3039 W Wilshire Blvd · Oklahoma City, OK 73116

$175,900

3 bd · 3.0 ba · 1,520 sqft · Townhouse public records · 34 Days on market

Built 1974 2,662 sqft lot $116/sqft · 5% below area Est $185k · 5% under

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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 +21.0/30.0
• ARV discount +9.8/15.0
• DSCR +6.7/10.0
• 1% rule +5.3/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Here’s your chance to live at the epitome of convenience and comfort in this fantastic townhome located in one of Oklahoma City's most coveted areas with NO HOA fees. This 3-bedroom, 3-bathroom residence is perfectly situated just moments away from an array of shopping, dining, and outdoor activities. On the first level, you’ll enjoy the open-concept layout that seamlessly connects the kitchen, dining room, and living area and plenty of storage and built-ins. This townhome was remodeled a few years ago and offers updated flooring, paint, carpet, and fixtures throughout. Newer roof, hvac and hot water tank. In addition, the first floor offers a large bedroom and ensuite with back

Key facts

• Backyard access
• Storage shed
• Updated flooring

Tags

• OPEN-CONCEPT LAYOUT
• UPDATED FLOORING
• BACKYARD ACCESS
• LOW-MAINTENANCE COURTYARD
• PROXIMITY TO NICHOLS HILLS
• STORAGE SHED

Property features AI

Finance

• Financial info: Financing options: Cash, Conventional, FHA or VA; Loan qualification possible
• HOA & community: No mandatory association dues

Exterior

• Parking: Concrete parking
• Utilities: Cable available; Electricity available; Natural gas available; Public utilities
• Home design: Residential townhouse; Two levels; South-facing; Existing property
• Construction: Brick and frame construction; Composition roof; Slab foundation; Built (existing)
• Exterior features: Covered patio; Covered porch; Wood fencing; Interior lot; Zero lot line

Interior

• Kitchen: Built-in electric range; Built-in electric oven; Dishwasher; Garbage disposal; Refrigerator
• Bedrooms: 3 bedrooms; One lower-level bedroom with suite; Two upper-level bedrooms with suites
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 3 full bathrooms (including full baths in lower-level suite and upper-level suites)
• Interior features: In-law plan; Window treatments; Built-in shelving in kitchen and dining room; No fireplace
• Laundry & utility: Washer/Dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $176k.

Deal economics

• At list price, monthly cash flow is $248 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $176k).
• Recommended offer: $171k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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: Ridgeview Es (math 17% / reading 22%, grade F, #479 of 845 statewide, top 63%, 395 students, 0% FRL); John Marshall Hs (math 2% / reading 8%, grade F, #430 of 447 statewide, top 99%, 829 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 (+4.3%/yr); 137 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $5k 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 34 days — a 3% lower offer ($171k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• 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 $170,623 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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: 1.03% ✓
• Cap rate: 7.98%
• Cash-on-cash: 6.04%
• DSCR: 1.27
• GRM: 8.1

CMA / ARV

• ARV (median comp): $185,183
• List price: $175,900
• Delta: -5.01%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3023 W Wilshire Blvd	0.03mi	3/3.0	1,520 (0%)	11mo	$170,000	$112	90
3101 W Wilshire	0.05mi	3/3.0	1,612 (+6%)	7mo	$173,400	$108	82
3037 W Wilshire Blvd	0.00mi	2/2.5 (-1)	1,374 (-10%)	2mo	$157,500	$115	75
3057 W Wilshire Blvd	0.03mi	3/3.0	1,656 (+9%)	14mo	$192,000	$116	72
3009 W Wilshire Blvd	0.06mi	2/2.5 (-1)	1,368 (-10%)	3mo	$165,000	$121	71
3119 W Wilshire Blvd	0.08mi	2/2.5 (-1)	1,432 (-6%)	11mo	$160,000	$112	70
3021 W Wilshire Blvd	0.03mi	2/2.5 (-1)	1,368 (-10%)	8mo	$155,000	$113	68
8810 N May Ave Unit 61A	0.53mi	2/2.0 (-1)	1,615 (+6%)	4mo	$305,000	$189	53
8918 N May Ave #0	0.61mi	2/2.0 (-1)	1,502 (-1%)	13mo	$250,000	$166	50
8900 N May Ave Unit 71A	0.61mi	2/2.0 (-1)	1,615 (+6%)	5mo	$332,500	$206	48
8650 N May Ave Unit 43A	0.56mi	2/2.0 (-1)	1,615 (+6%)	12mo	$310,000	$192	45
8836 N May Ave Unit 70A	0.58mi	2/2.0 (-1)	1,659 (+9%)	7mo	$320,125	$193	43

