7300 Kings Manor Ct · Oklahoma City, OK 73132

$149,900

2 bd · 1.0 ba · 1,228 sqft · Townhouse public records · 14 Days on market

Built 1980 4,800 sqft lot Est $141k · 6% over

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Why this score? — see what drove the F 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 +12.1/30.0
• ARV discount +4.7/15.0
• Livability +4.0/5.0
• DSCR +3.6/10.0
• Rent growth +2.9/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

MUST SEE INSIDE, Priced to sell, for investor or 1st time home-buyer, excellent condition, new H & A, newer hard-wd floor, tile, bathtub, hotwater tank,move in ready..

Key facts

• Quiet cul-de-sac
• New hvac
• New water heater

Tags

• QUIET CUL-DE-SAC
• NEW HVAC
• NEW WATER HEATER
• NEW KITCHEN APPLIANCES
• NEW ROOF
• OPEN-CONCEPT LIVING

Property features AI

Finance

• Other: Homestead exemption indicated; Occupied by owner; Listing status: Active
• Financial info: Loan qualification: yes; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: Attached 2-car garage
• Utilities: No storm shelter; No flood insurance indicated
• Home design: Residential half duplex; One-level; Faces west; Existing property
• Construction: Brick and frame construction; Composition roof (new roof listed 2025); Slab foundation
• Exterior features: Interior lot; Wood fencing

Interior

• Kitchen: Free standing gas range and oven
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile; Wood
• Bathrooms: 2 full bathrooms
• Interior features: Living area with one living space; Dining area; Gas log fireplace
• Laundry & utility: Slab foundation (utility/maintenance access at slab)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $150k.

Deal economics

• At list price, monthly cash flow is $-33 ($-401/yr) — negative.
• To cash-flow at today's rent, offer at most $144k (3.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $114k (23.8% below list).
• Recommended offer: $114k (23.8% 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.
• 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: Apollo Es (math 15% / reading 12%, grade F, #642 of 845 statewide, top 76%, 527 students, 0% FRL); Cooper Ms (math 12% / reading 18%, grade F, #220 of 345 statewide, top 65%, 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); 194 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 $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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 18y 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 $54k; list at $150k implies a 178% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $114,290 (23.8% 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. 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. 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?
6. 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.
7. 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.
8. 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: 0.76% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.96%
• DSCR: 0.96
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $141,220
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7302 Kings Manor Ct	0.00mi	3/2.0 (+1)	1,228 (0%)	13mo	$152,000	$124	80
6813 NW 64th Ter	0.52mi	2/2.0	1,275 (+4%)	2mo	$154,999	$122	64
6807 NW 63rd Ter	0.61mi	3/2.0 (+1)	1,228 (0%)	0mo	$165,000	$134	62
6408 Lyrewood Ter	0.58mi	2/2.0	1,134 (-8%)	1mo	$135,000	$119	56
6815 NW 64th Ter	0.52mi	2/2.0	1,134 (-8%)	6mo	$148,000	$131	54
6804 NW 63rd Ter	0.62mi	2/2.0	1,278 (+4%)	13mo	$145,000	$113	50
6064 NW Expressway St	0.47mi	2/1.5	1,122 (-9%)	15mo	$89,990	$80	49
6414 Lyrewood Ter	0.56mi	3/2.0 (+1)	1,212 (-1%)	17mo	$122,000	$101	49
6511 Galaxie Ter	0.49mi	2/2.0	1,111 (-10%)	12mo	$125,000	$113	47
6807 NW 64th Ter	0.53mi	2/2.0	1,134 (-8%)	16mo	$130,000	$115	46
6808 NW 63rd Ter	0.63mi	2/2.0	1,117 (-9%)	10mo	$110,000	$98	44
6408 Galaxie Ter	0.57mi	2/2.0	1,117 (-9%)	15mo	$120,000	$107	42

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: -19.4%
• Equity multiple: 0.33×
• Total profit: $-28,129
• Equity at exit: $22,351

