7212 Lakewood Cir · Oklahoma City, OK 73132

$159,500

2 bd · 2.0 ba · 1,662 sqft · Townhouse public records · 124 Days on market

Built 1979 8,207 sqft lot Est $170k · 6% 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).

• Cash flow +14.4/30.0
• ARV discount +10.2/15.0
• DSCR +4.4/10.0
• Livability +4.0/5.0
• 1% rule +3.5/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

New paint, new carpet, new tile, updated kitchen and baths, freshly painted exterior and more. Central heat and air, cozy fireplace with lakeside view. 2 bed, 2 full baths and 1 half bath, 2 story duplex with a two car garage. Just updated throughout, central heat and air, cozy fireplace with lakeside view. Owner Licensee

Key facts

• 2 garage spots
• Built 1979
• Listed 124 days

Property features AI

Finance

• Other: Homestead exempt; Occupied by owner; Living area reported as 1,662 (source: assessor)
• Financial info: Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Utilities: No flood insurance indicated
• Home design: Residential half duplex; Two-level property; Slab foundation
• Construction: Brick and frame construction; Composition roof; Built as existing property
• Exterior features: Open patio; Located on a cul-de-sac

Interior

• Kitchen: Free-standing electric range; Free-standing electric oven
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Interior features: Disposal; Microwave; Water heater; Wood-burning fireplace
• Laundry & utility: Water heater (included)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $160k.

Deal economics

• At list price, monthly cash flow is $32 ($378/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 $136k (14.7% below list).
• Recommended offer: $136k (14.7% 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: Tulakes Es (math 7% / reading 7%, grade F, #762 of 845 statewide, top 90%, 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); 190 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 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 $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 124 days — a 12% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y ago; this cycle's ask has dropped $9k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $115k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,091 (14.7% below list)

Questions for the listing agent

1. It's been on market 124 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — 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: 0.85% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.85%
• DSCR: 1.04
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $169,524
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7301 Kings Manor Ct	0.05mi	3/2.0 (+1)	1,588 (-4%)	10mo	$168,000	$106	77
7303 Kings Manor Ct	0.05mi	3/2.0 (+1)	1,588 (-4%)	12mo	$162,500	$102	75
7211 Lakewood Cir	0.02mi	3/2.5 (+1)	1,761 (+6%)	9mo	$158,000	$90	75
7215 Edenborough Dr	0.10mi	3/2.0 (+1)	1,570 (-6%)	22mo	$140,000	$89	62
7303 Edenborough Dr	0.12mi	2/2.5	1,901 (+14%)	9mo	$89,000	$47	61
8227 Springbrook Dr	0.64mi	2/2.0	1,455 (-12%)	20mo	$179,900	$124	33

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: -16.5%
• Equity multiple: 0.42×
• Total profit: $-25,838
• Equity at exit: $23,782

10-year hold

• IRR: -11.1%
• Equity multiple: 0.38×
• Total profit: $-27,882
• Equity at exit: $13,791

Cash invested: $44,660 (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: 190
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,361 high
• Mortgage (P&I): −$836
• Tax from tax record: −$141 /mo · $1,689/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $32

Break-even live

Break-even rent $1,321

Max offer price $159,500

Occupancy floor 93%

Sensitivity live

Price	-10% $122	-5% $77	+0% $32	+5% $-14	+10% $-59
Rent	-10% $-76	-5% $-22	+0% $32	+5% $85	+10% $139
Rate	-1.0pp $112	-0.5pp $72	base $32	+0.5pp $-10	+1.0pp $-52

