1809 NW 31st St · Oklahoma City, OK 73118

$135,000

2 bd · 1.0 ba · 970 sqft · SingleFamily public records · 138 Days on market

Built 1929 8,499 sqft lot $139/sqft · 23% below area Est $175k · 23% 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).

• ARV discount +15.0/15.0
• Cash flow +12.0/30.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• DSCR +3.5/10.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming bungalow is full of personality and warmth, starting with its inviting covered front porch, perfect for morning coffee or evening wind down time. Inside, you’ll find a cozy, well laid out home with an easy, comfortable flow that just feels right. Natural light fills the living spaces, and the home’s scale makes it ideal for anyone looking for simplicity without sacrificing character. The yard offers plenty of room to garden, play, or entertain, and the overall vibe is classic, cheerful, and welcoming. Whether you’re a first-time buyer, downsizer, or investor, this is the kind of home people instantly fall in love with.

Key facts

• Covered front porch
• Natural light
• Yard to entertain

Tags

• COVERED FRONT PORCH
• NATURAL LIGHT
• ROOM TO GARDEN
• YARD TO ENTERTAIN

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $-33 ($-392/yr) — negative.
• To cash-flow at today's rent, offer at most $129k (4.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $108k (20.3% below list).
• Recommended offer: $108k (20.3% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: Emerson Alternative Ed. (Es) (math 24% / reading 24%, grade F, #354 of 845 statewide, top 47%, 64 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 (+4.5%/yr); 186 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $933 of loan paydown is wiped out by about $4k 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 138 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 27y 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.
• Current owner paid $70k; list at $135k implies a 93% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.
• 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 $107,610 (20.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 138 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.80% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.04%
• DSCR: 0.95
• GRM: 10.5

CMA / ARV

• ARV (median comp): $174,524
• List price: $135,000
• Delta: -22.65%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2140 NW 31st St	0.39mi	2/1.0	976 (+1%)	1mo	$124,000	$127	80
2133 NW 29th St	0.41mi	2/1.0	988 (+2%)	1mo	$143,900	$146	77
2124 NW 33rd St	0.37mi	2/1.0	996 (+3%)	3mo	$140,000	$141	76
1616 NW 36th St	0.42mi	2/1.0	922 (-5%)	1mo	$120,000	$130	72
2140 NW 34th St	0.43mi	2/1.0	1,010 (+4%)	2mo	$169,900	$168	72
2016 NW 29th St	0.29mi	2/1.0	864 (-11%)	1mo	$95,000	$110	67
2405 NW 32nd St	0.68mi	2/1.0	985 (+2%)	1mo	$140,000	$142	65
1608 NW 36th St	0.43mi	2/1.0	899 (-7%)	4mo	$137,500	$153	64
2410 NW 32nd St	0.69mi	2/1.0	986 (+2%)	3mo	$190,000	$193	62
1530 NW 32nd St	0.25mi	2/1.0	1,107 (+14%)	4mo	$180,000	$163	61
1612 NW 36th St	0.42mi	2/1.0	868 (-10%)	4mo	$137,500	$158	59
2316 Cashion Pl	0.59mi	2/1.0	1,056 (+9%)	2mo	$110,000	$104	56

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 · 4.45% rent growth · sell at horizon

5-year hold

• IRR: -16.5%
• Equity multiple: 0.41×
• Total profit: $-22,380
• Equity at exit: $20,129

10-year hold

• IRR: -6.0%
• Equity multiple: 0.59×
• Total profit: $-15,496
• Equity at exit: $11,672

Cash invested: $37,800 (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 73118

• Rents YoY: 4.5%
• Active inventory: 186
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,076 high
• Mortgage (P&I): −$708
• Tax from tax record: −$119 /mo · $1,423/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $-33

Break-even live

Break-even rent $1,117

Max offer price $129,226

Occupancy floor 98%

Sensitivity live

Price	-10% $44	-5% $6	+0% $-33	+5% $-71	+10% $-109
Rent	-10% $-118	-5% $-75	+0% $-33	+5% $10	+10% $52
Rate	-1.0pp $35	-0.5pp $2	base $-33	+0.5pp $-68	+1.0pp $-103

