3125 N Mckinley Ave · Oklahoma City, OK 73118

$180,000

3 bd · 3.0 ba · 2,146 sqft · Other public records · 11 Days on market

Built 1920 8,002 sqft lot

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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 +24.3/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• 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

Rare opportunity to restore a 1920 two-story home full of original architectural character. The standout is the substantial native-stone exterior: massive stone porch piers, built-in stone porch benches, and a deep covered front porch beneath exposed-rafter, timber-bracket gables. Approximately 2,146 square feet sits on a 0.18-acre lot shaded by mature trees, with a stone retaining wall framing the front yard and a generous fenced backyard. A rear exterior staircase provides separate access to the upper level. Sold AS-IS. The home is vacant and needs a full renovation, making it ideal for an investor, builder, or an owner ready to create their dream home. The seller makes no representation

Key facts

• Stone retaining wall
• 8,002 sq ft lot
• Built 1920

Tags

• NATIVE-STONE EXTERIOR
• MASSIVE STONE PORCH PIERS
• BUILT-IN STONE PORCH BENCHES
• DEEP COVERED FRONT PORCH
• STONE RETAINING WALL
• GENEROUS FENCED BACKYARD

Property features AI

Finance

• Other: Located in Aurelius Sub Add; Tax amount listed (not included per instructions)
• Financial info: Listing offered as-is; financing options include cash, conventional, FHA or VA; Loan qualification allowed; Property not assumable
• HOA & community: No mandatory association dues

Exterior

• Home design: Single-family residence; Two levels; Existing property
• Construction: Stone construction; Composition roof; Built with conventional foundation
• Exterior features: Corner lot; No exterior features listed

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms, 1 half bathroom
• Heating & cooling: No heating system specified; No cooling system specified; Conventional foundation
• Interior features: One living area; Vacant

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath other listed at $180k.

Deal economics

• At list price, monthly cash flow is $362 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Cap rate 8.7% 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: Eugene Field Es (math 12% / reading 12%, grade F, #667 of 845 statewide, top 82%, 420 students, 0% FRL); Douglass Hs (math 2% / reading 2%, grade F, #445 of 447 statewide, top 100%, 556 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); 184 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% 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).
• This rent runs 31% of the median local income ($70k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• At projected returns (-3.0% appreciation + 4.5% rent growth), your $50k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 26y 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 $22k; list at $180k implies a 718% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $180,000

Questions for the listing agent

1. Built in 1920 — 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: 1.00% ✓
• Cap rate: 8.70%
• Cash-on-cash: 8.61%
• DSCR: 1.38
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.45% rent growth · sell at horizon

5-year hold

• IRR: -1.8%
• Equity multiple: 0.93×
• Total profit: $-3,537
• Equity at exit: $26,839

10-year hold

• IRR: 9.2%
• Equity multiple: 1.75×
• Total profit: $37,554
• Equity at exit: $15,563

Cash invested: $50,400 (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 73118

• Rents YoY: 4.5%
• Active inventory: 184
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,807 high
• Mortgage (P&I): −$944
• Tax from tax record: −$47 /mo · $559/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $362

