2312 Cashion Pl · Oklahoma City, OK 73112

$166,500

2 bd · 1.0 ba · 1,332 sqft · SingleFamily public records · 160 Days on market

Built 1942 6,952 sqft lot $125/sqft · 18% below area Est $204k · 18% 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 +11.4/30.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• DSCR +3.3/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This well-located home offers a comfortable one and one half-level layout with practical living spaces and classic appeal. The floor plan provides two bedrooms, a functional living area, and a seamless flow suited for everyday living. Covered porch and patio areas extend the living space outdoors, offering a welcoming setting for relaxing or entertaining. Situated on an interior lot with a concrete drive, the property benefits from a convenient location near major roadways, shopping, dining, and local amenities. The converted garage adds flexibility for interior use, storage, or additional living space depending on future needs. A solid opportunity in an established neighborhood with strong accessibility and long-term potential. Property is tenant occupied—please do not disturb tenants.

Key facts

• Covered porch
• Converted garage
• Interior lot

Tags

• COVERED PORCH
• PATIO AREAS
• INTERIOR LOT
• CONCRETE DRIVE
• CONVERTED GARAGE
• ESTABLISHED NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $166k.

Deal economics

• At list price, monthly cash flow is $-57 ($-690/yr) — negative.
• To cash-flow at today's rent, offer at most $156k (6.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (25.4% below list).
• Recommended offer: $124k (25.4% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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 (+4.8%/yr); 197 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 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 160 days — a 12% lower offer ($147k) 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

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• 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 $124,143 (25.4% 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 160 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1942 — 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: 0.75% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.48%
• DSCR: 0.93
• GRM: 11.2

CMA / ARV

• ARV (median comp): $203,766
• List price: $166,500
• Delta: -18.29%
• 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
2033 NW 31st Ter	0.35mi	3/1.5 (+1)	1,356 (+2%)	2mo	$137,000	$101	72
1911 NW 29 St	0.48mi	3/1.0 (+1)	1,330 (-0%)	2mo	$147,000	$111	71
2116 NW 30th St	0.25mi	2/2.0	1,464 (+10%)	0mo	$190,000	$130	67
2004 NW 30th St	0.39mi	3/1.0 (+1)	1,401 (+5%)	2mo	$150,000	$107	66
2921 Cummings Dr	0.48mi	3/1.0 (+1)	1,382 (+4%)	2mo	$289,000	$209	65
3824 Key Pl	0.57mi	3/2.0 (+1)	1,310 (-2%)	1mo	$204,000	$156	61
1732 NW 32nd St	0.62mi	3/1.0 (+1)	1,296 (-3%)	2mo	$125,000	$96	60
2321 N Youngs Blvd	0.58mi	2/1.0	1,216 (-9%)	1mo	$179,000	$147	58
1704 NW 31st St	0.68mi	2/2.0	1,287 (-3%)	2mo	$245,000	$190	57
2560 NW 23rd St	0.67mi	3/1.0 (+1)	1,407 (+6%)	0mo	$180,000	$128	54
2333 NW 37th St	0.53mi	2/2.0	1,487 (+12%)	2mo	$215,000	$145	50
2728 W Eubanks St	0.66mi	3/2.0 (+1)	1,503 (+13%)	0mo	$210,000	$140	38

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 · 4.8% rent growth · sell at horizon

5-year hold

• IRR: -17.0%
• Equity multiple: 0.39×
• Total profit: $-28,403
• Equity at exit: $24,826

10-year hold

• IRR: -6.2%
• Equity multiple: 0.57×
• Total profit: $-19,908
• Equity at exit: $14,396

Cash invested: $46,620 (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 73112

• Rents YoY: 4.8%
• Active inventory: 197
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,241 high
• Mortgage (P&I): −$873
• Tax from tax record: −$96 /mo · $1,148/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $-57

Break-even live

Break-even rent $1,314

Max offer price $156,346

Occupancy floor 100%

Sensitivity live

Price	-10% $37	-5% $-10	+0% $-57	+5% $-105	+10% $-152
Rent	-10% $-156	-5% $-107	+0% $-57	+5% $-8	+10% $41
Rate	-1.0pp $26	-0.5pp $-15	base $-57	+0.5pp $-101	+1.0pp $-145

