1522 NE 14th St · Oklahoma City, OK 73117

$155,000

2 bd · 2.0 ba · 1,435 sqft · Townhouse public records · 52 Days on market

Built 1932 6,499 sqft lot $108/sqft · 48% below area Est $300k · 48% under ↓ 3% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +14.3/30.0
• Appreciation +6.2/10.0
• DSCR +4.3/10.0
• Livability +4.0/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks MLS

Investment opportunity in the heart of Oklahoma City! This duplex at 1522 NE 14th St offers a total of 1,435 sqft, with each unit featuring 1 bedroom, 1 bathroom, and approximately 717 sqft of living space. One side is currently rented at $850/month on a month-to-month lease, providing immediate income with flexibility for future adjustments. Whether you're an investor looking to add to your portfolio or a first-time buyer wanting to house hack, this property checks all the boxes—live in one side and rent out the other. Conveniently located just minutes from OU Medical Center and the Oklahoma State Capitol, with quick access to major highways including I-235, I-35, and I-40, making commuting easy. Don’t miss your chance to own a cash-flowing property in a growing area with strong rental demand!

Key facts

• Currently rented
• Live in one side
• Rent out the other

Tags

• INVESTMENT OPPORTUNITY
• HEART OF OKLAHOMA CITY
• CURRENTLY RENTED
• IMMEDIATE INCOME
• LIVE IN ONE SIDE
• RENT OUT THE OTHER

🏷️ Possibly a rental listed for sale. The $155,000 price doesn't fit this home's estimated sale value (~$299,900) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $155k.

Deal economics

• At list price, monthly cash flow is $28 ($331/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 $127k (18.2% below list).
• Recommended offer: $127k (18.2% 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.
• 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: Emerson Alternative Ed. (Es) (math 24% / reading 24%, grade F, #354 of 845 statewide, top 47%, 64 students, 0% FRL); Classen Ms of Advanced Studies (math 35% / reading 46%, grade F, #6 of 345 statewide, top 1%, 855 students, 0% FRL); Southeast Hs (math 8% / reading 17%, grade F, #355 of 447 statewide, top 80%, 854 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 26% at this address vs 8% district-wide (+17 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: 75 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); lower-income renter base — watch delinquency; 5,365 units permitted in Oklahoma County in 2024 (569 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $4k appreciation (2.4% local appreciation)).
• Oklahoma County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.4% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1932 — 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 $126,867 (18.2% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1932 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.82% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.76%
• DSCR: 1.03
• GRM: 10.2

CMA / ARV

• ARV (median comp): $299,900
• List price: $155,000
• Delta: -48.32%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

2.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.5%
• Equity multiple: 1.36×
• Total profit: $15,655
• Equity at exit: $64,657

10-year hold

• IRR: 9.7%
• Equity multiple: 2.37×
• Total profit: $59,268
• Equity at exit: $95,892

Cash invested: $43,400 (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 73117

• Home prices YoY: 1.3%
• Active inventory: 75
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,269 high
• Mortgage (P&I): −$813
• Tax from tax record: −$97 /mo · $1,167/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $28

Break-even live

Break-even rent $1,234

Max offer price $155,000

Occupancy floor 93%

Sensitivity live

Price	-10% $115	-5% $71	+0% $28	+5% $-16	+10% $-60
Rent	-10% $-73	-5% $-22	+0% $28	+5% $78	+10% $128
Rate	-1.0pp $106	-0.5pp $67	base $28	+0.5pp $-13	+1.0pp $-53

