timeline

• 2025-12-19 Listed $165,000 MLSOK
• 2021-07-21 Sold (Public Records) $89,000 Public Records
• 2021-07-20 Sold (MLS) $89,000 MLSOK
• 2021-05-29 Pending — MLSOK
• 2021-05-29 Listed $93,000 MLSOK
• 1987-06-11 Sold (Public Records) $42,500 Public Records

Property tax history

+4.8%/yr

Latest (2025): $1,394 · +6.2% YoY. Source: county tax records.