1229 NW 81st St · Oklahoma City, OK 73114

$159,900

3 bd · 1.0 ba · 1,062 sqft · SingleFamily public records · 40 Days on market

Built 1950 7,248 sqft lot $151/sqft · at area comps Est $161k · at est.

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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).

• Cash flow +16.2/30.0
• ARV discount +7.9/15.0
• DSCR +5.0/10.0
• Livability +4.0/5.0
• 1% rule +3.6/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Cute Home right around the corner from Nichols Hills Elementary School. Gorgeous Hardwood flooring in Living, Hallway and 2 of the Bedrooms. Kitchen is Spacious with a Dining Area and Painted White Cabinetry. The 3rd Bedroom is right off of the Kitchen & Garage. This room would make a great office/workshop or bedroom. Large Backyard great for pets, entertaining or a garden. Roof is only 5 months old. HVAC is 2 years old. Hot water tank Oct 2022. Make this one yours today!

Key facts

• Hardwood flooring
• Spacious kitchen
• Large backyard

Tags

• HARDWOOD FLOORING
• SPACIOUS KITCHEN
• LARGE BACKYARD
• ROOF IS ONLY 5 MONTHS OLD
• HVAC IS 2 YEARS OLD
• HOT WATER TANK OCT 2022

Property features AI

Finance

• Financial info: Listing terms: Cash, Conventional; Assumable loan: No
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Utilities: Electricity available; Public utilities
• Home design: Single family residence; One and one-half story; Faces south; Residential property
• Construction: Frame and stone construction; Composition roof (2025); Conventional foundation
• Exterior features: Chain link fence; Interior lot

Interior

• Kitchen: Disposal
• Bedrooms: 3 bedrooms
• Flooring: Laminate; Tile; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump (heating); Heat pump (cooling)
• Interior features: Ceiling fan(s); No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $84 ($1k/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 $137k (14.5% below list).
• Recommended offer: $137k (14.5% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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: Nichols Hills Es (math 17% / reading 17%, grade F, #540 of 845 statewide, top 68%, 494 students, 0% FRL); Classen Ms of Advanced Studies (math 35% / reading 46%, grade F, #6 of 345 statewide, top 1%, 855 students, 0% FRL); John Marshall Hs (math 2% / reading 8%, grade F, #430 of 447 statewide, top 99%, 829 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.
• Zoned-school proficiency averages 21% at this address vs 8% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Oklahoma City average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.5%/yr); 150 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 40 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $9k; list at $160k implies a 1677% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $136,770 (14.5% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.86% ✗
• Cap rate: 6.92%
• Cash-on-cash: 2.26%
• DSCR: 1.10
• GRM: 9.7

CMA / ARV

• ARV (median comp): $161,268
• List price: $159,900
• Delta: -0.85%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1310 NW 84th St	0.17mi	3/1.0	1,024 (-4%)	1mo	$148,400	$145	85
1221 NW 83rd St	0.13mi	3/1.0	996 (-6%)	2mo	$161,000	$162	82
8516 N Mckinley Ave	0.25mi	3/1.0	1,080 (+2%)	11mo	$161,000	$149	77
1223 NW 84th St	0.19mi	3/1.0	1,037 (-2%)	12mo	$160,000	$154	77
923 Kenilworth Rd	0.35mi	2/1.5 (-1)	1,064 (+0%)	5mo	$148,500	$140	72
904 Westchester Dr	0.40mi	3/1.0	980 (-8%)	2mo	$155,000	$158	67
913 NW 87th St	0.52mi	3/2.0	1,099 (+4%)	2mo	$219,900	$200	64
904 NW 88th St	0.57mi	3/2.0	1,110 (+4%)	2mo	$200,000	$180	60
1406 Sheffield Rd	0.69mi	3/1.0	1,070 (+1%)	10mo	$150,000	$140	58
740 NW 87th St	0.60mi	2/2.0 (-1)	974 (-8%)	2mo	$160,000	$164	47
1416 NW 92nd St	0.72mi	2/1.0 (-1)	988 (-7%)	6mo	$66,000	$67	45
1315 Oxford Way	0.73mi	2/1.0 (-1)	906 (-15%)	14mo	$195,000	$215	25

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 · 3.47% rent growth · sell at horizon

