7702 NW 113th Pl · Oklahoma City, OK 73162

$149,900

2 bd · 1.0 ba · 1,045 sqft · Townhouse public records · 21 Days on market

Built 1985 3,759 sqft lot Est $149k · 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 +20.0/30.0
• ARV discount +7.4/15.0
• DSCR +6.3/10.0
• 1% rule +4.9/10.0
• Livability +4.0/5.0
• Rent growth +3.9/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful 2 bed, 2 bath half-duplex with a 1 car garage. New carpet and new water heater. Low-maintenance living and close to many shopping areas. Perfect for homeowners or investors and Move-in ready!

Key facts

• Move-in ready
• New carpet
• New water heater

Tags

• NEW CARPET
• NEW WATER HEATER
• LOW-MAINTENANCE LIVING
• CLOSE TO SHOPPING AREAS
• MOVE-IN READY

Property features AI

Finance

• Other: Listing price: $155,000; Living area reported as 1,045 (assessor)
• Financial info: Assumable loan: Yes; Financing accepted: Cash, Conventional, FHA or VA
• HOA & community: No mandatory association dues

Exterior

• Parking: Concrete parking; 1-car garage
• Utilities: Cable available; Electricity available; Natural gas available; Public utilities
• Home design: Residential half duplex; One level; Existing property
• Construction: Brick and frame construction; Shingle roof; Slab foundation; Built status: Existing
• Exterior features: Open patio; Combination fencing; Infill lot

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: No fireplace; No in-law plan

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $150k.

Deal economics

• At list price, monthly cash flow is $185 ($2k/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 $148k (1.3% below list).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.8% 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.
• Putnam City (urban): math 12% / reading 16% proficiency, ranked #227 of 270 in OK (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Ralph Downs Es (math 32% / reading 32%, grade F, #213 of 845 statewide, top 28%, 416 students, 0% FRL); Putnam City North Hs (math 18% / reading 29%, grade F, #218 of 447 statewide, top 49%, 1,579 students, 0% FRL) — zoned schools average 0% FRL vs 65% district-wide (65 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 28% at this address vs 14% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Putnam City average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+5.6%/yr); 166 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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

• It's been on market 21 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 23y 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; 25% 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 $147,651 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.99% ✗
• Cap rate: 7.77%
• Cash-on-cash: 5.28%
• DSCR: 1.23
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $149,435
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7707 NW 113th Pl	0.03mi	2/2.0	1,034 (-1%)	5mo	$140,000	$135	88
11376 N Glade Ave	0.19mi	2/2.0	1,005 (-4%)	3mo	$147,000	$146	78
7523 NW 113th Pl	0.12mi	2/2.0	960 (-8%)	2mo	$119,900	$125	75
7501 NW 113th Pl	0.19mi	2/2.0	1,012 (-3%)	13mo	$145,000	$143	72

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 · 5.59% rent growth · sell at horizon

5-year hold

• IRR: -5.4%
• Equity multiple: 0.80×
• Total profit: $-8,589
• Equity at exit: $22,351

10-year hold

• IRR: 7.0%
• Equity multiple: 1.59×
• Total profit: $24,733
• Equity at exit: $12,961

Cash invested: $41,972 (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 73162

• Rents YoY: 5.6%
• Active inventory: 166
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,479 high
• Mortgage (P&I): −$786
• Tax from tax record: −$135 /mo · $1,626/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $185

Break-even live

Break-even rent $1,246

Max offer price $149,900

Occupancy floor 83%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7501 NW 115th St Oklahoma City, OK	3.0	2.0	1387	$1,560	$1.12	1d	1	0.30mi
8000 NW 110th Dr Oklahoma City, OK	3.0	2.0	1445	$1,745	$1.21	14d	1	0.46mi
8016 NW 110th Dr Oklahoma City, OK	3.0	2.0	1445	$1,695	$1.17	11d	1	0.47mi
8024 NW 110th Dr Oklahoma City, OK	3.0	2.0	1445	$1,695	$1.17	23d	1	0.48mi
10723 Lawson Place Rd Oklahoma City, OK	3.0	2.0	1200	$1,495	$1.25	23d	1	0.60mi
10800 N Council Rd Oklahoma City, OK	2.0	2.0	900	$899	$1.00	14d	1	0.61mi
7136 NW 115th St Unit 7138 Oklahoma City, OK	3.0	2.0	1489	$1,325	$0.89	23d	1	0.65mi
7137 NW 116th St Unit 7137 Oklahoma City, OK	3.0	2.0	1465	$1,350	$0.92	23d	1	0.66mi
10526 Utica Dr Oklahoma City, OK	3.0	2.0	1200	$1,545	$1.29	23d	1	0.69mi
8012 NW 105th St Oklahoma City, OK	3.0	2.0	1200	$1,495	$1.25	11d	1	0.71mi
8002 NW 105th Ter Unit A Oklahoma City, OK	3.0	2.0	1200	$1,495	$1.25	14d	1	0.75mi
10522 Harvest Moon Ave Oklahoma City, OK	3.0	2.5	1500	$1,395	$0.93	23d	1	0.79mi
10522 Harvest Moon Ave Unit 128 Oklahoma City, OK	1.0	1.0	750	$795	$1.06	23d	1	0.79mi
10400 N Council Rd Oklahoma City, OK	1.0	1.0	879	$899	$1.02	23d	1	0.80mi
10400 N Council Rd Unit 315 Oklahoma City, OK	2.0	2.0	962	$1,000	$1.04	23d	1	0.81mi
10400 N Council Rd Apt 323 Oklahoma City, OK	2.0	2.0	962	$1,000	$1.04	20d	1	0.81mi
10400 N Council Rd Unit 321 Oklahoma City, OK	2.0	2.0	885	$949	$1.07	23d	1	0.81mi
24 Redstone Blvd Oklahoma City, OK	2.0	1.0–2.0	857	$1,950	$2.27	1d	11	0.84mi
6801 NW 122nd St Oklahoma City, OK	1.0–3.0	1.0–2.0	952	$1,108	$1.16	1d	7	1.12mi
10411 White Oak Canyon Rd Oklahoma City, OK	2.0	2.0	1158	$1,225	$1.06	4d	1	1.12mi
7028 Elk Canyon Rd Oklahoma City, OK	3.0	2.0	1404	$1,495	$1.06	16d	1	1.20mi
9777 N Council Rd Oklahoma City, OK	3.0	2.0	1178	$1,499	$1.27	21d	1	1.21mi
9777 N Council Rd Oklahoma City, OK	3.0	2.0	1178	$1,499	$1.27	19d	1	1.21mi
9777 N Council Rd Oklahoma City, OK	3.0	2.0	1421	$1,539	$1.08	15d	1	1.21mi
9777 N Council Rd Oklahoma City, OK	2.0	2.0	1086	$1,329	$1.22	20d	1	1.21mi
9777 N Council Rd Oklahoma City, OK	2.0	2.0	1086	$1,319	$1.21	23d	1	1.21mi
11608 Mackenzie Way Yukon, OK	3.0	2.5	1259	$1,545	$1.23	14d	1	1.27mi
11608 Mackenzie Way Yukon, OK	3.0	2.5	1259	$1,495	$1.19	10d	1	1.27mi
11606 Mackenzie Way Yukon, OK	3.0	2.0	1215	$2,850	$2.35	23d	1	1.27mi
8922 NW 109th Ter Oklahoma City, OK	3.0	2.5	1412	$1,600	$1.13	23d	1	1.27mi
11505 Mackenzie Way Yukon, OK	3.0	2.0	1200	$1,495	$1.25	19d	1	1.30mi
12008 Brinley Reign Dr Yukon, OK	3.0	2.0	1382	$1,850	$1.34	23d	1	1.32mi