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 · 4.27% rent growth · sell at horizon

5-year hold

• IRR: -5.6%
• Equity multiple: 0.79×
• Total profit: $-10,382
• Equity at exit: $26,227

10-year hold

• IRR: 5.5%
• Equity multiple: 1.43×
• Total profit: $21,137
• Equity at exit: $15,209

Cash invested: $49,252 (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 73116

• Rents YoY: 4.3%
• Active inventory: 137
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,806 high
• Mortgage (P&I): −$922
• Tax from tax record: −$183 /mo · $2,197/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $248

Break-even live

Break-even rent $1,492

Max offer price $175,900

Occupancy floor 81%

Sensitivity live

Price	-10% $347	-5% $298	+0% $248	+5% $198	+10% $148
Rent	-10% $105	-5% $176	+0% $248	+5% $319	+10% $390
Rate	-1.0pp $336	-0.5pp $292	base $248	+0.5pp $202	+1.0pp $156

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: $43,975
• Closing costs: $5,277
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2912 W Fairfield Ave Oklahoma City, OK	3.0	1.0	1163	$1,450	$1.25	44d	1	0.24mi
3229 NW 68th St Oklahoma City, OK	3.0	2.0	1714	$2,225	$1.30	11d	1	0.72mi
3025 NW 67th St Oklahoma City, OK	3.0	1.0	1071	$1,350	$1.26	44d	1	0.73mi
9009 N May Ave Oklahoma City, OK	2.0	2.5	1456	$1,899	$1.30	2d	1	0.80mi
2116 Andover Ct Oklahoma City, OK	3.0	1.0	1103	$1,495	$1.36	4d	1	0.85mi
3037 NW 65th St Oklahoma City, OK	3.0	1.5	1063	$1,495	$1.41	44d	1	0.85mi
3200 W Britton Rd Oklahoma City, OK	1.0–2.0	1.0–2.0	905	$1,495	$1.65	4d	1	0.91mi
2801 Croydon Ct Oklahoma City, OK	2.0	1.0	1102	$1,550	$1.41	3d	1	0.97mi
2024 Churchill Way Oklahoma City, OK	3.0	1.0	1278	$1,500	$1.17	4d	1	0.99mi
3106 NW 63rd St Oklahoma City, OK	3.0	2.0	1736	$1,650	$0.95	24d	1	1.01mi
2615 NW 63rd St Oklahoma City, OK	3.0	1.0	1053	$1,495	$1.42	44d	1	1.11mi
3213 NW 61st Pl Oklahoma City, OK	3.0	2.0	1777	$2,095	$1.18	3d	1	1.13mi
6162 N Brookline Ave #22 Oklahoma City, OK	2.0	2.0	1626	$2,500	$1.54	5d	1	1.14mi
3333 NW 62nd St Oklahoma City, OK	2.0	2.0	1780	$2,000	$1.12	17d	1	1.14mi
2608 Abbey Rd Oklahoma City, OK	3.0	2.0	1737	$1,800	$1.04	3d	1	1.19mi
1707 Brighton Ave Oklahoma City, OK	3.0	2.0	1168	$1,300	$1.11	3d	1	1.24mi
2520 NW 62nd St Oklahoma City, OK	3.0	2.0	1950	$1,700	$0.87	44d	1	1.30mi
1705 Carlisle Rd Oklahoma City, OK	3.0	1.5	1696	$1,595	$0.94	20d	1	1.31mi
2518 NW 62nd St Oklahoma City, OK	3.0	2.0	1953	$1,695	$0.87	44d	1	1.31mi
1708 Sheffield Rd Oklahoma City, OK	3.0	1.0	1057	$1,400	$1.32	3d	1	1.31mi
6300 N Villa Ave Oklahoma City, OK	1.0–3.0	1.0–2.0	1383	$1,518	$1.10	44d	1	1.32mi
3908 NW 68th St Oklahoma City, OK	3.0	2.0	1935	$1,695	$0.88	22d	1	1.35mi
9519 Stratford Dr Oklahoma City, OK	3.0	1.0	1141	$1,450	$1.27	3d	1	1.39mi
9909 Sunnymeade Pl Oklahoma City, OK	3.0	2.0	1325	$1,695	$1.28	2d	1	1.42mi
2632 Kings Way Oklahoma City, OK	3.0	1.5	1496	$1,600	$1.07	44d	1	1.42mi
6913 N Spinnaker Ln Oklahoma City, OK	3.0	2.0	2046	$1,695	$0.83	2d	1	1.43mi
9913 Sunnymeade Pl Oklahoma City, OK	3.0	1.5	1284	$1,695	$1.32	24d	1	1.43mi
4018 NW 68th St Oklahoma City, OK	2.0	2.0	1395	$1,450	$1.04	24d	1	1.44mi
4020 Versailles Blvd Oklahoma City, OK	2.0–3.0	2.0–2.5	1500	$2,070	$1.38	2d	5	1.46mi
1505 Brighton Ave Oklahoma City, OK	3.0	2.0	2250	$2,550	$1.13	44d	1	1.47mi
1505 Brighton Ave Oklahoma City, OK	3.0	2.0	2250	$2,550	$1.13	24d	1	1.47mi