10-year hold

• IRR: -15.2%
• Equity multiple: 0.19×
• Total profit: $-34,052
• Equity at exit: $12,961

Cash invested: $41,972 (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: 194
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,143 high
• Mortgage (P&I): −$786
• Tax from tax record: −$88 /mo · $1,053/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $-33

Break-even live

Break-even rent $1,185

Max offer price $143,995

Occupancy floor 98%

Sensitivity live

Price	-10% $51	-5% $9	+0% $-33	+5% $-76	+10% $-118
Rent	-10% $-124	-5% $-79	+0% $-33	+5% $12	+10% $57
Rate	-1.0pp $42	-0.5pp $5	base $-33	+0.5pp $-72	+1.0pp $-112

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7525 Knight Lake Dr Oklahoma City, OK	1.0–3.0	1.0–2.0	1128	$965	$0.86	25d	7	0.26mi
7806 Lyrewood Ln Oklahoma City, OK	3.0	2.0	1355	$900	$0.66	4d	1	0.28mi
6708 W Wilshire Blvd Oklahoma City, OK	2.0–4.0	2.0	1259	$1,000	$0.79	4d	1	0.34mi
6900 London Way Oklahoma City, OK	1.0–3.0	1.0–3.0	1237	$1,050	$0.85	5d	2	0.36mi
6056 Northwest Expy Unit 1 Warr Acres, OK	2.0	1.5	1122	$995	$0.89	25d	1	0.37mi
6370 W Wilshire Blvd Oklahoma City, OK	1.0–3.0	1.0–2.0	975	$849	$0.87	25d	8	0.37mi
6034 NW Expressway Unit B Oklahoma City, OK	2.0	1.5	989	$895	$0.90	4d	1	0.38mi
6060 NW Expressway Unit C Oklahoma City, OK	1.0	1.0	816	$795	$0.97	25d	1	0.38mi
6024 NW Expressway Unit C Oklahoma City, OK	1.0	1.0	816	$795	$0.97	25d	1	0.38mi
6026 NW Expressway Unit C Oklahoma City, OK	1.0	1.0	816	$795	$0.97	25d	1	0.38mi
6032 NW Expressway Unit D Oklahoma City, OK	2.0	1.5	989	$895	$0.90	25d	1	0.38mi
6715 Lyrewood Ln Oklahoma City, OK	3.0	2.0	1309	$1,495	$1.14	6d	1	0.39mi
6713 Lyrewood Ln Oklahoma City, OK	3.0	2.0	1309	$1,395	$1.07	6d	1	0.39mi
6054 Northwest Expy Oklahoma City, OK	2.0	1.5	1122	$995	$0.89	25d	1	0.39mi
6400 NW Expressway Oklahoma City, OK	1.0–2.0	1.0–2.0	890	$999	$1.12	6d	1	0.43mi
6004 Northwest Expy Oklahoma City, OK	3.0	2.5	1400	$1,195	$0.85	25d	1	0.43mi
6066 Northwest Expy Warr Acres, OK	2.0	1.5	1122	$1,145	$1.02	25d	1	0.45mi
6605 Lyrewood Ln Oklahoma City, OK	2.0	2.0	1224	$1,100	$0.90	25d	1	0.46mi
6803 Woodlake Dr Oklahoma City, OK	2.0	2.0	977	$1,150	$1.18	25d	1	0.48mi
7215 N Macarthur Blvd Unit 4 Warr Acres, OK	1.0	1.0	700	$595	$0.85	5d	1	0.49mi
6916 Woodlake Dr Unit 6920 Oklahoma City, OK	3.0	2.0	1430	$1,300	$0.91	19d	1	0.57mi
6103 NW 63rd St Oklahoma City, OK	3.0	2.0	1300	$1,325	$1.02	4d	1	0.59mi
7024 Woodlake Dr Oklahoma City, OK	3.0	2.0	1200	$1,450	$1.21	19d	1	0.64mi
8501 Candlewood Dr Oklahoma City, OK	1.0	1.0	712	$835	$1.17	23d	1	0.73mi
8501 Candlewood Dr Oklahoma City, OK	3.0	2.0	1325	$1,275	$0.96	13d	1	0.73mi
8501 Candlewood Dr Oklahoma City, OK	1.0	1.0	712	$815	$1.14	25d	1	0.73mi
8501 Candlewood Dr Oklahoma City, OK	3.0	2.0	1325	$1,275	$0.96	22d	1	0.73mi
8501 Candlewood Dr Oklahoma City, OK	2.0	2.0	1025	$1,115	$1.09	18d	1	0.73mi
5929 NW 62nd St Oklahoma City, OK	3.0	1.0	1103	$1,550	$1.41	4d	1	0.86mi
6505 Cherokee Dr Warr Acres, OK	3.0	1.5	1455	$1,390	$0.96	4d	1	0.95mi
7021 Labelle Dr Warr Acres, OK	3.0	2.0	1365	$1,845	$1.35	18d	1	0.98mi
7021 Labelle Dr Warr Acres, OK	3.0	2.0	1365	$1,845	$1.35	21d	1	0.98mi
7020 Labelle Dr Warr Acres, OK	3.0	2.0	1365	$1,845	$1.35	3d	1	1.00mi
7036 Labelle Dr Warr Acres, OK	1.0	2.0	1120	$1,595	$1.42	13d	1	1.01mi
6932 Labelle Dr Warr Acres, OK	1.0	2.0	1120	$1,595	$1.42	25d	1	1.03mi
6932 Labelle Dr Warr Acres, OK	1.0	2.0	1120	$1,595	$1.42	19d	1	1.03mi
5633 Norman Rd Warr Acres, OK	3.0	2.0	1225	$1,375	$1.12	4d	1	1.07mi
6909 NW 59th St Bethany, OK	3.0	1.0	925	$1,365	$1.48	25d	1	1.08mi
9003 N Rockwell Dr Oklahoma City, OK	2.0	2.0	1431	$1,250	$0.87	25d	1	1.20mi
4727 NW 72nd St Unit 4727 Oklahoma City, OK	2.0	2.0	1280	$2,499	$1.95	3d	1	1.21mi

