14389 NE 4th St · Choctaw, OK 73020

$190,000

3 bd · 2.0 ba · 1,125 sqft · SingleFamily public records · 16 Days on market

Built 1978 0.38 ac lot Est $183k · at est.

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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 +19.2/30.0
• DSCR +6.0/10.0
• ARV discount +5.9/15.0
• 1% rule +4.6/10.0
• Livability +3.6/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your new home in the prestigious Choctaw School District! This charming 3-bedroom, 1.1-bathroom residence offers 1,125 square feet of a cozy yet spacious environment for you and your loved ones. The kitchen has matching, white appliances and a stylish tile backsplash, creating a modern touch. With ample counterspace and a direct view of the living area, entertaining will be a breeze, not missing out on the fun as you prepare a meal. With ceiling fans throughout, you’ll keep cool during warm Oklahoma summers, ensuring year-round comfort. The main bathroom boasts crisp white cabinets and countertops, giving it a clean feel and ample storage to organize your essentials. Don’t forget the adorable half bath in the master bathroom; with natural wood tones you’ve got convenience and the aesthetic! Other features include a laundry area with cabinet storage and a large backyard, perfect for outdoor activities and gatherings. Two storage sheds provide ample space for your gardening tools and outdoor equipment. Prime location! Just a few minutes from Choctaw High School and a mere 20-minute drive to Tinker Air Force Base. Don't miss the opportunity to make this wonderful property your new home!

Key facts

• Spacious back yard
• Granite counter tops
• 0.38 acre lot

Tags

• GRANITE COUNTER TOPS
• SPACIOUS BACK YARD

Property features AI

Finance

• Other: Homestead exempt; Existing property (not new construction)
• Financial info: Financing options: Cash, Conventional, FHA or VA; Loan qualification possible
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Utilities: Electricity available
• Home design: Single family residence; One story; Faces south; Residential property
• Construction: Brick and frame construction; Composition roof (replaced/updated 2023); Slab foundation
• Exterior features: Rain gutters; Outdoor storage; Interior lot

Interior

• Kitchen: Dishwasher; Refrigerator; Electric range
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Heat pump heating; Heat pump cooling
• Interior features: Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/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 $182k (4.4% below list).
• Recommended offer: $182k (4.4% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 3.1% in Choctaw — 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 71/100 on livability (#31 in OK) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Choctaw-Nicoma Park (suburban): math 28% / reading 32% proficiency, ranked #48 of 270 in OK (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: L. W. Westfall Es (math 52% / reading 47%, grade D, #42 of 845 statewide, top 5%, 448 students, 0% FRL); Nicoma Park Ms (math 23% / reading 29%, grade F, #79 of 345 statewide, top 24%, 622 students, 0% FRL); Choctaw Hs (math 26% / reading 37%, grade F, #73 of 447 statewide, top 16%, 1,811 students, 0% FRL) — zoned schools average 0% FRL vs 34% district-wide (34 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 333 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $6k 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 16 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $181,555 (4.4% below list)

Questions for the listing agent

1. Built in 1978 — 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 D-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. 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?
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: 0.96% ✗
• Cap rate: 7.58%
• Cash-on-cash: 4.59%
• DSCR: 1.20
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $183,375
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14389 NE 4th St	0.00mi	3/1.5	1,125 (0%)	0mo	$185,000	$164	98
14356 NE 4th St	0.04mi	3/1.5	1,163 (+3%)	4mo	$198,000	$170	87
560 Oak Park Dr	0.11mi	3/1.5	1,125 (0%)	17mo	$179,000	$159	78
904 Oak Park Dr	0.34mi	3/2.0	1,150 (+2%)	3mo	$172,500	$150	78
586 Seikel Dr	0.25mi	3/1.5	1,119 (-0%)	9mo	$179,900	$161	78
600 Oak Park Dr	0.12mi	3/1.5	1,201 (+7%)	11mo	$213,000	$177	72
1006 Oak Park Dr	0.39mi	3/2.0	1,176 (+4%)	5mo	$100,000	$85	70
801 Sandy Ln	0.27mi	3/2.0	1,104 (-2%)	20mo	$180,000	$163	68
14214 NE 5th St	0.18mi	2/1.5 (-1)	1,188 (+6%)	11mo	$180,000	$152	66
905 Sandy Ln	0.34mi	3/1.0	1,258 (+12%)	1mo	$162,000	$129	60
14060 NE 4th St	0.32mi	3/2.0	1,237 (+10%)	15mo	$208,000	$168	56
13801 NE 8th St	0.56mi	3/2.0	1,284 (+14%)	8mo	$220,000	$171	44

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.2%
• Equity multiple: 0.66×
• Total profit: $-17,843
• Equity at exit: $28,330

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $1,068
• Equity at exit: $16,428

Cash invested: $53,200 (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 73020

• Active inventory: 333
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,816 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$155 /mo · $1,861/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $204

Break-even live

Break-even rent $1,558

Max offer price $190,000

Occupancy floor 84%

Sensitivity live

Price	-10% $311	-5% $257	+0% $204	+5% $150	+10% $96
Rent	-10% $60	-5% $132	+0% $204	+5% $275	+10% $347
Rate	-1.0pp $299	-0.5pp $252	base $204	+0.5pp $154	+1.0pp $104

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14505 Park Cir Choctaw, OK	3.0	2.0	1458	$1,785	$1.22	17d	1	0.71mi

