615 NW 90th St · Oklahoma City, OK 73114

$84,000

2 bd · 1.0 ba · 672 sqft · SingleFamily public records · 29 Days on market

Built 1959 Est $79k · 6% over

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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 +28.9/30.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• ARV discount +4.8/15.0
• Livability +4.0/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Discover a unique opportunity at 615 NW 90th ST, OklahomaCity, OK 73114, a single-family residence built in 1959. This property offers a chance to own a piece of Oklahoma City's history, reimagined for contemporary living. The residence features two comfortable bedrooms, providing private retreats for relaxation and personal space. A single-car garage offers convenient and secure parking, adding to the practicality of the home. This property presents a compelling vision for a lifestyle defined by comfort and convenience. This home is currently rented with a long term Tenant. Great investment property.

Key facts

• Garage
• Built 1959
• Listed 29 days

Property features AI

Finance

• Other: Occupied; Located in East Britton addition; No storm shelter; Not designated historic
• Financial info: Loan qualification possible; Assumable loan: No
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Home design: Single family residence; Residential property; One story
• Construction: Vinyl siding; Composition roof; Conventional foundation; Existing property
• Exterior features: Outbuildings; Interior lot

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Interior features: One-level layout; No fireplace; No in-law plan indicated; One living area; One dining area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $84k.

Deal economics

• At list price, monthly cash flow is $285 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $84k).
• Recommended offer: $83k (1.5% below list) — sets the bar for market timing.

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: Britton Es (math 2% / reading 2%, grade F, #802 of 845 statewide, top 100%, 628 students, 0% FRL); Classen Hs of Advanced Studies (math 37% / reading 57%, grade D-, #11 of 447 statewide, top 2%, 743 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.
• Zoned-school proficiency averages 25% at this address vs 8% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Oklahoma City average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.5%/yr); 145 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $581 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.
• At projected returns (-3.0% appreciation + 3.5% rent growth), your $24k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($83k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 22y 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 $47k; list at $84k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,740 (1.5% below list)

Questions for the listing agent

1. Built in 1959 — 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: 1.23% ✓
• Cap rate: 10.37%
• Cash-on-cash: 14.54%
• DSCR: 1.65
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $79,296
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
621 NW 91st St	0.08mi	2/1.0	680 (+1%)	13mo	$80,000	$118	83
1161 NW 89th St	0.54mi	2/1.0	708 (+5%)	5mo	$135,000	$191	62
705 NW 86th St	0.28mi	2/1.0	616 (-8%)	22mo	$70,500	$114	55
9700 N University Ave	0.73mi	2/1.0	700 (+4%)	23mo	$123,000	$176	40
926 NW 99th St	0.67mi	2/1.0	744 (+11%)	15mo	$80,000	$108	38
1144 NW 84th St	0.65mi	2/1.0	728 (+8%)	22mo	$60,000	$82	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 · 3.47% rent growth · sell at horizon

5-year hold

• IRR: 5.5%
• Equity multiple: 1.21×
• Total profit: $5,024
• Equity at exit: $12,525

10-year hold

• IRR: 15.3%
• Equity multiple: 2.26×
• Total profit: $29,742
• Equity at exit: $7,263

Cash invested: $23,520 (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 73114

• Home prices YoY: -12.5%
• Rents YoY: 3.5%
• Active inventory: 145
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,037 high
• Mortgage (P&I): −$441
• Tax from tax record: −$59 /mo · $702/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $285

Break-even live

Break-even rent $676

Max offer price $84,000

Occupancy floor 68%

Sensitivity live

Price	-10% $333	-5% $309	+0% $285	+5% $261	+10% $238
Rent	-10% $203	-5% $244	+0% $285	+5% $326	+10% $367
Rate	-1.0pp $327	-0.5pp $306	base $285	+0.5pp $263	+1.0pp $241

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: $21,000
• Closing costs: $2,520
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
704 NW 92nd St Oklahoma City, OK	1.0	1.0	616	$799	$1.30	2d	1	0.09mi
912 NW 98th St Oklahoma City, OK	1.0	1.0	560	$850	$1.52	2d	1	0.57mi
1441 NW 92nd St Oklahoma City, OK	1.0–2.0	1.0	725	$850	$1.17	44d	1	0.83mi
8500 N Oklahoma Ave Oklahoma City, OK	3.0	1.0–2.0	954	$2,039	$2.14	2d	23	0.92mi
10735 N Western Ave Oklahoma City, OK	1.0–3.0	1.0–2.5	995	$974	$0.98	44d	64	1.16mi
10735 N Western Ave Oklahoma City, OK	1.0	1.0	740	$799	$1.08	20d	1	1.16mi
10735 N Western Ave Oklahoma City, OK	1.0	1.0	740	$799	$1.08	24d	1	1.16mi
1209 W Hefner Rd Oklahoma City, OK	1.0–2.0	1.0–1.5	852	$1,029	$1.21	24d	3	1.38mi
1301 W Hefner Rd Oklahoma City, OK	1.0–2.0	1.0–2.0	898	$1,310	$1.46	2d	14	1.41mi