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: $41,625
• Closing costs: $4,995
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2400 NW 30th St Oklahoma City, OK	2.0	2.0	1078	$1,289	$1.20	45d	1	0.13mi
2400 NW 30th St Oklahoma City, OK	1.0–2.0	1.0–2.0	801	$1,279	$1.60	3d	11	0.18mi
2109 NW 31st St Oklahoma City, OK	3.0	1.0	1289	$1,350	$1.05	4d	1	0.28mi
2100 NW 33rd St Oklahoma City, OK	2.0	1.0	1004	$1,245	$1.24	4d	1	0.34mi
2504 NW 27th St Oklahoma City, OK	2.0	1.0	1303	$1,450	$1.11	45d	1	0.38mi
2037 NW 32nd Ter Oklahoma City, OK	2.0	1.5	1053	$1,100	$1.04	45d	1	0.38mi
2400 NW 36th St Oklahoma City, OK	2.0	1.0	950	$1,100	$1.16	45d	1	0.40mi
3633 N Youngs Blvd Oklahoma City, OK	3.0	2.5	1404	$1,450	$1.03	5d	1	0.41mi
2022 NW 33rd St Oklahoma City, OK	3.0	1.0	936	$1,150	$1.23	17d	1	0.42mi
2042 NW 34th St Oklahoma City, OK	2.0	1.0	968	$1,050	$1.08	13d	1	0.42mi
2004 NW 28th St Oklahoma City, OK	2.0	1.0	1425	$1,195	$0.84	45d	1	0.44mi
2024 NW 26th St Oklahoma City, OK	2.0	1.0	947	$1,099	$1.16	45d	1	0.49mi
2605 NW 24th St Oklahoma City, OK	2.0	1.0	1300	$1,525	$1.17	4d	1	0.58mi
2300 N Youngs Blvd Oklahoma City, OK	1.0	1.0	1176	$865	$0.74	45d	1	0.63mi
2736 NW 27th St Oklahoma City, OK	3.0	2.0	1657	$1,895	$1.14	3d	1	0.64mi
1731 NW 32nd St Unit 11 Oklahoma City, OK	2.0	1.0	1000	$850	$0.85	25d	1	0.65mi
1731 NW 32nd St Unit 15 Oklahoma City, OK	3.0	2.0	1200	$1,175	$0.98	23d	1	0.65mi
2236 NW 22nd St Oklahoma City, OK	2.0	1.0	1200	$950	$0.79	23d	1	0.65mi
2424 NW 39th St Oklahoma City, OK	2.0	1.0–1.5	787	$850	$1.08	5d	4	0.65mi
1704 NW 32nd St Oklahoma City, OK	2.0	1.0	1187	$1,500	$1.26	4d	1	0.70mi
3915 N Pennsylvania Ave Oklahoma City, OK	2.0	2.0	1065	$1,495	$1.40	45d	1	0.72mi
2517 NW 38th St Oklahoma City, OK	3.0	1.0	1000	$1,225	$1.23	5d	1	0.72mi
2517 NW 38th St Oklahoma City, OK	3.0	1.0	1000	$1,225	$1.23	25d	1	0.72mi
1601 NW 30th St Oklahoma City, OK	2.0	1.0–2.0	698	$999	$1.43	25d	13	0.76mi
1605 NW 29th St Oklahoma City, OK	2.0	1.0	885	$995	$1.12	45d	1	0.79mi
1607 NW 29th St Oklahoma City, OK	2.0	1.0	885	$850	$0.96	25d	1	0.79mi
2808 NW 24th St Unit A Oklahoma City, OK	3.0	1.5	1604	$1,595	$0.99	4d	1	0.79mi
2748 NW 22nd St Oklahoma City, OK	2.0	1.0	1066	$1,500	$1.41	4d	1	0.80mi
2932 NW 32nd St Oklahoma City, OK	1.0	1.0	1000	$695	$0.69	45d	1	0.81mi
2928 NW 33rd St Oklahoma City, OK	3.0	2.0	1450	$1,600	$1.10	45d	1	0.81mi
2207 NW 19th St Oklahoma City, OK	1.0	1.5	1208	$1,050	$0.87	5d	1	0.83mi
2209 NW 19th St Oklahoma City, OK	1.0	1.0	950	$1,000	$1.05	5d	1	0.83mi
2209 NW 19th St Oklahoma City, OK	1.0	1.0	950	$1,000	$1.05	3d	1	0.83mi
2477 NW 40th St Oklahoma City, OK	2.0	1.0	1011	$1,150	$1.14	45d	1	0.87mi
3000 NW 27th St Oklahoma City, OK	2.0	1.0	967	$1,095	$1.13	13d	1	0.90mi
3000 NW 27th St Oklahoma City, OK	2.0	1.0	967	$1,095	$1.13	5d	1	0.90mi
1446 NW 31st St Unit A Oklahoma City, OK	2.0	1.0	1000	$985	$0.98	3d	1	0.93mi
1446 NW 31st St Unit B Oklahoma City, OK	2.0	1.0	900	$1,040	$1.16	45d	1	0.93mi
2301 N Florida Ave Oklahoma City, OK	2.0	1.5	1700	$1,235	$0.73	18d	1	0.93mi
1809 NW 39th St Oklahoma City, OK	3.0	2.0	1318	$1,625	$1.23	4d	1	0.94mi

