8905 N Davis Ave · Oklahoma City, OK 73132

$184,800

3 bd · 2.0 ba · 1,663 sqft · SingleFamily public records · 100 Days on market

Built 1977 6,299 sqft lot Est $231k · 20% under

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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 +15.0/15.0
• Cash flow +14.1/30.0
• DSCR +4.3/10.0
• Livability +4.0/5.0
• 1% rule +3.7/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Investor special with strong potential. 3 bed, 2 bath contemporary ranch built in 1977 with approximately 1,663 sq ft. Unique vaulted ceilings and dramatic front gable with stone exterior give this home great architectural character and renovation upside. Major items already in place: roof less than 2 years of age, hot water tank approx. 4 years old, HVAC approx. 10 years old. Great opportunity for investors, flippers, rental portfolios, or buyers looking to build sweat equity. Cash or hard money, only. Property being sold as-is, where-is. Seller will make no repairs. Buyer to verify all information.

Key facts

• Stone exterior
• Front gable
• Vaulted ceilings

Tags

• VAULTED CEILINGS
• FRONT GABLE
• STONE EXTERIOR
• ARCHITECTURAL CHARACTER
• ROOF LESS THAN 2 YEARS
• HOT WATER TANK APPROX 4 YEARS

Property features AI

Finance

• Other: No conditions affecting sale; Not occupied; Ratio and current price available but financial amounts omitted
• Financial info: Listed as cash or as-is condition; Loan qualification not available/No
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Security: No storm shelter
• Utilities: Homestead status claimed; No flood insurance required
• Home design: Single-family residence; Residential property; Existing property; Facing/entry level not specified
• Construction: Frame, stone, and brick veneer construction; Composition roof (new in 2024); Built on slab foundation
• Exterior features: Covered patio; Porch; Rain gutters; Outdoor private pool; Interior lot

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: 3 bedrooms
• Flooring: No flooring details provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating or cooling details provided
• Interior features: One-level layout; Living area; Dining area; Electric fireplace
• Laundry & utility: No laundry details provided; Slab foundation

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $28 ($337/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 $160k (13.5% below list).
• Recommended offer: $160k (13.5% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Northridge Es (math 29% / reading 26%, grade F, #308 of 845 statewide, top 37%, 712 students, 0% FRL); Cooper Ms (math 12% / reading 18%, grade F, #220 of 345 statewide, top 65%, 621 students, 0% FRL); Putnam City Hs (math 12% / reading 23%, grade F, #307 of 447 statewide, top 69%, 2,014 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.
• Market conditions: Rents rising (+1.5%/yr); 194 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).
• This rent runs 32% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 100 days — a 9% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $53k; list at $185k implies a 249% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,858 (13.5% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — 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. 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?
8. 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.
9. 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.
10. 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: 0.87% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.65%
• DSCR: 1.03
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $231,157
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8929 N Eagle Ln	0.06mi	3/1.5	1,703 (+2%)	3mo	$210,000	$123	89
8729 Raven Ave	0.12mi	3/2.0	1,615 (-3%)	3mo	$230,000	$142	87
8129 NW 89th St	0.25mi	3/2.0	1,784 (+7%)	1mo	$225,000	$126	76
8709 NW 87th Ter	0.40mi	3/2.0	1,772 (+7%)	3mo	$210,000	$119	68
8736 NW 84th St	0.46mi	3/2.0	1,537 (-8%)	0mo	$236,000	$154	65
8701 NW 86th Pl	0.37mi	3/2.0	1,475 (-11%)	2mo	$174,900	$119	62
8805 NW 83rd St	0.51mi	4/2.0 (+1)	1,526 (-8%)	0mo	$183,000	$120	58
8020 Kaden Rd	0.60mi	3/2.0	1,808 (+9%)	0mo	$268,000	$148	58
8604 NW 82nd St	0.41mi	4/2.0 (+1)	1,870 (+12%)	1mo	$263,150	$141	54
8716 NW 80th St	0.61mi	3/2.0	1,821 (+10%)	2mo	$242,500	$133	54
7920 NW 82nd St	0.67mi	3/2.0	1,509 (-9%)	3mo	$210,000	$139	51
8008 Kaden Rd	0.63mi	4/2.0 (+1)	1,816 (+9%)	2mo	$270,000	$149	49

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 · 1.53% rent growth · sell at horizon