5-year hold

• IRR: -12.3%
• Equity multiple: 0.55×
• Total profit: $-19,945
• Equity at exit: $23,842

10-year hold

• IRR: -2.6%
• Equity multiple: 0.82×
• Total profit: $-7,958
• Equity at exit: $13,825

Cash invested: $44,772 (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 73114

• Home prices YoY: -12.5%
• Rents YoY: 3.5%
• Active inventory: 150
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,368 high
• Mortgage (P&I): −$839
• Tax from tax record: −$91 /mo · $1,094/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $84

Break-even live

Break-even rent $1,261

Max offer price $159,900

Occupancy floor 89%

Sensitivity live

Price	-10% $175	-5% $129	+0% $84	+5% $39	+10% $-6
Rent	-10% $-24	-5% $30	+0% $84	+5% $138	+10% $192
Rate	-1.0pp $165	-0.5pp $125	base $84	+0.5pp $43	+1.0pp $1

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1214 NW 81st St Oklahoma City, OK	3.0	1.0	1100	$1,350	$1.23	4d	1	0.06mi
1227 NW 80th St Oklahoma City, OK	4.0	1.5	1458	$1,400	$0.96	18d	1	0.06mi
1208 NW 81st St Oklahoma City, OK	4.0	1.0	1156	$1,450	$1.25	4d	1	0.07mi
1216 NW 84th St Oklahoma City, OK	2.0	1.5	1140	$900	$0.79	6d	1	0.18mi
1133 NW 84th St Oklahoma City, OK	3.0	1.0	884	$1,150	$1.30	25d	1	0.26mi
1025 NW 86th St Oklahoma City, OK	2.0	1.5	1100	$1,000	$0.91	45d	1	0.50mi
1435 NW 91st St Oklahoma City, OK	2.0	1.5	1090	$1,000	$0.92	45d	1	0.70mi
745 NW 89th St Oklahoma City, OK	3.0	1.0	1000	$1,275	$1.27	4d	1	0.72mi
1304 Downing St Oklahoma City, OK	2.0	1.0	1345	$1,395	$1.04	6d	1	0.72mi
1434 NW 92nd St Unit 3 Oklahoma City, OK	2.0	1.5	950	$915	$0.96	45d	1	0.72mi
1441 NW 92nd St Oklahoma City, OK	1.0–2.0	1.0	725	$850	$1.17	45d	1	0.76mi
445 NW 86th St Oklahoma City, OK	3.0	2.0	1448	$1,325	$0.92	4d	1	0.84mi
401 NW 81st St Oklahoma City, OK	4.0	1.5	1419	$1,350	$0.95	45d	1	0.85mi
8801 N Walker Ave Unit B Oklahoma City, OK	3.0	2.0	1250	$1,450	$1.16	45d	1	0.86mi
1425 NW 94th St Oklahoma City, OK	2.0	1.0	816	$795	$0.97	23d	1	0.90mi
1707 Brighton Ave Oklahoma City, OK	3.0	2.0	1168	$1,300	$1.11	4d	1	0.90mi
1622 W Britton Rd Oklahoma City, OK	3.0	2.0	1370	$1,460	$1.07	23d	1	0.91mi
1618 Oxford Way Oklahoma City, OK	3.0	1.0	1039	$1,350	$1.30	25d	1	0.93mi
1702 W Britton Rd Oklahoma City, OK	2.0	1.0	950	$1,195	$1.26	4d	1	0.96mi
1417 NW 95th St Oklahoma City, OK	2.0	1.0	916	$1,085	$1.18	25d	1	0.96mi
9111 N Walker Ave Oklahoma City, OK	3.0	1.5	1092	$1,195	$1.09	4d	1	0.98mi
1708 Sheffield Rd Oklahoma City, OK	3.0	1.0	1057	$1,400	$1.32	4d	1	0.99mi
1016 NW 67th St Oklahoma City, OK	2.0	1.0–2.0	708	$2,395	$3.38	3d	6	1.03mi
236 NW 81st St Oklahoma City, OK	3.0	2.0	1240	$1,250	$1.01	25d	1	1.05mi
1110 Sherwood Ln #224 Nichols Hills, OK	2.0	2.5	1250	$2,000	$1.60	45d	1	1.07mi
324 NW 89th St Oklahoma City, OK	3.0	1.5	1307	$1,495	$1.14	25d	1	1.08mi
225 NW 80th St Oklahoma City, OK	3.0	1.5	1223	$1,450	$1.19	4d	1	1.08mi
333 NW 90th St Oklahoma City, OK	3.0	1.5	1053	$1,350	$1.28	45d	1	1.11mi
9721 Georgia Ave Oklahoma City, OK	3.0	2.0	1442	$1,685	$1.17	6d	1	1.14mi
912 NW 98th St Oklahoma City, OK	3.0	1.0	1364	$1,250	$0.92	45d	1	1.18mi
413 W Britton Rd Oklahoma City, OK	2.0	1.0	912	$840	$0.92	22d	1	1.20mi
413 W Britton Rd Oklahoma City, OK	2.0	1.0	912	$840	$0.92	25d	1	1.20mi
911 NW 98th St Oklahoma City, OK	3.0	1.0	1122	$1,100	$0.98	4d	1	1.21mi
1913 Downing St Oklahoma City, OK	2.0	1.0	940	$1,245	$1.32	4d	1	1.29mi
1913 Downing St Oklahoma City, OK	2.0	1.0	940	$1,245	$1.32	4d	1	1.29mi
9519 Stratford Dr Oklahoma City, OK	3.0	1.0	1141	$1,450	$1.27	4d	1	1.35mi
1025 Hoyt Ave Oklahoma City, OK	4.0	1.0	884	$1,150	$1.30	13d	1	1.36mi
2024 Churchill Way Oklahoma City, OK	3.0	1.0	1278	$1,500	$1.17	6d	1	1.36mi
2116 Andover Ct Oklahoma City, OK	3.0	1.0	1103	$1,495	$1.36	6d	1	1.37mi
910 NW 101st St Oklahoma City, OK	3.0	1.0	1100	$1,400	$1.27	4d	1	1.41mi