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1444 NE 13th St Unit 1446 Oklahoma City, OK	2.0	2.0	1167	$1,199	$1.03	19d	1	0.13mi
1450 NE 16th Ter Oklahoma City, OK	3.0	1.0	1096	$1,295	$1.18	46d	1	0.14mi
1801 N Jordan Ave Oklahoma City, OK	2.0	1.0	1080	$1,000	$0.93	16d	1	0.20mi
1609 NE 18th St Oklahoma City, OK	2.0	1.0	899	$900	$1.00	6d	1	0.28mi
1633 NE 11th St Oklahoma City, OK	3.0	2.0	1284	$1,945	$1.51	0d	1	0.28mi
1727 NE 19th St Oklahoma City, OK	3.0	1.0	892	$995	$1.12	46d	1	0.37mi
1220 NE 17th St Oklahoma City, OK	2.0	1.0	1100	$1,195	$1.09	46d	1	0.40mi
1148 N Lottie Ave Oklahoma City, OK	2.0	1.0	1040	$1,150	$1.11	5d	1	0.41mi
1445 NE 10th St Oklahoma City, OK	2.0	1.0	1011	$1,195	$1.18	19d	1	0.41mi
1428 NE 10th St Oklahoma City, OK	3.0	2.0	1487	$1,600	$1.08	46d	1	0.44mi
1200 NE 17th St Unit B Oklahoma City, OK	2.0	1.0	1002	$2,100	$2.10	46d	1	0.45mi
1615 NE 9th St Oklahoma City, OK	3.0	2.0	1724	$2,700	$1.57	0d	1	0.47mi
2105 NE 12th St Oklahoma City, OK	3.0	2.0	1180	$1,650	$1.40	23d	1	0.56mi
2135 N Lottie Ave Oklahoma City, OK	3.0	2.0	1602	$1,600	$1.00	46d	1	0.57mi
1436 NE 8th St Oklahoma City, OK	2.0	1.0	1048	$1,095	$1.04	46d	1	0.58mi
1424 NE 8th St Oklahoma City, OK	2.0	1.0	992	$1,275	$1.29	0d	1	0.59mi
1706 NE 8th St Oklahoma City, OK	3.0	2.0	1389	$1,345	$0.97	5d	1	0.60mi
943 East Dr Oklahoma City, OK	1.0	1.0	900	$995	$1.11	6d	1	0.64mi
943 East Dr Oklahoma City, OK	1.0	1.0	900	$985	$1.09	0d	1	0.64mi
939 East Dr Oklahoma City, OK	2.0	1.0	1039	$1,100	$1.06	26d	1	0.65mi
2128 N Stonewall Ave Unit 1 Oklahoma City, OK	2.0	1.0	960	$800	$0.83	5d	1	0.66mi
2143 NE 19th St Oklahoma City, OK	2.0	1.0	1265	$945	$0.75	46d	1	0.69mi
2312 N Everest Ave Oklahoma City, OK	3.0	1.0	1100	$1,299	$1.18	46d	1	0.70mi
2148 N Stonewall Ave Oklahoma City, OK	2.0	1.0	1055	$875	$0.83	6d	1	0.70mi
2148 N Stonewall Ave Oklahoma City, OK	2.0	1.0	1055	$875	$0.83	0d	1	0.70mi
2107 Hardin Dr Oklahoma City, OK	3.0	1.0	999	$875	$0.88	46d	1	0.71mi
2225 Glen Ellyn St Oklahoma City, OK	2.0	1.0	1095	$925	$0.84	0d	1	0.73mi
2225 Glen Ellyn St Oklahoma City, OK	2.0	1.0	1095	$925	$0.84	46d	1	0.73mi
1812 NE 24th St Oklahoma City, OK	3.0	1.0	1071	$1,175	$1.10	4d	1	0.77mi
2200 Hardin Dr Oklahoma City, OK	3.0	1.0	1091	$1,025	$0.94	46d	1	0.77mi
2300 Granada Blvd Oklahoma City, OK	3.0	1.0	999	$1,000	$1.00	14d	1	0.80mi
1217 Carverdale Dr Oklahoma City, OK	2.0	2.0	1323	$1,300	$0.98	46d	1	0.82mi
1321 Bellevidere Dr Oklahoma City, OK	3.0	2.0	1000	$1,200	$1.20	26d	1	0.83mi
912 NE 21st St Oklahoma City, OK	2.0	1.0	1521	$1,350	$0.89	23d	1	0.84mi
912 NE 21st St Oklahoma City, OK	2.0	1.0	1521	$1,350	$0.89	0d	1	0.84mi
2112 NE 23rd St Oklahoma City, OK	3.0	1.0	1117	$1,070	$0.96	19d	1	0.85mi
735 NE 14th St Oklahoma City, OK	2.0	1.0	1216	$1,299	$1.07	6d	1	0.86mi
735 NE 14th St Oklahoma City, OK	2.0	1.0	1216	$1,299	$1.07	0d	1	0.86mi
737 NE 14th St Oklahoma City, OK	2.0	2.0	1216	$1,299	$1.07	46d	1	0.86mi
1904 NE 25th St Oklahoma City, OK	2.0	1.0	939	$950	$1.01	6d	1	0.86mi