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: $39,875
• Closing costs: $4,785
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7333 Edenborough Dr Oklahoma City, OK	3.0	2.0	1993	$1,895	$0.95	11d	1	0.19mi
7333 Edenborough Dr Oklahoma City, OK	3.0	2.0	1993	$1,950	$0.98	4d	1	0.19mi
7525 Knight Lake Dr Oklahoma City, OK	1.0–3.0	1.0–2.0	1128	$965	$0.86	24d	7	0.24mi
7201 Galahad Cir Oklahoma City, OK	3.0	2.5	1875	$1,695	$0.90	3d	1	0.25mi
6715 Lyrewood Ln Oklahoma City, OK	3.0	2.0	1309	$1,495	$1.14	5d	1	0.30mi
6713 Lyrewood Ln Oklahoma City, OK	3.0	2.0	1309	$1,395	$1.07	5d	1	0.30mi
7806 Lyrewood Ln Oklahoma City, OK	3.0	2.0	1355	$900	$0.66	3d	1	0.34mi
6900 London Way Oklahoma City, OK	1.0–3.0	1.0–3.0	1237	$1,050	$0.85	4d	2	0.36mi
6605 Lyrewood Ln Oklahoma City, OK	2.0	2.0	1224	$1,100	$0.90	24d	1	0.37mi
6708 W Wilshire Blvd Oklahoma City, OK	2.0–4.0	2.0	1259	$1,000	$0.79	3d	1	0.38mi
6370 W Wilshire Blvd Oklahoma City, OK	1.0–3.0	1.0–2.0	975	$849	$0.87	24d	8	0.45mi
6056 Northwest Expy Unit 1 Warr Acres, OK	2.0	1.5	1122	$995	$0.89	24d	1	0.45mi
6054 Northwest Expy Oklahoma City, OK	2.0	1.5	1122	$995	$0.89	24d	1	0.48mi
6916 Woodlake Dr Unit 6920 Oklahoma City, OK	3.0	2.0	1430	$1,300	$0.91	17d	1	0.48mi
6004 Northwest Expy Oklahoma City, OK	3.0	2.5	1400	$1,195	$0.85	24d	1	0.52mi
6066 Northwest Expy Warr Acres, OK	2.0	1.5	1122	$1,145	$1.02	24d	1	0.54mi
6419 NW 63rd St Unit 1 Warr Acres, OK	3.0	2.5	1748	$1,425	$0.82	3d	1	0.55mi
7024 Woodlake Dr Oklahoma City, OK	3.0	2.0	1200	$1,450	$1.21	17d	1	0.55mi
6103 NW 63rd St Oklahoma City, OK	3.0	2.0	1300	$1,325	$1.02	3d	1	0.56mi
6001 Glencove Pl Oklahoma City, OK	3.0	2.0	1727	$4,500	$2.61	3d	1	0.75mi
8501 Candlewood Dr Oklahoma City, OK	3.0	2.0	1325	$1,275	$0.96	20d	1	0.80mi
8501 Candlewood Dr Oklahoma City, OK	3.0	2.0	1325	$1,275	$0.96	12d	1	0.80mi
5929 NW 62nd St Oklahoma City, OK	3.0	1.0	1103	$1,550	$1.41	3d	1	0.83mi
8508 Candlewood Dr Oklahoma City, OK	3.0	2.5	1527	$1,395	$0.91	3d	1	0.88mi
8510 Candlewood Dr Oklahoma City, OK	3.0	2.5	1527	$1,395	$0.91	24d	1	0.88mi
8522 Candlewood Dr Oklahoma City, OK	3.0	2.0	1527	$1,495	$0.98	4d	1	0.92mi
6505 Cherokee Dr Warr Acres, OK	3.0	1.5	1455	$1,390	$0.96	3d	1	0.96mi
7021 Labelle Dr Warr Acres, OK	3.0	2.0	1365	$1,845	$1.35	16d	1	1.03mi
7021 Labelle Dr Warr Acres, OK	3.0	2.0	1365	$1,845	$1.35	19d	1	1.03mi
7020 Labelle Dr Warr Acres, OK	3.0	2.0	1365	$1,845	$1.35	2d	1	1.05mi
5633 Norman Rd Warr Acres, OK	3.0	2.0	1225	$1,375	$1.12	3d	1	1.05mi
7036 Labelle Dr Warr Acres, OK	1.0	2.0	1120	$1,595	$1.42	12d	1	1.06mi
6932 Labelle Dr Warr Acres, OK	1.0	2.0	1120	$1,595	$1.42	24d	1	1.07mi
6932 Labelle Dr Warr Acres, OK	1.0	2.0	1120	$1,595	$1.42	17d	1	1.07mi
5825 NW 86th St Oklahoma City, OK	3.0	2.0	1846	$2,500	$1.35	24d	1	1.11mi
9006 N Rockwell Dr Oklahoma City, OK	2.0	2.5	1635	$1,295	$0.79	3d	1	1.23mi
9003 N Rockwell Dr Oklahoma City, OK	2.0	2.0	1431	$1,250	$0.87	24d	1	1.23mi
4727 NW 72nd St Unit 4727 Oklahoma City, OK	2.0	2.0	1280	$2,499	$1.95	2d	1	1.27mi
9020 N Rockwell Dr Oklahoma City, OK	2.0	2.5	1244	$1,250	$1.00	12d	1	1.27mi
9021 N Rockwell Dr Unit 9023 Oklahoma City, OK	3.0	2.0	1400	$1,500	$1.07	21d	1	1.29mi

