3820 NW 27th St · Oklahoma City, OK 73107

$115,000

2 bd · 1.0 ba · 876 sqft · SingleFamily public records · 14 Days on market

Built 1943 7,344 sqft lot Est $139k · 17% under

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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 +15.8/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• Rent growth +4.3/5.0
• 1% rule +4.2/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming home, this beautiful home features new roof, new electric panel, new flooring, and fresh new paint, quartz countertops, making it move-in ready! whether you're looking for the perfect starter home or an excellent long-or short term rental, this property has fantastic potential. Additional highlights include a storm shelter, a detached garage and plumbing has been updated to pex recently in most of the house. Located in heart of Oklahoma City, just minutes from all the amenities the city has to offer. Don't miss this opportunity-schedule your showing today!

Key facts

• Quartz countertops
• Fresh new paint
• New flooring

Tags

• NEW FLOORING
• FRESH NEW PAINT
• QUARTZ COUNTERTOPS
• STORM SHELTER
• DETACHED GARAGE
• PLUMBING UPDATED TO PEX

Property features AI

Finance

• Other: Living area recorded as 876 (assessor); Located in Martindale Add; Directions: From NW 23rd head north on Portland then turn west on northwest 27th St.
• Financial info: Not assumable; Buyer may qualify for a loan; Annual tax amount recorded
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Home design: Single-family residence; One level; Existing property
• Construction: Frame construction; Shingle roof; Built (existing)
• Exterior features: Below-ground storm shelter; Lot features: Other

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Interior features: One living area; No fireplace; Conventional foundation

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $53 ($632/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 $105k (8.4% below list).
• Recommended offer: $105k (8.4% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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); Taft Ms (math 2% / reading 5%, grade F, #330 of 345 statewide, top 96%, 1,045 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); 221 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $795 of loan paydown is wiped out by about $3k 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.
• 7 sale attempts since 22y ago; this cycle's ask is 5% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $63k; list at $115k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,316 (8.4% below list)

Questions for the listing agent

1. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.92% ✗
• Cap rate: 6.84%
• Cash-on-cash: 1.96%
• DSCR: 1.09
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $139,284
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3817 NW 29th St	0.15mi	2/1.0	877 (+0%)	3mo	$85,000	$97	90
3927 NW 27th St	0.14mi	2/1.0	848 (-3%)	4mo	$135,000	$159	85
3231 Otterson Dr	0.40mi	2/1.0	871 (-1%)	4mo	$130,000	$149	76
3229 N Nesbitt Ave	0.42mi	2/1.0	871 (-1%)	6mo	$120,000	$138	75
3800 NW 32nd St	0.48mi	2/1.0	845 (-4%)	5mo	$149,000	$176	67
3847 NW 21st St	0.35mi	2/1.0	939 (+7%)	7mo	$165,000	$176	66
1709 Manor Dr	0.71mi	2/1.0	883 (+1%)	1mo	$155,000	$176	65
3025 N Utah Ave	0.50mi	2/1.0	812 (-7%)	1mo	$70,000	$86	64
4130 NW 19 St	0.67mi	2/1.0	868 (-1%)	7mo	$153,000	$176	62
1727 N Sapulpa Ave	0.73mi	2/1.0	845 (-4%)	2mo	$99,500	$118	58
3411 NW 28th St	0.55mi	3/1.0 (+1)	960 (+10%)	2mo	$142,500	$148	52
3517 NW 20th St	0.55mi	2/1.0	780 (-11%)	6mo	$125,000	$160	51

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: -8.5%
• Equity multiple: 0.67×
• Total profit: $-10,530
• Equity at exit: $17,147

10-year hold

• IRR: 5.8%
• Equity multiple: 1.51×
• Total profit: $16,441
• Equity at exit: $9,943

Cash invested: $32,200 (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 73107

• Rents YoY: 7.3%
• Active inventory: 221
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,053 high
• Mortgage (P&I): −$603
• Tax from tax record: −$128 /mo · $1,540/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $53