5-year hold

• IRR: -16.9%
• Equity multiple: 0.41×
• Total profit: $-30,489
• Equity at exit: $27,554

10-year hold

• IRR: -11.6%
• Equity multiple: 0.35×
• Total profit: $-33,538
• Equity at exit: $15,978

Cash invested: $51,744 (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 73132

• Rents YoY: 1.5%
• Active inventory: 194
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,599 high
• Mortgage (P&I): −$969
• Tax from tax record: −$189 /mo · $2,264/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $28

Break-even live

Break-even rent $1,563

Max offer price $184,800

Occupancy floor 93%

Sensitivity live

Price	-10% $133	-5% $80	+0% $28	+5% $-24	+10% $-77
Rent	-10% $-98	-5% $-35	+0% $28	+5% $91	+10% $154
Rate	-1.0pp $121	-0.5pp $75	base $28	+0.5pp $-20	+1.0pp $-69

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: $46,200
• Closing costs: $5,544
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8904 N Davis Ave Oklahoma City, OK	3.0	2.0	1479	$1,550	$1.05	5d	1	0.03mi
8900 N Shannon Ave Unit 1 Oklahoma City, OK	3.0	2.0	1839	$1,750	$0.95	25d	1	0.07mi
8900 N Shannon Ave Oklahoma City, OK	3.0	2.0	1839	$1,795	$0.98	4d	1	0.07mi
8912 N Markwell Ave Oklahoma City, OK	3.0	2.0	1416	$1,450	$1.02	21d	1	0.12mi
8940 Tilman Dr Oklahoma City, OK	3.0	2.0	1250	$1,500	$1.20	6d	1	0.26mi
8205 NW 90th Ter Oklahoma City, OK	3.0	2.0	1780	$1,500	$0.84	4d	1	0.30mi
8337 Aspen Pl Oklahoma City, OK	4.0	2.5	2013	$1,900	$0.94	5d	1	0.30mi
8113 NW 83rd St Oklahoma City, OK	4.0	2.0	1986	$1,925	$0.97	25d	1	0.34mi
9211 N Council Rd Oklahoma City, OK	2.0	2.0	1078	$1,159	$1.08	25d	1	0.42mi
8137 NW 82nd St Oklahoma City, OK	4.0	2.0	2189	$1,760	$0.80	18d	1	0.45mi
8812 NW 85th Pl Oklahoma City, OK	3.0	2.0	2054	$1,750	$0.85	4d	1	0.46mi
8901 NW 85th Pl Oklahoma City, OK	3.0	2.0	1764	$1,695	$0.96	25d	1	0.49mi
8800 NW 92nd St Oklahoma City, OK	3.0	2.0	1538	$1,725	$1.12	25d	1	0.51mi
8817 NW 82nd St Oklahoma City, OK	4.0	2.0	1464	$1,595	$1.09	21d	1	0.56mi
7917 NW 84th St Oklahoma City, OK	3.0	2.0	1384	$1,495	$1.08	4d	1	0.60mi
8021 NW 80th St Oklahoma City, OK	3.0	2.0	1300	$1,320	$1.02	6d	1	0.62mi
9104 Scarlet Blvd Yukon, OK	3.0	2.0	1873	$1,995	$1.07	4d	1	0.70mi
9777 N Council Rd Oklahoma City, OK	3.0	2.0	1178	$1,499	$1.27	22d	1	0.71mi
9777 N Council Rd Oklahoma City, OK	3.0	2.0	1178	$1,499	$1.27	21d	1	0.71mi
9777 N Council Rd Oklahoma City, OK	3.0	2.0	1421	$1,539	$1.08	17d	1	0.71mi
9777 N Council Rd Oklahoma City, OK	2.0	2.0	1086	$1,319	$1.21	25d	1	0.71mi
9777 N Council Rd Oklahoma City, OK	2.0	2.0	1086	$1,329	$1.22	21d	1	0.71mi
8113 Cinnamon Teal Dr Oklahoma City, OK	3.0	2.0	1436	$1,550	$1.08	25d	1	0.79mi
7700 Westhall Pl Unit 7700 WP Oklahoma City, OK	3.0	2.5	1478	$1,745	$1.18	6d	1	0.87mi
7700 Westhall Pl Oklahoma City, OK	3.0	2.5	1478	$1,610	$1.09	25d	1	0.87mi
8508 NW 75th St Oklahoma City, OK	3.0	2.0	1520	$1,845	$1.21	4d	1	0.92mi
8404 NW 74th St Oklahoma City, OK	3.0	2.0	1958	$1,795	$0.92	4d	1	0.95mi
9016 NW 75th St Yukon, OK	3.0	2.0	1512	$1,849	$1.22	5d	1	1.01mi
8027 NW 104th St Oklahoma City, OK	2.0	2.0	1570	$1,395	$0.89	5d	1	1.10mi
10522 Harvest Moon Ave Oklahoma City, OK	3.0	2.5	1500	$1,395	$0.93	25d	1	1.14mi
8002 NW 105th Ter Unit A Oklahoma City, OK	3.0	2.0	1200	$1,495	$1.25	16d	1	1.17mi
9428 NW 91st St Yukon, OK	3.0	2.0	1721	$1,945	$1.13	25d	1	1.19mi
8012 NW 105th St Oklahoma City, OK	3.0	2.0	1200	$1,495	$1.25	13d	1	1.21mi
10526 Utica Dr Oklahoma City, OK	3.0	2.0	1200	$1,545	$1.29	25d	1	1.22mi
9100 Yassir Blvd Yukon, OK	4.0	2.0	1724	$1,850	$1.07	5d	1	1.28mi
10723 Lawson Place Rd Oklahoma City, OK	3.0	2.0	1200	$1,495	$1.25	25d	1	1.34mi
9317 NW 71st St Yukon, OK	3.0	2.0	1488	$1,900	$1.28	3d	1	1.40mi
9329 NW 70th St Yukon, OK	4.0	2.0	1718	$1,783	$1.04	25d	1	1.46mi
8024 NW 110th Dr Oklahoma City, OK	3.0	2.0	1445	$1,695	$1.17	25d	1	1.46mi
8016 NW 110th Dr Oklahoma City, OK	3.0	2.0	1445	$1,695	$1.17	13d	1	1.46mi