Listing history 31 events

1. 2026-06-18
   days on market $84,000 Active 29 DOM
2. 2026-06-17
   days on market $84,000 Active 28 DOM
3. 2026-06-16
   days on market $84,000 Active 27 DOM
4. 2026-06-15
   days on market $84,000 Active 26 DOM
5. 2026-06-13
   days on market $84,000 Active 24 DOM
6. 2026-06-09
   days on market $84,000 Active 20 DOM
7. 2026-06-08
   days on market $84,000 Active 19 DOM
8. 2026-06-07
   pricedays on market $84,000 Active 18 DOM
9. 2026-06-05
   days on market $85,000 Active 15 DOM
10. 2026-06-03
    days on market $85,000 Active 14 DOM
11. 2026-06-02
    days on market $85,000 Active 13 DOM
12. 2026-06-01
    days on market $85,000 Active 12 DOM
13. 2026-05-31
    days on market $85,000 Active 11 DOM
14. 2026-05-09
    listed $85,000 Active
15. 2026-03-31
    historical
16. 2026-01-27
    price $119,800
17. 2026-01-12
    price $119,900
18. 2025-12-22
    price $120,000
19. 2025-12-12
    price $120,500
20. 2025-11-24
    price $121,000
21. 2025-10-20
    listed $122,000 Active
22. 2013-10-01
    historical
23. 2013-03-27
    listed $406,600
24. 2012-06-04
    historical
25. 2011-09-22
    listed $49,900
26. 2009-11-05
    historical
27. 2009-05-04
    listed $54,900
28. 2006-10-03
    soldstatus $47,000
29. 2004-08-24
    soldstatus $32,000
30. 2004-01-14
    listed $38,500
31. 1984-05-01
    soldstatus $37,000

ⓘ 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: $702 · $59/mo
• Projected year-2 tax: $756 · $63/mo
• Expected delta: +$54/yr (+$4/mo · 7.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,442
• − Mortgage interest: −$4,705
• − Property taxes: −$702
• − Insurance: −$420
• − Repairs & maintenance: −$995
• − Management: −$995
• − Depreciation: −$2,444
• Taxable income: $2,180
• Est. tax owed @ 24.0%: −$523
• After-tax cash flow: $2,898/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): 17,656
• Household income: $54,936
• Rent vs Own: 65.5% rent · 34.5% own
• Severe rent burden: 1035.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Black 41% White 29% Hispanic / Latino 20% Two or more races 12% Native American 3%
• Hispanic origin (detail): Mexican 16% Puerto Rican 1%
• Common ancestry: Russian 1% Slovak 1% Italian 1%
• Foreign-born: 12% · Canada, Jamaica
• Languages at home: 78% English-only · Spanish 18%

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: ▼ -44.26%
• Current HPI: 310.4705
• Rent YoY: ▲ 3.47%
• 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

+129.7% since first listed

18 events — show timeline

• 2026-05-09 Listed $85,000 MLSOK
• 2026-03-31 Listing Removed — MLSOK
• 2026-01-27 Price Changed $119,800 MLSOK
• 2026-01-12 Price Changed $119,900 MLSOK
• 2025-12-22 Price Changed $120,000 MLSOK
• 2025-12-12 Price Changed $120,500 MLSOK
• 2025-11-24 Price Changed $121,000 MLSOK
• 2025-10-20 Listed $122,000 MLSOK
• 2013-10-01 Listing Removed — MLSOK
• 2013-03-27 Listed $406,600 MLSOK
• 2012-06-04 Listing Removed — MLSOK
• 2011-09-22 Listed $49,900 MLSOK
• 2009-11-05 Listing Removed — MLSOK
• 2009-05-04 Listed $54,900 MLSOK
• 2006-10-03 Sold (Public Records) $47,000 Public Records
• 2004-08-24 Sold (MLS) $32,000 MLSOK
• 2004-01-14 Listed $38,500 MLSOK
• 1984-05-01 Sold (Public Records) $37,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $702 · +4.2% YoY. Source: county tax records.