3745 NW Liberty St · Oklahoma City, OK 73107

$99,900

2 bd · 2.0 ba · 1,052 sqft · SingleFamily public records · 12 Days on market

Built 1937 5,672 sqft lot Est $120k · 17% under

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Why this score? — see what drove the B- 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 +25.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +5.7/10.0
• Rent growth +4.3/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

THIS HOUSE IS TOO CUTE! CORNER LOT W/ALOT TO OFFER.THIS HOUSE HAS BEEN TOTALLY UPDATED. NICE WORKSHOP. FANTASTIC GARAGE THAT YOU WON'T BELIEVE! CLEAN AS A WHISTLE

Key facts

• Double corner lot
• Natural light
• Covered back patio

Tags

• DOUBLE CORNER LOT
• DETACHED 2-CAR GARAGE
• NATURAL LIGHT
• GAS FREE-STANDING RANGE
• COVERED BACK PATIO

Property features AI

Finance

• Other: Living area reported as 1,052 (assessor); Corner location; directions: from Portland and Liberty go one block west. House on NE corner
• Financial info: Listing offered As-Is; Cash or Conventional financing accepted; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: Detached or attached 2-car garage
• Utilities: No storm shelter; Homestead on file
• Home design: Single family residence; One level; Property faces south; Residential property
• Construction: Frame and other construction materials; Composition roof; Conventional foundation; Built as existing (already built)
• Exterior features: Corner and interior lot features; Combination fencing

Interior

• Kitchen: Free-standing gas range/oven
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Panel Ray heating; Window unit cooling
• Interior features: Patio with cover; Rain gutters; No fireplace
• Laundry & utility: Washer and dryer included; Refrigerator included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 9.0% 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: Buchanan Es (math 2% / reading 2%, grade F, #802 of 845 statewide, top 100%, 479 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); 216 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $691 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 + 7.3% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 26y 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 $40k; list at $100k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1937 — 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 $99,900

Questions for the listing agent

1. Built in 1937 — 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: 1.07% ✓
• Cap rate: 8.99%
• Cash-on-cash: 9.64%
• DSCR: 1.43
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $119,928
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1012 N Tabor Ave	0.28mi	2/2.0	980 (-7%)	2mo	$160,000	$163	74
3628 NW Liberty St	0.17mi	2/1.0	962 (-9%)	4mo	$75,000	$78	71
3312 NW 16th St	0.64mi	2/1.0	1,070 (+2%)	1mo	$100,000	$93	62
3630 NW 13th St	0.19mi	2/1.0	940 (-11%)	8mo	$75,000	$80	62
4042 NW Liberty St	0.37mi	3/1.0 (+1)	1,157 (+10%)	1mo	$101,500	$88	56
1421 N Independence Ave	0.62mi	3/1.0 (+1)	1,021 (-3%)	5mo	$125,000	$122	53
3605 W Liberty St	0.22mi	3/1.0 (+1)	1,194 (+14%)	7mo	$101,000	$85	52
3715 NW 8th St	0.44mi	2/1.0	920 (-12%)	5mo	$104,900	$114	50
1233 N Warren Pl	0.74mi	3/1.0 (+1)	1,110 (+6%)	0mo	$157,000	$141	47
4329 NW 13th St	0.72mi	3/1.0 (+1)	1,008 (-4%)	6mo	$110,000	$109	45
4328 NW 15th St	0.75mi	2/1.0	925 (-12%)	1mo	$159,000	$172	40
3847 NW 21st St	0.69mi	2/1.0	939 (-11%)	7mo	$165,000	$176	40

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: 2.6%
• Equity multiple: 1.10×
• Total profit: $2,918
• Equity at exit: $14,895

10-year hold

• IRR: 15.7%
• Equity multiple: 2.52×
• Total profit: $42,476
• Equity at exit: $8,638

Cash invested: $27,972 (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 73107

• Rents YoY: 7.3%
• Active inventory: 216
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,071 high
• Mortgage (P&I): −$524
• Tax from tax record: −$56 /mo · $666/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $225