Break-even live

Break-even rent $986

Max offer price $115,000

Occupancy floor 90%

Sensitivity live

Price	-10% $118	-5% $85	+0% $53	+5% $20	+10% $-12
Rent	-10% $-30	-5% $11	+0% $53	+5% $94	+10% $136
Rate	-1.0pp $111	-0.5pp $82	base $53	+0.5pp $23	+1.0pp $-7

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3829 NW 26th St Oklahoma City, OK	2.0	1.0	895	$1,125	$1.26	4d	1	0.05mi
3905 NW 23rd St Oklahoma City, OK	2.0	1.5	1044	$1,100	$1.05	19d	1	0.24mi
3733 NW 22nd St Apt 210 Oklahoma City, OK	2.0	1.0	850	$950	$1.12	45d	1	0.32mi
3175 N Portland Ave Oklahoma City, OK	1.0–2.0	1.0–2.0	809	$960	$1.19	18d	3	0.35mi
3175 N Portland Ave Oklahoma City, OK	2.0	1.0	865	$899	$1.04	45d	1	0.35mi
3175 N Portland Ave Oklahoma City, OK	2.0	2.0	918	$960	$1.05	25d	1	0.35mi
3175 N Portland Ave Oklahoma City, OK	1.0	1.0	700	$834	$1.19	16d	1	0.35mi
3033 N Grand Blvd Oklahoma City, OK	1.0	1.0	672	$675	$1.00	4d	1	0.41mi
3912 NW 32nd St Oklahoma City, OK	2.0	1.0	894	$1,099	$1.23	45d	1	0.47mi
3929 NW 32nd St Oklahoma City, OK	3.0	1.0	1050	$1,300	$1.24	45d	1	0.51mi
3800 NW 19th St Oklahoma City, OK	3.0	1.0	1073	$1,250	$1.16	25d	1	0.56mi
3625 NW 18th St Oklahoma City, OK	3.0	2.0	1040	$1,500	$1.44	45d	1	0.65mi
3228 NW 27th St Oklahoma City, OK	2.0	1.0	1088	$1,195	$1.10	13d	1	0.75mi
2626 N Meridian Ave Oklahoma City, OK	1.0–2.0	1.0–2.0	1040	$845	$0.81	5d	1	0.76mi
3615 N Tulsa Ave Oklahoma City, OK	1.0	1.0	700	$775	$1.11	45d	1	0.79mi
3733 NW 15th St Oklahoma City, OK	3.0	1.0	995	$1,150	$1.16	25d	1	0.81mi
3608 NW 16th St Oklahoma City, OK	2.0	1.0	784	$950	$1.21	45d	1	0.83mi
3403 NW 17th St Unit B Oklahoma City, OK	1.0	1.0	572	$1,050	$1.84	45d	1	0.87mi
2325 N Meridian Ave Oklahoma City, OK	2.0	1.0	800	$850	$1.06	25d	1	0.88mi
2325 N Meridian Ave Oklahoma City, OK	2.0	1.0	800	$850	$1.06	13d	1	0.88mi
4396 NW 36th St Oklahoma City, OK	1.0–3.0	1.0–2.0	848	$1,044	$1.23	4d	9	0.89mi
2317 N Meridian Ave Unit 35 Oklahoma City, OK	2.0	1.0	800	$850	$1.06	19d	1	0.90mi
3141 NW 32nd St Oklahoma City, OK	2.0	1.0	1010	$1,025	$1.01	23d	1	0.94mi
3109 NW 23rd St Oklahoma City, OK	2.0	1.0	1006	$925	$0.92	45d	1	0.95mi
3112 Cashion Pl Oklahoma City, OK	3.0	1.0	968	$1,150	$1.19	12d	1	0.95mi
3045 Pioneer St Oklahoma City, OK	2.0	1.0	857	$1,050	$1.23	19d	1	0.97mi
3044 NW 28th St Oklahoma City, OK	3.0	1.0	1030	$1,150	$1.12	4d	1	0.97mi
3609 NW 13th St Oklahoma City, OK	2.0	1.5	1042	$1,250	$1.20	4d	1	0.98mi
3116 NW 32nd St Oklahoma City, OK	2.0	1.0	720	$950	$1.32	6d	1	0.98mi
4529 NW 33rd St Oklahoma City, OK	3.0	1.0	950	$1,280	$1.35	4d	1	1.07mi
3000 NW 27th St Oklahoma City, OK	2.0	1.0	967	$1,095	$1.13	13d	1	1.07mi
3000 NW 27th St Oklahoma City, OK	2.0	1.0	967	$1,095	$1.13	6d	1	1.07mi
2943 Pioneer Ave Unit 2943 Oklahoma City, OK	1.0	1.0	643	$895	$1.39	5d	1	1.10mi
4746 NW 23rd St Oklahoma City, OK	1.0	1.0	740	$635	$0.86	5d	1	1.13mi
4746 NW 23rd St Oklahoma City, OK	2.0	1.0	975	$815	$0.84	5d	1	1.13mi
4746 NW 23rd St Oklahoma City, OK	2.0	1.0	975	$725	$0.74	25d	1	1.13mi
2924 Pioneer St Oklahoma City, OK	2.0	1.0	806	$1,125	$1.40	45d	1	1.14mi
1233 1/2 N Grand Blvd Oklahoma City, OK	2.0	1.0	950	$925	$0.97	25d	1	1.14mi
3003 NW 20th St Oklahoma City, OK	2.0	1.0	909	$999	$1.10	45d	1	1.17mi
4750 NW 23rd St Unit 158 Oklahoma City, OK	2.0	1.0	975	$785	$0.81	25d	1	1.18mi