Listing history 16 events

1. 2026-06-21
   days on market $159,900 Active 40 DOM
2. 2026-06-18
   days on market $159,900 Active 37 DOM
3. 2026-06-17
   days on market $159,900 Active 36 DOM
4. 2026-06-16
   days on market $159,900 Active 35 DOM
5. 2026-06-15
   days on market $159,900 Active 34 DOM
6. 2026-06-13
   days on market $159,900 Active 32 DOM
7. 2026-06-09
   days on market $159,900 Active 28 DOM
8. 2026-06-08
   days on market $159,900 Active 27 DOM
9. 2026-06-07
   days on market $159,900 Active 26 DOM
10. 2026-06-05
    days on market $159,900 Active 23 DOM
11. 2026-06-03
    days on market $159,900 Active 22 DOM
12. 2026-06-02
    days on market $159,900 Active 21 DOM
13. 2026-06-01
    days on market $159,900 Active 20 DOM
14. 2026-05-31
    days on market $159,900 Active 19 DOM
15. 2026-05-12
    listed $159,900 Active 494-char remark
16. 1983-06-01
    soldstatus $9,000

ⓘ 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: $1,094 · $91/mo
• Projected year-2 tax: $1,439 · $120/mo
• Expected delta: +$346/yr (+$29/mo · 31.6%)

ⓘ 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 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,412
• − Mortgage interest: −$8,957
• − Property taxes: −$1,094
• − Insurance: −$800
• − Repairs & maintenance: −$1,313
• − Management: −$1,313
• − Depreciation: −$4,652
• Taxable loss: −$1,715
• Est. tax savings @ 24.0%: +$412
• After-tax cash flow: $1,422/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): 17,656
• Household income: $54,936
• Rent vs Own: 65.5% rent · 34.5% own
• Severe rent burden: 1035.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Black 41% White 29% Hispanic / Latino 20% Two or more races 12% Native American 3%
• Hispanic origin (detail): Mexican 16% Puerto Rican 1%
• Common ancestry: Russian 1% Slovak 1% Italian 1%
• Foreign-born: 12% · Canada, Jamaica
• Languages at home: 78% English-only · Spanish 18%

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: ▼ -44.26%
• Current HPI: 310.4705
• Rent YoY: ▲ 3.47%
• 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

+1676.7% since first listed

2 events — show timeline

• 2026-05-12 Listed $159,900 MLSOK
• 1983-06-01 Sold (Public Records) $9,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $1,094 · +4.2% YoY. Source: county tax records.