Listing history 22 events

1. 2026-06-18
   days on market $175,900 Active 34 DOM
2. 2026-06-17
   days on market $175,900 Active 33 DOM
3. 2026-06-16
   pricedays on market $175,900 Active 32 DOM
4. 2026-06-15
   days on market $179,900 Active 31 DOM
5. 2026-06-13
   days on market $179,900 Active 29 DOM
6. 2026-06-09
   days on market $179,900 Active 25 DOM
7. 2026-06-08
   days on market $179,900 Active 24 DOM
8. 2026-06-07
   days on market $179,900 Active 23 DOM
9. 2026-06-05
   days on market $179,900 Active 20 DOM
10. 2026-06-03
    days on market $179,900 Active 19 DOM
11. 2026-06-02
    days on market $179,900 Active 18 DOM
12. 2026-06-01
    days on market $179,900 Active 17 DOM
13. 2026-05-31
    days on market $179,900 Active 16 DOM
14. 2026-05-15
    listed $179,900 Active 1942-char remark
15. 2026-05-14
    historical
16. 2025-12-17
    price $179,900
17. 2025-10-30
    listed $182,500 Active
18. 2025-07-25
    historical $1,550
19. 2025-07-22
    listed $1,550
20. 2024-05-28
    soldstatus $167,500
21. 2021-08-05
    soldstatus $90,000
22. 1978-06-01
    soldstatus $36,300

ⓘ 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: $2,197 · $183/mo
• Projected year-2 tax: $2,197 · $183/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 6/10 Major 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,669
• − Mortgage interest: −$9,853
• − Property taxes: −$2,197
• − Insurance: −$880
• − Repairs & maintenance: −$1,734
• − Management: −$1,734
• − Depreciation: −$5,117
• Taxable income: $156
• Est. tax owed @ 24.0%: −$37
• After-tax cash flow: $2,936/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): 10,211
• Household income: $81,226
• Rent vs Own: 31.6% rent · 68.4% own
• Severe rent burden: 262.0

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: Predominantly White (72%)
• Race & ethnicity: White 72% Two or more races 14% Hispanic / Latino 8% Black 5% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 3% Slovak 3% Lithuanian 2%
• Foreign-born: 7% · Canada, South Korea, Philippines
• Languages at home: 90% English-only · Spanish 6% Other Asian/Pacific 2% Arabic 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: ▼ -260.29%
• Current HPI: 258.0304
• Rent YoY: ▲ 4.27%
• 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

+384.6% since first listed

10 events — show timeline

• 2026-06-16 Price Changed $175,900 MLSOK
• 2026-05-15 Listed $179,900 MLSOK
• 2026-05-14 Listing Removed — MLSOK
• 2025-12-17 Price Changed $179,900 MLSOK
• 2025-10-30 Listed $182,500 MLSOK
• 2025-07-25 Rental Removed $1,550 MLSOK
• 2025-07-22 Listed for Rent $1,550 MLSOK
• 2024-05-28 Sold (Public Records) $167,500 Public Records
• 2021-08-05 Sold (Public Records) $90,000 Public Records
• 1978-06-01 Sold (Public Records) $36,300 Public Records

Property tax history

+10.3%/yr

Latest (2025): $2,197 · +64.2% YoY. Source: county tax records.