Listing history 23 events

1. 2026-06-21
   days on market $115,000 Active 14 DOM
2. 2026-06-18
   days on market $115,000 Active 11 DOM
3. 2026-06-17
   days on market $115,000 Active 10 DOM
4. 2026-06-16
   days on market $115,000 Active 9 DOM
5. 2026-06-15
   remarks 571-char remark
6. 2026-06-15
   pricedays on market $115,000 Active 8 DOM
7. 2026-06-13
   statusdays on market $110,000 Active 6 DOM
8. 2026-05-12
   status Pending
9. 2026-05-08
   listed $110,000 Active
10. 2025-10-09
    status Active
11. 2025-10-08
    status Pending
12. 2025-09-19
    price $125,000
13. 2025-08-29
    listed $130,000 Active
14. 2025-04-22
    historical
15. 2025-04-01
    price $134,900
16. 2025-04-01
    status Active
17. 2025-03-05
    price $139,900
18. 2025-02-10
    listed $144,900 Active
19. 2011-07-01
    historical
20. 2011-02-14
    listed $74,900
21. 2004-12-07
    soldstatus $62,920
22. 2004-12-03
    soldstatus $63,000
23. 2004-09-15
    listed $59,500

ⓘ 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: $1,540 · $128/mo
• Projected year-2 tax: $1,540 · $128/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 5/10 Major 7 d/yr ≥107°F today · 17 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: $12,638
• − Mortgage interest: −$6,442
• − Property taxes: −$1,540
• − Insurance: −$575
• − Repairs & maintenance: −$1,011
• − Management: −$1,011
• − Depreciation: −$3,345
• Taxable loss: −$1,286
• Est. tax savings @ 24.0%: +$309
• After-tax cash flow: $941/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

+84.9% since first listed

16 events — show timeline

• 2026-05-12 Pending — MLSOK
• 2026-05-08 Listed $110,000 MLSOK
• 2025-10-09 Relisted — MLSOK
• 2025-10-08 Pending — MLSOK
• 2025-09-19 Price Changed $125,000 MLSOK
• 2025-08-29 Listed $130,000 MLSOK
• 2025-04-22 Listing Removed — MLSOK
• 2025-04-01 Price Changed $134,900 MLSOK
• 2025-04-01 Relisted — MLSOK
• 2025-03-05 Price Changed $139,900 MLSOK
• 2025-02-10 Listed $144,900 MLSOK
• 2011-07-01 Listing Removed — MLSOK
• 2011-02-14 Listed $74,900 MLSOK
• 2004-12-07 Sold (MLS) $62,920 MLSOK
• 2004-12-03 Sold (Public Records) $63,000 Public Records
• 2004-09-15 Listed $59,500 MLSOK

Property tax history

+4.8%/yr

Latest (2025): $1,540 · +4.2% YoY. Source: county tax records.