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1731 NW 32nd St Unit 11 Oklahoma City, OK	2.0	1.0	1000	$850	$0.85	25d	1	0.11mi
1601 NW 30th St Oklahoma City, OK	2.0	1.0–2.0	698	$999	$1.43	25d	13	0.20mi
2022 NW 33rd St Oklahoma City, OK	3.0	1.0	936	$1,150	$1.23	18d	1	0.25mi
2037 NW 32nd Ter Oklahoma City, OK	2.0	1.5	1053	$1,100	$1.04	45d	1	0.26mi
1605 NW 29th St Oklahoma City, OK	2.0	1.0	885	$995	$1.12	45d	1	0.27mi
1607 NW 29th St Oklahoma City, OK	2.0	1.0	885	$850	$0.96	25d	1	0.28mi
2100 NW 33rd St Oklahoma City, OK	2.0	1.0	1004	$1,245	$1.24	4d	1	0.30mi
2042 NW 34th St Oklahoma City, OK	2.0	1.0	968	$1,050	$1.08	13d	1	0.33mi
2136 NW 32nd St Oklahoma City, OK	2.0	1.0	806	$925	$1.15	23d	1	0.36mi
1446 NW 31st St Unit A Oklahoma City, OK	2.0	1.0	1000	$985	$0.98	4d	1	0.36mi
1446 NW 31st St Unit B Oklahoma City, OK	1.0	1.0	600	$775	$1.29	25d	1	0.36mi
1446 NW 31st St Unit B Oklahoma City, OK	2.0	1.0	900	$1,040	$1.16	45d	1	0.36mi
2132 NW 29th St Unit 2134 Oklahoma City, OK	2.0	1.0	850	$1,000	$1.18	16d	1	0.40mi
2212 NW 31st St Oklahoma City, OK	2.0	1.0	810	$1,024	$1.26	16d	1	0.42mi
2037 NW 26th St Oklahoma City, OK	1.0–2.0	1.0	550	$750	$1.36	5d	1	0.45mi
2220 NW 32nd St Oklahoma City, OK	2.0	1.0	850	$1,300	$1.53	23d	1	0.45mi
2024 NW 26th St Oklahoma City, OK	2.0	1.0	947	$1,099	$1.16	45d	1	0.46mi
2021 NW 25th St Unit 15 Oklahoma City, OK	1.0	1.0	582	$725	$1.25	45d	1	0.48mi
2021 NW 25th St Unit 5 Oklahoma City, OK	1.0	1.0	582	$695	$1.19	25d	1	0.48mi
2021 NW 25th St Unit 4 Oklahoma City, OK	1.0	1.0	582	$695	$1.19	18d	1	0.49mi
2140 NW 36th St Oklahoma City, OK	3.0	1.0	829	$1,400	$1.69	45d	1	0.53mi
2042 NW 25th St Unit 17E Oklahoma City, OK	2.0	1.0	725	$750	$1.03	45d	1	0.54mi
2030 NW 25th St Unit 1 Oklahoma City, OK	2.0	1.0	725	$750	$1.03	45d	1	0.54mi
2030 NW 25th St Unit 17 Oklahoma City, OK	2.0	1.0	725	$750	$1.03	6d	1	0.54mi
2030 NW 25th St Unit 4 Oklahoma City, OK	2.0	1.0	725	$750	$1.03	45d	1	0.54mi
1201 NW 31st St Unit 3209 Oklahoma City, OK	1.0	1.0	600	$795	$1.32	25d	1	0.60mi
1844 NW 23rd St Oklahoma City, OK	1.0	1.0	556	$799	$1.44	13d	1	0.63mi
3915 N Pennsylvania Ave Oklahoma City, OK	2.0	2.0	1065	$1,495	$1.40	45d	1	0.65mi
1410 NW 25th St Oklahoma City, OK	1.0	1.0	800	$895	$1.12	45d	1	0.65mi
1433 NW 24th St Oklahoma City, OK	2.0	1.0	843	$950	$1.13	23d	1	0.65mi
1429 NW 24th St Unit 119 Oklahoma City, OK	2.0	1.0	843	$950	$1.13	45d	1	0.65mi
1400 NW 25th St Unit 1404 Oklahoma City, OK	1.0	1.0	800	$895	$1.12	45d	1	0.67mi
1400 NW 25th St Unit 1410 1/2 Oklahoma City, OK	1.0	1.0	800	$795	$0.99	45d	1	0.67mi
2515 N Douglas Ave Unit 101 Oklahoma City, OK	1.0	1.0	1000	$895	$0.90	45d	1	0.69mi
2400 NW 30th St Oklahoma City, OK	2.0	2.0	1078	$1,289	$1.20	45d	1	0.69mi
1629 NW 22nd St Unit 202 Oklahoma City, OK	1.0	1.0	750	$845	$1.13	18d	1	0.71mi
2400 NW 30th St Oklahoma City, OK	1.0–2.0	1.0–2.0	801	$1,279	$1.60	4d	11	0.73mi
2400 NW 36th St Oklahoma City, OK	2.0	1.0	950	$1,100	$1.16	45d	1	0.74mi
3711 N Military Ave Oklahoma City, OK	2.0	1.0	1078	$1,295	$1.20	4d	1	0.74mi
1100 NW 27th St Unit 1106-O Oklahoma City, OK	1.0	1.0	600	$695	$1.16	45d	1	0.80mi