Listing history 16 events

1. 2026-06-21
   days on market $184,800 Active 100 DOM
2. 2026-06-18
   days on market $184,800 Active 97 DOM
3. 2026-06-17
   days on market $184,800 Active 96 DOM
4. 2026-06-16
   days on market $184,800 Active 95 DOM
5. 2026-06-15
   days on market $184,800 Active 94 DOM
6. 2026-06-13
   days on market $184,800 Active 92 DOM
7. 2026-06-13
   days on market $184,800 Active 91 DOM
8. 2026-06-09
   days on market $184,800 Active 88 DOM
9. 2026-06-08
   days on market $184,800 Active 87 DOM
10. 2026-06-07
    days on market $184,800 Active 86 DOM
11. 2026-06-03
    days on market $184,800 Active 82 DOM
12. 2026-06-02
    days on market $184,800 Active 81 DOM
13. 2026-06-01
    days on market $184,800 Active 80 DOM
14. 2026-05-31
    days on market $184,800 Active 79 DOM
15. 2026-03-13
    listed $184,800 Active
16. 1987-05-18
    soldstatus $53,000

ⓘ 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: $2,264 · $189/mo
• Projected year-2 tax: $2,264 · $189/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 ≥106°F today · 20 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: $19,183
• − Mortgage interest: −$10,352
• − Property taxes: −$2,264
• − Insurance: −$924
• − Repairs & maintenance: −$1,535
• − Management: −$1,535
• − Depreciation: −$5,376
• Taxable loss: −$2,802
• Est. tax savings @ 24.0%: +$673
• After-tax cash flow: $1,010/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): 27,834
• Household income: $60,419
• Rent vs Own: 47.7% rent · 52.3% own
• Severe rent burden: 1610.0

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 0.68)
• Race & ethnicity: White 51% Black 17% Hispanic / Latino 16% Two or more races 12% Asian 5% Native American 2%
• Hispanic origin (detail): Mexican 10% Puerto Rican 1%
• Common ancestry: Serbian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 11% · Canada, Vietnam, Philippines
• Languages at home: 84% English-only · Spanish 10% Other Asian/Pacific 1% 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: ▼ -196.70%
• Current HPI: 214.9695
• Rent YoY: ▲ 1.53%
• 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

+248.7% since first listed

2 events — show timeline

• 2026-03-13 Listed $184,800 MLSOK
• 1987-05-18 Sold (Public Records) $53,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $2,264 · +5.7% YoY. Source: county tax records.