Listing history 27 events

1. 2026-06-18
   days on market $149,900 Active 21 DOM
2. 2026-06-17
   days on market $149,900 Active 20 DOM
3. 2026-06-16
   days on market $149,900 Active 19 DOM
4. 2026-06-15
   days on market $149,900 Active 18 DOM
5. 2026-06-13
   days on market $149,900 Active 16 DOM
6. 2026-06-13
   days on market $149,900 Active 15 DOM
7. 2026-06-10
   price $149,900 Active 12 DOM
8. 2026-06-09
   days on market $155,000 Active 12 DOM
9. 2026-06-08
   days on market $155,000 Active 11 DOM
10. 2026-06-07
    days on market $155,000 Active 10 DOM
11. 2026-06-03
    days on market $155,000 Active 6 DOM
12. 2026-06-02
    days on market $155,000 Active 5 DOM
13. 2026-06-01
    days on market $155,000 Active 4 DOM
14. 2026-05-31
    days on market $155,000 Active 3 DOM
15. 2026-05-28
    listed $155,000 Active
16. 2024-10-01
    historical
17. 2024-10-01
    status Active
18. 2024-09-25
    historical
19. 2024-09-25
    status Active
20. 2024-09-15
    historical $1,150
21. 2024-09-11
    historical
22. 2024-08-22
    listed $1,150
23. 2024-07-31
    status Active
24. 2024-07-17
    historical
25. 2024-07-11
    listed $150,000 Active
26. 2024-06-11
    soldstatus $120,000
27. 2003-03-06
    listed $44,000

ⓘ 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: $1,626 · $135/mo
• Projected year-2 tax: $1,626 · $135/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 2/10 Low
• 🌡 Heat 6/10 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: $17,751
• − Mortgage interest: −$8,397
• − Property taxes: −$1,626
• − Insurance: −$750
• − Repairs & maintenance: −$1,420
• − Management: −$1,420
• − Depreciation: −$4,361
• Taxable loss: −$222
• Est. tax savings @ 24.0%: +$53
• After-tax cash flow: $2,268/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: Putnam City
• NCES district ID: 4025290
• Math proficiency: 12% ▼ -18.00%
• Reading proficiency: 16% ▼ -14.00%
• Median HH income: $46,657
• Composite: 12.61/100
• National rank: #9614
• State rank: #227 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): 28,728
• Household income: $88,031
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 913.0

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 0.59)
• Race & ethnicity: White 62% Black 14% Two or more races 11% Hispanic / Latino 8% Asian 6% Native American 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 4% Italian 2% Serbian 1%
• Foreign-born: 8% · Vietnam, Canada, China
• Languages at home: 90% English-only · Spanish 4% Vietnamese 2% 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: ▼ -172.35%
• Current HPI: 205.6639
• Rent YoY: ▲ 5.59%
• 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

+252.3% since first listed

13 events — show timeline

• 2026-05-28 Listed $155,000 MLSOK
• 2024-10-01 Listing Removed — MLSOK
• 2024-10-01 Relisted — MLSOK
• 2024-09-25 Listing Removed — MLSOK
• 2024-09-25 Relisted — MLSOK
• 2024-09-15 Rental Removed $1,150 BUILDIUM
• 2024-09-11 Listing Removed — MLSOK
• 2024-08-22 Listed for Rent $1,150 BUILDIUM
• 2024-07-31 Relisted — MLSOK
• 2024-07-17 Listing Removed — MLSOK
• 2024-07-11 Listed $150,000 MLSOK
• 2024-06-11 Sold (Public Records) $120,000 Public Records
• 2003-03-06 Listed $44,000 MLSOK

Property tax history

+7.5%/yr

Latest (2025): $1,626 · +29.9% YoY. Source: county tax records.