Listing history 37 events

1. 2026-06-21
   days on market $135,000 Active 138 DOM
2. 2026-06-18
   days on market $135,000 Active 135 DOM
3. 2026-06-17
   days on market $135,000 Active 134 DOM
4. 2026-06-16
   days on market $135,000 Active 133 DOM
5. 2026-06-15
   days on market $135,000 Active 132 DOM
6. 2026-06-13
   days on market $135,000 Active 130 DOM
7. 2026-06-09
   days on market $135,000 Active 126 DOM
8. 2026-06-08
   days on market $135,000 Active 125 DOM
9. 2026-06-07
   days on market $135,000 Active 124 DOM
10. 2026-06-05
    days on market $135,000 Active 121 DOM
11. 2026-06-03
    days on market $135,000 Active 120 DOM
12. 2026-06-02
    days on market $135,000 Active 119 DOM
13. 2026-06-01
    days on market $135,000 Active 118 DOM
14. 2026-05-31
    days on market $135,000 Active 117 DOM
15. 2026-03-19
    status Active 658-char remark

    Show marketing remark (658 chars)

    This charming bungalow is full of personality and warmth, starting with its inviting covered front porch, perfect for morning coffee or evening wind down time. Inside, you’ll find a cozy, well laid out home with an easy, comfortable flow that just feels right. Natural light fills the living spaces, and the home’s scale makes it ideal for anyone looking for simplicity without sacrificing character. The yard offers plenty of room to garden, play, or entertain, and the overall vibe is classic, cheerful, and welcoming. Whether you’re a first-time buyer, downsizer, or investor, this is the kind of home people instantly fall in love with.

16. 2026-03-17
    status Pending 658-char remark

    Show marketing remark (658 chars)

    This charming bungalow is full of personality and warmth, starting with its inviting covered front porch, perfect for morning coffee or evening wind down time. Inside, you’ll find a cozy, well laid out home with an easy, comfortable flow that just feels right. Natural light fills the living spaces, and the home’s scale makes it ideal for anyone looking for simplicity without sacrificing character. The yard offers plenty of room to garden, play, or entertain, and the overall vibe is classic, cheerful, and welcoming. Whether you’re a first-time buyer, downsizer, or investor, this is the kind of home people instantly fall in love with.