Break-even live

Break-even rent $786

Max offer price $99,900

Occupancy floor 74%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3609 NW 13th St Oklahoma City, OK	2.0	1.5	1042	$1,250	$1.20	2d	1	0.22mi
3733 NW 15th St Oklahoma City, OK	3.0	1.0	995	$1,150	$1.16	23d	1	0.23mi
1041 N Tabor Ave Oklahoma City, OK	3.0	1.0	1200	$1,050	$0.88	23d	1	0.25mi
1017 N Tabor Ave Oklahoma City, OK	2.0	1.0	792	$950	$1.20	23d	1	0.30mi
3608 NW 16th St Oklahoma City, OK	2.0	1.0	784	$950	$1.21	43d	1	0.33mi
1233 1/2 N Grand Blvd Oklahoma City, OK	2.0	1.0	950	$925	$0.97	23d	1	0.33mi
3625 NW 18th St Oklahoma City, OK	3.0	2.0	1040	$1,500	$1.44	43d	1	0.45mi
3800 NW 19th St Oklahoma City, OK	3.0	1.0	1073	$1,250	$1.16	23d	1	0.48mi
4304 NW 11th St Oklahoma City, OK	3.0	1.5	1147	$1,200	$1.05	2d	1	0.60mi
4220 NW 10th St Unit 7A Oklahoma City, OK	2.0	1.0	860	$815	$0.95	10d	1	0.66mi
4220 NW 10th St Unit 5C Oklahoma City, OK	2.0	1.0	860	$815	$0.95	23d	1	0.66mi
4220 NW 10th St Oklahoma City, OK	1.0–2.0	1.0	730	$845	$1.16	4d	11	0.66mi
4220 NW 10th St Unit 4F Oklahoma City, OK	2.0	1.0	860	$795	$0.92	23d	1	0.66mi
4220 NW 10th St Unit 27F Oklahoma City, OK	2.0	1.0	860	$845	$0.98	23d	1	0.66mi
4220 NW 10th St Unit 11F Oklahoma City, OK	3.0	2.0	1100	$1,055	$0.96	23d	1	0.66mi
4220 NW 10th St Unit 7H Oklahoma City, OK	2.0	1.0	860	$795	$0.92	10d	1	0.66mi
3733 NW 22nd St Apt 210 Oklahoma City, OK	2.0	1.0	850	$950	$1.12	43d	1	0.73mi
3905 NW 23rd St Oklahoma City, OK	2.0	1.5	1044	$1,100	$1.05	17d	1	0.82mi
3701 NW 24th St Oklahoma City, OK	3.0	2.0	1404	$1,299	$0.93	43d	1	0.86mi
3024 NW 14th St Oklahoma City, OK	2.0	1.0	924	$895	$0.97	16d	1	0.91mi
1307 N Meridian Ave Oklahoma City, OK	2.0	1.0–2.0	1242	$925	$0.74	2d	6	0.92mi
3021 NW 13th St Oklahoma City, OK	3.0	1.0	1072	$995	$0.93	23d	1	0.93mi
1309 N Meridian Ave Oklahoma City, OK	1.0–2.0	1.0–1.5	925	$975	$1.05	2d	4	0.98mi
800 N Meridian Ave Oklahoma City, OK	1.0–3.0	1.0–2.0	912	$829	$0.91	23d	1	0.99mi
3829 NW 26th St Oklahoma City, OK	2.0	1.0	895	$1,125	$1.26	2d	1	0.99mi
2916 NW 14th St Oklahoma City, OK	2.0	4.0	800	$900	$1.12	2d	1	1.05mi
3003 NW 20th St Oklahoma City, OK	2.0	1.0	909	$999	$1.10	43d	1	1.10mi
3109 NW 23rd St Oklahoma City, OK	2.0	1.0	1006	$925	$0.92	43d	1	1.13mi
2317 N Meridian Ave Unit 35 Oklahoma City, OK	2.0	1.0	800	$850	$1.06	17d	1	1.14mi
2325 N Meridian Ave Oklahoma City, OK	2.0	1.0	800	$850	$1.06	11d	1	1.17mi
2325 N Meridian Ave Oklahoma City, OK	2.0	1.0	800	$850	$1.06	23d	1	1.17mi
2221 N Meridian Ave Oklahoma City, OK	2.0	1.5	1200	$995	$0.83	2d	1	1.18mi
3228 NW 27th St Oklahoma City, OK	2.0	1.0	1088	$1,195	$1.10	11d	1	1.19mi
1207 N Ross Ave Unit 1 Oklahoma City, OK	2.0	1.0	850	$880	$1.04	4d	1	1.21mi
2854 NW 19th St Unit 2854 Oklahoma City, OK	2.0	1.0	811	$1,280	$1.58	3d	1	1.21mi
2801 NW 11th St Oklahoma City, OK	2.0	1.0	1100	$1,150	$1.05	14d	1	1.21mi
2820 General Pershing Blvd Oklahoma City, OK	1.0–3.0	1.0–2.0	951	$1,185	$1.25	2d	39	1.27mi
2626 N Meridian Ave Oklahoma City, OK	1.0–2.0	1.0–2.0	1040	$845	$0.81	3d	1	1.30mi
1403 N Miller Blvd Oklahoma City, OK	2.0	1.0	1200	$1,100	$0.92	4d	1	1.31mi
3175 N Portland Ave Oklahoma City, OK	2.0	2.0	918	$960	$1.05	23d	1	1.34mi

Listing history 9 events

1. 2026-06-18
   days on market $99,900 Active 12 DOM
2. 2026-06-17
   days on market $99,900 Active 11 DOM
3. 2026-06-16
   days on market $99,900 Active 10 DOM
4. 2026-06-15
   days on market $99,900 Active 9 DOM
5. 2026-06-13
   days on market $99,900 Active 7 DOM
6. 2026-06-09
   days on market $99,900 Active 3 DOM
7. 2026-06-08
   days on market $99,900 Active 2 DOM
8. 2026-06-07
   remarks 699-char remark
9. 2026-06-07
   listed $99,900 Active 1 DOM

ⓘ 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: $666 · $56/mo
• Projected year-2 tax: $899 · $75/mo
• Expected delta: +$233/yr (+$19/mo · 34.9%)

ⓘ 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 · 18 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: $12,847
• − Mortgage interest: −$5,596
• − Property taxes: −$666
• − Insurance: −$500
• − Repairs & maintenance: −$1,028
• − Management: −$1,028
• − Depreciation: −$2,906
• Taxable income: $1,123
• Est. tax owed @ 24.0%: −$270
• After-tax cash flow: $2,427/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

+277.0% since first listed

5 events — show timeline

• 2026-06-06 Listed $99,900 MLSOK
• 2000-06-02 Sold (Public Records) $40,000 Public Records
• 2000-05-31 Sold (MLS) $39,900 MLSOK
• 2000-02-14 Listed $39,900 MLSOK
• 1993-09-13 Sold (Public Records) $26,500 Public Records

Property tax history

+3.7%/yr

Latest (2025): $666 · -0.8% YoY. Source: county tax records.