3804 NW 14th St Unit 1/2 · Oklahoma City, OK 73107

$30,000

1 bd · 1.0 ba · 556 sqft · SingleFamily public records · 2 Days on market

Built 1936 2,073 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Investment Fixer-Upper Property to be sold AS-IS. Property can be a 2 bedroom & home is a 1/2 house behind another house with Shared Driveways, & needs TLC work. Backyard Fence will be fixed by owner to who ever Purchases the property. Property is near Highway I-44 with easy access.

Key facts

• 2,073 sq ft lot
• Built 1936
• Listed 2 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $440 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($814 rent vs $30k).
• Cap rate 23.9% 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); Taft Ms (math 2% / reading 5%, grade F, #330 of 345 statewide, top 96%, 1,045 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); 221 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 is only 17% of the median local income ($57k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $207 of loan paydown is wiped out by about $900 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $30,000

Questions for the listing agent

1. Built in 1936 — 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: 2.71% ✓
• Cap rate: 23.90%
• Cash-on-cash: 62.90%
• DSCR: 3.80
• GRM: 3.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.29% rent growth · sell at horizon

5-year hold

• IRR: 66.7%
• Equity multiple: 4.20×
• Total profit: $26,856
• Equity at exit: $4,473

10-year hold

• IRR: 72.3%
• Equity multiple: 10.04×
• Total profit: $75,969
• Equity at exit: $2,594

Cash invested: $8,400 (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 73107

• Rents YoY: 7.3%
• Active inventory: 221
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $814 high
• Mortgage (P&I): −$157
• Tax from tax record: −$33 /mo · $397/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$171
• Net cashflow: $440

Break-even live

Break-even rent $257

Max offer price $30,000

Occupancy floor 41%

Sensitivity live

Price	-10% $457	-5% $449	+0% $440	+5% $432	+10% $423
Rent	-10% $376	-5% $408	+0% $440	+5% $472	+10% $505
Rate	-1.0pp $455	-0.5pp $448	base $440	+0.5pp $433	+1.0pp $425

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3403 NW 17th St Unit B Oklahoma City, OK	1.0	1.0	572	$1,050	$1.84	45d	1	0.54mi
4220 NW 10th St Unit 28A Oklahoma City, OK	1.0	1.0	680	$715	$1.05	25d	1	0.67mi
4220 NW 10th St Oklahoma City, OK	1.0–2.0	1.0	730	$710	$0.97	6d	11	0.67mi
4220 NW 10th St Unit 15G Oklahoma City, OK	1.0	1.0	600	$710	$1.18	25d	1	0.67mi
4220 NW 10th St Unit 20B Oklahoma City, OK	—	1.0	450	$615	$1.37	25d	1	0.67mi
3224 NW 13th St Oklahoma City, OK	2.0	1.0	640	$900	$1.41	16d	1	0.71mi
3205 NW 14th St Unit b Oklahoma City, OK	1.0	1.0	613	$850	$1.39	5d	1	0.75mi
3114 NW 12th St Unit 1 Oklahoma City, OK	1.0	1.0	567	$795	$1.40	5d	1	0.89mi
1309 N Meridian Ave Oklahoma City, OK	1.0–2.0	1.0–1.5	925	$630	$0.68	4d	4	0.92mi
800 N Meridian Ave Oklahoma City, OK	1.0–3.0	1.0–2.0	912	$659	$0.72	25d	1	1.01mi
800 N Meridian Ave Oklahoma City, OK	1.0	1.0	525	$749	$1.43	6d	1	1.01mi
2946 NW 13th St Oklahoma City, OK	1.0	1.0	624	$725	$1.16	13d	1	1.03mi
2832 N Woodward Ave Oklahoma City, OK	—	1.0	400	$995	$2.49	45d	1	1.11mi
3033 N Grand Blvd Oklahoma City, OK	1.0	1.0	672	$675	$1.00	3d	1	1.16mi
3175 N Portland Ave Oklahoma City, OK	1.0–2.0	1.0–2.0	809	$834	$1.03	17d	3	1.21mi
3175 N Portland Ave Oklahoma City, OK	1.0	1.0	700	$834	$1.19	16d	1	1.21mi
4746 NW 23rd St Oklahoma City, OK	1.0	1.0	740	$635	$0.86	5d	1	1.27mi
2943 Pioneer Ave Unit 2943 Oklahoma City, OK	1.0	1.0	643	$895	$1.39	4d	1	1.41mi
2645 NW 13th St Unit A Oklahoma City, OK	1.0	1.0	700	$600	$0.86	23d	1	1.42mi

Listing history 3 events

1. 2022-09-20
   status Pending
2. 2022-04-23
   status Pending
3. 2022-04-21
   listed $30,000 Active

ⓘ 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: $397 · $33/mo
• Projected year-2 tax: $397 · $33/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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 17 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: $9,770
• − Mortgage interest: −$1,680
• − Property taxes: −$397
• − Insurance: −$150
• − Repairs & maintenance: −$782
• − Management: −$782
• − Depreciation: −$873
• Taxable income: $5,107
• Est. tax owed @ 24.0%: −$1,226
• After-tax cash flow: $4,058/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

3 events — show timeline

• 2022-09-20 Pending — MLSOK
• 2022-04-23 Pending — MLSOK
• 2022-04-21 Listed $30,000 MLSOK

Property tax history

+3.5%/yr

Latest (2025): $397 · +4.2% YoY. Source: county tax records.