17. 2026-01-27
    listed $135,000 Active 658-char remark

    Show marketing remark (658 chars)

    This charming bungalow is full of personality and warmth, starting with its inviting covered front porch, perfect for morning coffee or evening wind down time. Inside, you’ll find a cozy, well laid out home with an easy, comfortable flow that just feels right. Natural light fills the living spaces, and the home’s scale makes it ideal for anyone looking for simplicity without sacrificing character. The yard offers plenty of room to garden, play, or entertain, and the overall vibe is classic, cheerful, and welcoming. Whether you’re a first-time buyer, downsizer, or investor, this is the kind of home people instantly fall in love with.

18. 2026-01-22
    historical
19. 2026-01-05
    status Active
20. 2025-12-23
    historical
21. 2025-12-23
    status Active
22. 2025-12-12
    status Active
23. 2025-12-06
    listed $137,000 Active
24. 2015-05-04
    soldstatus $70,000
25. 2015-05-01
    soldstatus $70,000 Sold
26. 2015-04-11
    status Pending
27. 2015-04-08
    listed $75,000 Active
28. 2007-06-29
    soldstatus $42,059
29. 2007-05-18
    listed $45,000
30. 2002-06-21
    soldstatus $49,500
31. 2002-06-17
    soldstatus $49,500
32. 2002-04-12
    historical
33. 2002-04-01
    listed $48,900
34. 1999-05-03
    soldstatus $40,000
35. 1999-04-30
    soldstatus $39,900
36. 1999-02-19
    listed $39,900
37. 1993-12-03
    soldstatus $16,000

ⓘ 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: $1,423 · $119/mo
• Projected year-2 tax: $1,423 · $119/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 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: $12,913
• − Mortgage interest: −$7,562
• − Property taxes: −$1,423
• − Insurance: −$675
• − Repairs & maintenance: −$1,033
• − Management: −$1,033
• − Depreciation: −$3,927
• Taxable loss: −$2,740
• Est. tax savings @ 24.0%: +$658
• After-tax cash flow: $265/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): 14,262
• Household income: $69,827
• Rent vs Own: 44.8% rent · 55.2% own
• Severe rent burden: 728.0

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 (67%)
• Race & ethnicity: White 67% Hispanic / Latino 14% Two or more races 13% Black 5% Asian 4% Native American 2%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Slovak 5% Italian 4% Portuguese 3%
• Foreign-born: 9% · Canada, Vietnam, Philippines
• Languages at home: 87% English-only · Spanish 10% Vietnamese 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: ▼ -321.71%
• Current HPI: 298.6106
• Rent YoY: ▲ 4.45%
• 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

+743.8% since first listed

23 events — show timeline

• 2026-03-19 Relisted — MLSOK
• 2026-03-17 Pending — MLSOK
• 2026-01-27 Listed $135,000 MLSOK
• 2026-01-22 Listing Removed — MLSOK
• 2026-01-05 Relisted — MLSOK
• 2025-12-23 Listing Removed — MLSOK
• 2025-12-23 Relisted — MLSOK
• 2025-12-12 Relisted — MLSOK
• 2025-12-06 Listed $137,000 MLSOK
• 2015-05-04 Sold (Public Records) $70,000 Public Records
• 2015-05-01 Sold (MLS) $70,000 MLSOK
• 2015-04-11 Pending — MLSOK
• 2015-04-08 Listed $75,000 MLSOK
• 2007-06-29 Sold (MLS) $42,059 MLSOK
• 2007-05-18 Listed $45,000 MLSOK
• 2002-06-21 Sold (Public Records) $49,500 Public Records
• 2002-06-17 Sold (MLS) $49,500 MLSOK
• 2002-04-12 Listing Removed — MLSOK
• 2002-04-01 Listed $48,900 MLSOK
• 1999-05-03 Sold (Public Records) $40,000 Public Records
• 1999-04-30 Sold (MLS) $39,900 MLSOK
• 1999-02-19 Listed $39,900 MLSOK
• 1993-12-03 Sold (Public Records) $16,000 Public Records

Property tax history

+8.1%/yr

Latest (2025): $1,423 · +4.2% YoY. Source: county tax records.