Listing history 16 events

1. 2026-05-10
   status Pending
2. 2026-03-21
   price $159,500
3. 2026-03-08
   price $163,500
4. 2026-02-18
   status Active
5. 2026-02-15
   status Active
6. 2026-01-28
   status Pending
7. 2026-01-23
   status Active
8. 2026-01-10
   status Pending
9. 2025-12-05
   listed $168,500 Active
10. 2019-09-16
    soldstatus $115,000
11. 2019-09-13
    soldstatus $114,900 Sold 324-char remark

    Show marketing remark (324 chars)

    New paint, new carpet, new tile, updated kitchen and baths, freshly painted exterior and more. Central heat and air, cozy fireplace with lakeside view. 2 bed, 2 full baths and 1 half bath, 2 story duplex with a two car garage. Just updated throughout, central heat and air, cozy fireplace with lakeside view. Owner Licensee

12. 2019-08-03
    status Pending 324-char remark

    Show marketing remark (324 chars)

    New paint, new carpet, new tile, updated kitchen and baths, freshly painted exterior and more. Central heat and air, cozy fireplace with lakeside view. 2 bed, 2 full baths and 1 half bath, 2 story duplex with a two car garage. Just updated throughout, central heat and air, cozy fireplace with lakeside view. Owner Licensee

13. 2019-07-19
    listed $114,900 Active 324-char remark

    Show marketing remark (324 chars)

    New paint, new carpet, new tile, updated kitchen and baths, freshly painted exterior and more. Central heat and air, cozy fireplace with lakeside view. 2 bed, 2 full baths and 1 half bath, 2 story duplex with a two car garage. Just updated throughout, central heat and air, cozy fireplace with lakeside view. Owner Licensee

14. 2019-04-01
    soldstatus $75,000
15. 1999-08-31
    soldstatus $69,000
16. 1989-06-28
    soldstatus $45,000

ⓘ 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: $1,689 · $141/mo
• Projected year-2 tax: $1,689 · $141/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 19 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,331
• − Mortgage interest: −$8,934
• − Property taxes: −$1,689
• − Insurance: −$798
• − Repairs & maintenance: −$1,306
• − Management: −$1,306
• − Depreciation: −$4,640
• Taxable loss: −$2,343
• Est. tax savings @ 24.0%: +$562
• After-tax cash flow: $940/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

+254.4% since first listed

16 events — show timeline

• 2026-05-10 Pending — MLSOK
• 2026-03-21 Price Changed $159,500 MLSOK
• 2026-03-08 Price Changed $163,500 MLSOK
• 2026-02-18 Relisted — MLSOK
• 2026-02-15 Relisted — MLSOK
• 2026-01-28 Pending — MLSOK
• 2026-01-23 Relisted — MLSOK
• 2026-01-10 Pending — MLSOK
• 2025-12-05 Listed $168,500 MLSOK
• 2019-09-16 Sold (Public Records) $115,000 Public Records
• 2019-09-13 Sold (MLS) $114,900 MLSOK
• 2019-08-03 Pending — MLSOK
• 2019-07-19 Listed $114,900 MLSOK
• 2019-04-01 Sold (Public Records) $75,000 Public Records
• 1999-08-31 Sold (Public Records) $69,000 Public Records
• 1989-06-28 Sold (Public Records) $45,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $1,689 · +4.0% YoY. Source: county tax records.