Listing history 13 events

1. 2026-06-22
   days on market $155,000 Active 52 DOM
2. 2026-06-21
   days on market $155,000 Active 51 DOM
3. 2026-06-18
   days on market $155,000 Active 48 DOM
4. 2026-06-17
   days on market $155,000 Active 47 DOM
5. 2026-06-16
   days on market $155,000 Active 46 DOM
6. 2026-06-15
   days on market $155,000 Active 45 DOM
7. 2026-06-13
   days on market $155,000 Active 43 DOM
8. 2026-06-09
   days on market $155,000 Active 39 DOM
9. 2026-06-08
   days on market $155,000 Active 38 DOM
10. 2026-06-07
    days on market $155,000 Active 37 DOM
11. 2026-06-05
    status $155,000 Active 34 DOM
12. 2026-05-05
    price $155,000 817-char remark

    Show marketing remark (817 chars)

    Investment opportunity in the heart of Oklahoma City! This duplex at 1522 NE 14th St offers a total of 1,435 sqft, with each unit featuring 1 bedroom, 1 bathroom, and approximately 717 sqft of living space. One side is currently rented at $850/month on a month-to-month lease, providing immediate income with flexibility for future adjustments. Whether you're an investor looking to add to your portfolio or a first-time buyer wanting to house hack, this property checks all the boxes—live in one side and rent out the other. Conveniently located just minutes from OU Medical Center and the Oklahoma State Capitol, with quick access to major highways including I-235, I-35, and I-40, making commuting easy. Don’t miss your chance to own a cash-flowing property in a growing area with strong rental demand!

13. 2026-04-17
    listed $160,000 Active 817-char remark

    Show marketing remark (817 chars)

    Investment opportunity in the heart of Oklahoma City! This duplex at 1522 NE 14th St offers a total of 1,435 sqft, with each unit featuring 1 bedroom, 1 bathroom, and approximately 717 sqft of living space. One side is currently rented at $850/month on a month-to-month lease, providing immediate income with flexibility for future adjustments. Whether you're an investor looking to add to your portfolio or a first-time buyer wanting to house hack, this property checks all the boxes—live in one side and rent out the other. Conveniently located just minutes from OU Medical Center and the Oklahoma State Capitol, with quick access to major highways including I-235, I-35, and I-40, making commuting easy. Don’t miss your chance to own a cash-flowing property in a growing area with strong rental demand!

ⓘ 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: $1,167 · $97/mo
• Projected year-2 tax: $1,395 · $116/mo
• Expected delta: +$228/yr (+$19/mo · 19.6%)

ⓘ 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 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: $15,224
• − Mortgage interest: −$8,682
• − Property taxes: −$1,167
• − Insurance: −$775
• − Repairs & maintenance: −$1,218
• − Management: −$1,218
• − Depreciation: −$4,509
• Taxable loss: −$2,345
• Est. tax savings @ 24.0%: +$563
• After-tax cash flow: $894/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): 6,225
• Household income: $23,413
• Rent vs Own: 62.2% rent · 37.8% own
• Severe rent burden: 681.0

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 0.56)
• Race & ethnicity: Black 63% White 16% Two or more races 13% Hispanic / Latino 12% Asian 2%
• Hispanic origin (detail): Mexican 10%
• Foreign-born: 10% · Canada, Guatemala, China
• Languages at home: 87% English-only · Spanish 8% Other Indo-European 1% 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: ▲ 2.42%
• Current HPI: 192.3185
• Rent YoY: —
• 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

-3.1% since first listed

2 events — show timeline

• 2026-05-05 Price Changed $155,000 MLSOK
• 2026-04-17 Listed $160,000 MLSOK

Property tax history

+14.7%/yr

Latest (2025): $1,167 · +4.2% YoY. Source: county tax records.