2523 NW 44th St · Oklahoma City, OK 73112

$150,000

3 bd · 2.0 ba · 1,559 sqft · Other public records · 7 Days on market

Built 1958 8,398 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 +22.3/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +4.8/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming home with great curb appeal!! Fantastic neighborhood near Smitty Park; newer AC unit, wood floors, siding, & tile on back patio since '04. Second living could be fabulous master with huge FP & picture window overlooking the private treed backyard; Hurry to see!!

Key facts

• 8,398 sq ft lot
• 2 garage spots
• Built 1958

Property features AI

Finance

• Other: Located in Liberty Heights addition; Directions: SW of 50th and May; Owner is an associate of the brokerage
• Financial info: Not assumable; Financing qualification allowed
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Security: No storm shelter
• Utilities: No flood insurance required (per listing); No additional utility details provided
• Home design: Single family residence; One level; Existing property
• Construction: Brick and frame construction; Shingle roof; Conventional foundation; Living area reported as 1,559 (source: assessor)
• Exterior features: Interior lot; No additional exterior features listed

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: 3 bedrooms
• Flooring: No flooring details provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating or cooling details provided
• Interior features: One living area; Gas log fireplace; No in-law plan indicated
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $150k.

Deal economics

• At list price, monthly cash flow is $248 ($3k/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 $146k (2.3% below list).
• Recommended offer: $146k (2.3% below list) — sets the bar for 1% rule.
• Cap rate 8.3% 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: Monroe Es (math 12% / reading 12%, grade F, #667 of 845 statewide, top 82%, 323 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); 192 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 5,365 units permitted in Oklahoma County in 2024 (569 in 5+ unit buildings).
• This rent runs 30% of the median local income ($58k/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 $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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 24y 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 $125k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $146,499 (2.3% below list)

Questions for the listing agent

1. Built in 1958 — 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: 0.98% ✗
• Cap rate: 8.28%
• Cash-on-cash: 7.08%
• DSCR: 1.32
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.8% rent growth · sell at horizon

5-year hold

• IRR: -3.7%
• Equity multiple: 0.86×
• Total profit: $-5,877
• Equity at exit: $22,365

10-year hold

• IRR: 7.8%
• Equity multiple: 1.63×
• Total profit: $26,477
• Equity at exit: $12,969

Cash invested: $42,000 (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: 192
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,465 high
• Mortgage (P&I): −$787
• Tax from tax record: −$60 /mo · $725/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $248