Listing history 17 events

1. 2026-06-21
   days on market $166,500 Active 160 DOM
2. 2026-06-18
   days on market $166,500 Active 157 DOM
3. 2026-06-17
   days on market $166,500 Active 156 DOM
4. 2026-06-16
   days on market $166,500 Active 155 DOM
5. 2026-06-15
   days on market $166,500 Active 154 DOM
6. 2026-06-13
   days on market $166,500 Active 152 DOM
7. 2026-06-09
   days on market $166,500 Active 148 DOM
8. 2026-06-08
   days on market $166,500 Active 147 DOM
9. 2026-06-07
   days on market $166,500 Active 146 DOM
10. 2026-06-05
    days on market $166,500 Active 143 DOM
11. 2026-06-03
    days on market $166,500 Active 142 DOM
12. 2026-06-02
    days on market $166,500 Active 141 DOM
13. 2026-06-01
    days on market $166,500 Active 140 DOM
14. 2026-05-31
    days on market $166,500 Active 139 DOM
15. 2026-01-10
    listed $166,500 Active 803-char remark

    Show marketing remark (803 chars)

    This well-located home offers a comfortable one and one half-level layout with practical living spaces and classic appeal. The floor plan provides two bedrooms, a functional living area, and a seamless flow suited for everyday living. Covered porch and patio areas extend the living space outdoors, offering a welcoming setting for relaxing or entertaining. Situated on an interior lot with a concrete drive, the property benefits from a convenient location near major roadways, shopping, dining, and local amenities. The converted garage adds flexibility for interior use, storage, or additional living space depending on future needs. A solid opportunity in an established neighborhood with strong accessibility and long-term potential. Property is tenant occupied—please do not disturb tenants.

16. 2026-01-05
    status Active
17. 2025-12-08
    listed $155,000 Active

ⓘ 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: $1,148 · $96/mo
• Projected year-2 tax: $1,498 · $125/mo
• Expected delta: +$350/yr (+$29/mo · 30.5%)

ⓘ 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 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: $14,897
• − Mortgage interest: −$9,327
• − Property taxes: −$1,148
• − Insurance: −$832
• − Repairs & maintenance: −$1,192
• − Management: −$1,192
• − Depreciation: −$4,844
• Taxable loss: −$3,637
• Est. tax savings @ 24.0%: +$873
• After-tax cash flow: $183/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): 30,372
• Household income: $58,419
• Rent vs Own: 48.3% rent · 51.7% own
• Severe rent burden: 1555.0

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 0.65)
• Race & ethnicity: White 55% Hispanic / Latino 18% Black 13% Two or more races 12% Asian 4% Native American 3%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 12% · Canada, Vietnam, China
• Languages at home: 82% English-only · Spanish 12% Other Indo-European 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: ▼ -283.17%
• Current HPI: 253.682
• Rent YoY: ▲ 4.80%
• 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

+7.4% since first listed

3 events — show timeline

• 2026-01-10 Listed $166,500 MLSOK
• 2026-01-05 Relisted — MLSOK
• 2025-12-08 Listed $155,000 MLSOK

Property tax history

+4.6%/yr

Latest (2025): $1,148 · +4.2% YoY. Source: county tax records.