Break-even live

Break-even rent $1,349

Max offer price $180,000

Occupancy floor 75%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1832 NW 33rd St Oklahoma City, OK	4.0	2.0	1464	$1,700	$1.16	43d	1	0.39mi
1220 NW 36th St Oklahoma City, OK	3.0	2.0	1595	$1,595	$1.00	43d	1	0.43mi
1008 NW 34th St Unit 1 Oklahoma City, OK	2.0	1.0	1400	$1,450	$1.04	43d	1	0.49mi
1400 NW 25th St Unit 2515-200 Oklahoma City, OK	3.0	2.5	1600	$1,595	$1.00	43d	1	0.49mi
1100 NW 27th St Unit 1100 Oklahoma City, OK	3.0	2.0	1500	$1,195	$0.80	23d	1	0.51mi
1600 NW 38th St Oklahoma City, OK	3.0	2.0	1850	$2,400	$1.30	2d	1	0.55mi
2004 NW 28th St Oklahoma City, OK	2.0	1.0	1425	$1,195	$0.84	43d	1	0.56mi
2301 N Florida Ave Oklahoma City, OK	2.0	1.5	1700	$1,235	$0.73	17d	1	0.68mi
711 W Hill St Unit 1 Oklahoma City, OK	3.0	2.0	1440	$1,765	$1.23	3d	1	0.70mi
1302 NW 22nd St Oklahoma City, OK	3.0	2.0	1647	$2,395	$1.45	43d	1	0.73mi
1302 NW 22nd St Oklahoma City, OK	3.0	2.5	1647	$2,395	$1.45	23d	1	0.73mi
4009 N Indiana Ave Oklahoma City, OK	4.0	3.0	2132	$2,695	$1.26	43d	1	0.74mi
610 NW Eubanks St Oklahoma City, OK	3.0	3.0	1680	$2,200	$1.31	23d	1	0.82mi
726 NW 24th St Oklahoma City, OK	3.0	2.0	1485	$1,599	$1.08	2d	1	0.85mi
3633 N Youngs Blvd Oklahoma City, OK	3.0	2.5	1404	$1,450	$1.03	4d	1	0.93mi
1721 NW 18th St Oklahoma City, OK	3.0	2.0	1900	$1,300	$0.68	43d	1	0.95mi
1928 NW 18th St Oklahoma City, OK	3.0	2.5	1914	$2,200	$1.15	43d	1	1.06mi
2915 N Harvey Pkwy Oklahoma City, OK	3.0	1.0	1596	$1,600	$1.00	43d	1	1.11mi
224 NW 32nd St Oklahoma City, OK	2.0	2.0	1516	$1,995	$1.32	14d	1	1.15mi
2813 N Robinson Ave Oklahoma City, OK	2.0	1.0	1400	$1,025	$0.73	43d	1	1.22mi
2605 N Robinson Ave Oklahoma City, OK	4.0	2.0	1813	$1,850	$1.02	43d	1	1.25mi
4501 N Youngs Blvd Oklahoma City, OK	2.0	2.0	1665	$1,550	$0.93	43d	1	1.33mi
2139 NW 15th St Oklahoma City, OK	3.0	2.0	1551	$1,950	$1.26	43d	1	1.36mi
2001 NW 13th St Oklahoma City, OK	4.0	2.5	1800	$2,500	$1.39	23d	1	1.40mi
821 NW 48th St Oklahoma City, OK	3.0	1.5	1735	$2,100	$1.21	4d	1	1.41mi
1211 N Ellison Ave Oklahoma City, OK	4.0	2.0	1526	$1,800	$1.18	43d	1	1.45mi
1209 NW 11th St Oklahoma City, OK	2.0	2.5	1400	$1,795	$1.28	17d	1	1.48mi
1209 NW 11th St Oklahoma City, OK	2.0	2.5	1400	$1,795	$1.28	4d	1	1.48mi

Listing history 8 events

1. 2026-06-18
   days on market $180,000 Active 11 DOM
2. 2026-06-17
   days on market $180,000 Active 10 DOM
3. 2026-06-16
   days on market $180,000 Active 9 DOM
4. 2026-06-15
   days on market $180,000 Active 8 DOM
5. 2026-06-13
   days on market $180,000 Active 6 DOM
6. 2026-06-09
   days on market $180,000 Active 2 DOM
7. 2026-06-08
   remarks 699-char remark
8. 2026-06-08
   listed $180,000 Active 1 DOM

ⓘ 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: $559 · $47/mo
• Projected year-2 tax: $1,620 · $135/mo
• Expected delta: +$1,061/yr (+$88/mo · 190.0%)

ⓘ 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 · 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: $21,680
• − Mortgage interest: −$10,083
• − Property taxes: −$559
• − Insurance: −$900
• − Repairs & maintenance: −$1,734
• − Management: −$1,734
• − Depreciation: −$5,236
• Taxable income: $1,433
• Est. tax owed @ 24.0%: −$344
• After-tax cash flow: $3,997/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

+246.2% since first listed

10 events — show timeline

• 2026-06-07 Listed $180,000 MLSOK
• 2020-06-13 Listing Removed — MLSOK
• 2019-12-12 Listed $156,000 MLSOK
• 2013-03-12 Listing Removed — MLSOK
• 2012-10-11 Listed $75,000 MLSOK
• 2001-06-22 Sold (MLS) $22,000 MLSOK
• 2001-05-23 Listing Removed — MLSOK
• 2000-03-09 Listed $22,000 MLSOK
• 1991-04-17 Sold (Public Records) $52,000 Public Records
• 1985-12-01 Sold (Public Records) $52,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $559 · +4.1% YoY. Source: county tax records.