Break-even live

Break-even rent $1,151

Max offer price $150,000

Occupancy floor 78%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2507 NW 44th St Oklahoma City, OK	2.0	2.0	1379	$1,550	$1.12	2d	1	0.07mi
2449 NW 42nd St Oklahoma City, OK	3.0	1.0	1070	$1,200	$1.12	43d	1	0.12mi
4501 N Youngs Blvd Oklahoma City, OK	2.0	2.0	1665	$1,550	$0.93	43d	1	0.31mi
4211 N Youngs Blvd Unit 216 Oklahoma City, OK	2.0	2.0	1100	$950	$0.86	23d	1	0.36mi
4211 N Youngs Blvd Unit 217 Oklahoma City, OK	2.0	2.0	1100	$1,050	$0.95	3d	1	0.36mi
2701 NW 48th St Oklahoma City, OK	3.0	2.0	1949	$1,875	$0.96	21d	1	0.37mi
2424 NW 39th St Oklahoma City, OK	2.0	1.0–1.5	787	$850	$1.08	3d	4	0.42mi
4301 N Pennsylvania Ave Unit M 200 Oklahoma City, OK	2.0	1.5	1100	$1,195	$1.09	23d	1	0.57mi
2225 NW 50th St Oklahoma City, OK	3.0	2.5	1330	$1,445	$1.09	23d	1	0.58mi
5200 N Oak St Oklahoma City, OK	3.0	1.0–2.5	1080	$3,979	$3.68	1d	64	0.61mi
2037 NW 46th St Oklahoma City, OK	3.0	2.0	1336	$1,535	$1.15	2d	1	0.65mi
2029 NW 46th St Oklahoma City, OK	3.0	2.0	1109	$1,550	$1.40	2d	1	0.67mi
2025 NW 46th St Oklahoma City, OK	3.0	1.5	1080	$1,495	$1.38	21d	1	0.68mi
3915 N Pennsylvania Ave Oklahoma City, OK	2.0	2.0	1065	$1,495	$1.40	43d	1	0.69mi
3633 N Youngs Blvd Oklahoma City, OK	3.0	2.5	1404	$1,450	$1.03	4d	1	0.70mi
5113 N Brookline Ave Oklahoma City, OK	2.0	1.0	1100	$1,000	$0.91	2d	1	0.76mi
3160 Nimitz Blvd Oklahoma City, OK	3.0	1.0	1068	$1,195	$1.12	44d	1	0.87mi
5320 N Drexel Blvd Oklahoma City, OK	3.0	2.5	1982	$1,980	$1.00	2d	1	0.90mi
3221 NW 39th Ter Oklahoma City, OK	3.0	1.0	1073	$1,350	$1.26	17d	1	0.90mi
1809 NW 39th St Oklahoma City, OK	3.0	2.0	1318	$1,625	$1.23	2d	1	0.92mi
4009 N Indiana Ave Oklahoma City, OK	4.0	3.0	2132	$2,695	$1.26	43d	1	0.94mi
3617 1/2 N Drexel Blvd Oklahoma City, OK	2.0	1.5	1343	$1,150	$0.86	2d	1	0.96mi
3609 N Drexel Blvd Unit 3611 Oklahoma City, OK	2.0	2.0	1375	$1,200	$0.87	23d	1	0.98mi
3611 N Drexel Blvd Oklahoma City, OK	2.0	2.0	1375	$1,200	$0.87	23d	1	0.98mi
3312 NW 45th Ter Oklahoma City, OK	3.0	1.5	1422	$1,425	$1.00	11d	1	0.98mi
2928 NW 33rd St Oklahoma City, OK	3.0	2.0	1450	$1,600	$1.10	43d	1	0.99mi
3235 NW 50th St Oklahoma City, OK	2.0	2.0	1216	$1,120	$0.92	4d	1	1.02mi
2037 NW 32nd Ter Oklahoma City, OK	2.0	1.5	1053	$1,100	$1.04	43d	1	1.05mi
1606 NW 45th St Oklahoma City, OK	3.0	2.0	1325	$1,700	$1.28	43d	1	1.06mi
3608 N Independence Ave Oklahoma City, OK	3.0	2.0	1597	$1,600	$1.00	23d	1	1.08mi
4861 N Blackwelder Ave Oklahoma City, OK	1.0–2.0	1.0–2.0	975	$985	$1.01	4d	6	1.09mi
2109 NW 31st St Oklahoma City, OK	3.0	1.0	1289	$1,350	$1.05	2d	1	1.10mi
3100 Northwest Expy Oklahoma City, OK	1.0–3.0	1.0–2.5	1029	$1,437	$1.40	1d	57	1.11mi
2400 NW 30th St Oklahoma City, OK	2.0	2.0	1078	$1,289	$1.20	43d	1	1.12mi
2400 NW 30th St Oklahoma City, OK	1.0–2.0	1.0–2.0	801	$1,279	$1.60	2d	11	1.13mi
1600 NW 38th St Oklahoma City, OK	3.0	2.0	1850	$2,400	$1.30	2d	1	1.16mi
1832 NW 33rd St Oklahoma City, OK	4.0	2.0	1464	$1,700	$1.16	43d	1	1.17mi
3407 NW 39th St Oklahoma City, OK	3.0	2.0	1400	$1,240	$0.89	23d	1	1.17mi
1731 NW 32nd St Unit 15 Oklahoma City, OK	3.0	2.0	1200	$1,175	$0.98	21d	1	1.27mi
2518 NW 62nd St Oklahoma City, OK	3.0	2.0	1953	$1,695	$0.87	43d	1	1.27mi

Listing history 6 events

1. 2026-06-18
   days on market $150,000 Active 7 DOM
2. 2026-06-17
   days on market $150,000 Active 6 DOM
3. 2026-06-16
   days on market $150,000 Active 5 DOM
4. 2026-06-15
   days on market $150,000 Active 4 DOM
5. 2026-06-13
   remarks 571-char remark
6. 2026-06-13
   listed $150,000 Active 2 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: $725 · $60/mo
• Projected year-2 tax: $1,350 · $112/mo
• Expected delta: +$625/yr (+$52/mo · 86.3%)

ⓘ 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: $17,580
• − Mortgage interest: −$8,402
• − Property taxes: −$725
• − Insurance: −$750
• − Repairs & maintenance: −$1,406
• − Management: −$1,406
• − Depreciation: −$4,364
• Taxable income: $526
• Est. tax owed @ 24.0%: −$126
• After-tax cash flow: $2,848/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

+105.5% since first listed

9 events — show timeline

• 2026-06-08 Listed $150,000 MLSOK
• 2007-07-10 Sold (Public Records) $125,000 Public Records
• 2007-05-25 Sold (MLS) $125,000 MLSOK
• 2007-04-20 Listed $129,000 MLSOK
• 2002-10-09 Sold (Public Records) $89,000 Public Records
• 2002-10-09 Sold (MLS) $89,000 MLSOK
• 2002-08-26 Listed $91,000 MLSOK
• 1987-11-30 Sold (Public Records) $63,000 Public Records
• 1982-01-01 Sold (Public Records) $73,000 Public Records

Property tax history

-5.7%/yr

Latest (2025): $725 · -0.8% YoY. Source: county tax records.