Listing history 6 events

1. 2026-05-08
   status Pending
2. 2026-04-23
   listed $149,900 Active
3. 2008-11-26
   soldstatus $54,000
4. 2008-11-21
   soldstatus $54,000 171-char remark

   Show marketing remark (171 chars)

   MUST SEE INSIDE, Priced to sell, for investor or 1st time home-buyer, excellent condition, new H & A, newer hard-wd floor, tile, bathtub, hotwater tank,move in ready..

5. 2008-09-09
   listed $57,000 171-char remark

   Show marketing remark (171 chars)

   MUST SEE INSIDE, Priced to sell, for investor or 1st time home-buyer, excellent condition, new H & A, newer hard-wd floor, tile, bathtub, hotwater tank,move in ready..

6. 1986-12-01
   soldstatus $41,000

ⓘ 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: $1,053 · $88/mo
• Projected year-2 tax: $1,349 · $112/mo
• Expected delta: +$296/yr (+$25/mo · 28.1%)

ⓘ 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 · 20 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: $13,715
• − Mortgage interest: −$8,397
• − Property taxes: −$1,053
• − Insurance: −$750
• − Repairs & maintenance: −$1,097
• − Management: −$1,097
• − Depreciation: −$4,361
• Taxable loss: −$3,040
• Est. tax savings @ 24.0%: +$730
• After-tax cash flow: $328/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

+265.6% since first listed

6 events — show timeline

• 2026-05-08 Pending — MLSOK
• 2026-04-23 Listed $149,900 MLSOK
• 2008-11-26 Sold (Public Records) $54,000 Public Records
• 2008-11-21 Sold (MLS) $54,000 MLSOK
• 2008-09-09 Listed $57,000 MLSOK
• 1986-12-01 Sold (Public Records) $41,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $1,053 · +4.1% YoY. Source: county tax records.