Listing history 7 events

1. 2026-05-17
   status Pending
2. 2026-05-01
   listed $190,000 Active
3. 2023-10-31
   soldstatus $177,000
4. 2023-10-30
   soldstatus $177,000 Closed 1231-char remark

   Show marketing remark (1231 chars)

   Welcome to your new home in the prestigious Choctaw School District! This charming 3-bedroom, 1.1-bathroom residence offers 1,125 square feet of a cozy yet spacious environment for you and your loved ones. The kitchen has matching, white appliances and a stylish tile backsplash, creating a modern touch. With ample counterspace and a direct view of the living area, entertaining will be a breeze, not missing out on the fun as you prepare a meal. With ceiling fans throughout, you’ll keep cool during warm Oklahoma summers, ensuring year-round comfort. The main bathroom boasts crisp white cabinets and countertops, giving it a clean feel and ample storage to organize your essentials. Don’t forget the adorable half bath in the master bathroom; with natural wood tones you’ve got convenience and the aesthetic! Other features include a laundry area with cabinet storage and a large backyard, perfect for outdoor activities and gatherings. Two storage sheds provide ample space for your gardening tools and outdoor equipment. Prime location! Just a few minutes from Choctaw High School and a mere 20-minute drive to Tinker Air Force Base. Don't miss the opportunity to make this wonderful property your new home!

5. 2023-09-29
   status Pending 1231-char remark

   Show marketing remark (1231 chars)

   Welcome to your new home in the prestigious Choctaw School District! This charming 3-bedroom, 1.1-bathroom residence offers 1,125 square feet of a cozy yet spacious environment for you and your loved ones. The kitchen has matching, white appliances and a stylish tile backsplash, creating a modern touch. With ample counterspace and a direct view of the living area, entertaining will be a breeze, not missing out on the fun as you prepare a meal. With ceiling fans throughout, you’ll keep cool during warm Oklahoma summers, ensuring year-round comfort. The main bathroom boasts crisp white cabinets and countertops, giving it a clean feel and ample storage to organize your essentials. Don’t forget the adorable half bath in the master bathroom; with natural wood tones you’ve got convenience and the aesthetic! Other features include a laundry area with cabinet storage and a large backyard, perfect for outdoor activities and gatherings. Two storage sheds provide ample space for your gardening tools and outdoor equipment. Prime location! Just a few minutes from Choctaw High School and a mere 20-minute drive to Tinker Air Force Base. Don't miss the opportunity to make this wonderful property your new home!

6. 2023-09-27
   listed $174,900 Active 1231-char remark

   Show marketing remark (1231 chars)

   Welcome to your new home in the prestigious Choctaw School District! This charming 3-bedroom, 1.1-bathroom residence offers 1,125 square feet of a cozy yet spacious environment for you and your loved ones. The kitchen has matching, white appliances and a stylish tile backsplash, creating a modern touch. With ample counterspace and a direct view of the living area, entertaining will be a breeze, not missing out on the fun as you prepare a meal. With ceiling fans throughout, you’ll keep cool during warm Oklahoma summers, ensuring year-round comfort. The main bathroom boasts crisp white cabinets and countertops, giving it a clean feel and ample storage to organize your essentials. Don’t forget the adorable half bath in the master bathroom; with natural wood tones you’ve got convenience and the aesthetic! Other features include a laundry area with cabinet storage and a large backyard, perfect for outdoor activities and gatherings. Two storage sheds provide ample space for your gardening tools and outdoor equipment. Prime location! Just a few minutes from Choctaw High School and a mere 20-minute drive to Tinker Air Force Base. Don't miss the opportunity to make this wonderful property your new home!

7. 1991-08-07
   soldstatus $15,000

ⓘ 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: $1,861 · $155/mo
• Projected year-2 tax: $1,861 · $155/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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $21,787
• − Mortgage interest: −$10,643
• − Property taxes: −$1,861
• − Insurance: −$950
• − Repairs & maintenance: −$1,743
• − Management: −$1,743
• − Depreciation: −$5,527
• Taxable loss: −$681
• Est. tax savings @ 24.0%: +$163
• After-tax cash flow: $2,607/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: Choctaw-Nicoma Park
• NCES district ID: 4007620
• Math proficiency: 28% ▼ -10.00%
• Reading proficiency: 32% ▼ -12.00%
• Median HH income: $69,072
• Composite: 28.02/100
• National rank: #6847
• State rank: #48 of 270 in OK

Livability — Choctaw

• Score: 71/100
• State rank: #31
• US rank: #6853

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment A+ Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Choctaw, OK
• County: Oklahoma County · 771,644 people
• City population: 25,645
• Metro: Oklahoma City, OK
• Population (ZIP): 25,645
• Household income: $104,601
• Rent vs Own: 11.3% rent · 88.7% own
• Severe rent burden: 258.0

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 (77%)
• Race & ethnicity: White 77% Two or more races 8% Hispanic / Latino 6% Black 5% Native American 4% Asian 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 2% Italian 2% Iranian 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -131.61%
• Current HPI: 240.9989
• 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

+1166.7% since first listed

7 events — show timeline

• 2026-05-17 Pending — MLSOK
• 2026-05-01 Listed $190,000 MLSOK
• 2023-10-31 Sold (Public Records) $177,000 Public Records
• 2023-10-30 Sold (MLS) $177,000 MLSOK
• 2023-09-29 Pending — MLSOK
• 2023-09-27 Listed $174,900 MLSOK
• 1991-08-07 Sold (Public Records) $15,000 Public Records

Property tax history

+6.0%/yr

Latest (2025): $1,861 · +4.0% YoY. Source: county tax records.