1201 Carverdale Dr · Oklahoma City, OK 73117

$119,900

2 bd · 1.0 ba · 925 sqft · SingleFamily public records · 31 Days on market

Built 1946 6,172 sqft lot Est $88k · 36% over

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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 +17.8/30.0
• Appreciation +6.2/10.0
• DSCR +5.6/10.0
• 1% rule +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• ARV discount +0.0/15.0

Listing remarks

Discover the perfect blend of charm and convenience in this beautifully refinished 3-bedroom, 1-bath home located less than 10 minutes from downtown. Step inside to find a refreshed interior featuring updated finishes and inviting living spaces designed for comfort and functionality. The garage has been converted into an extra bonus space and the there is a brand new sewer line! Enjoy relaxing mornings on the covered front porch or entertain guests year-round under the spacious covered patio. Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this home offers timeless appeal in a prime location close to shopping, dining, and city amenities. Owner of thi

Key facts

• Covered front porch
• Updated finishes
• Refreshed interior

Tags

• REFRESHED INTERIOR
• UPDATED FINISHES
• EXTRA BONUS SPACE
• NEW SEWER LINE
• COVERED FRONT PORCH
• SPACIOUS COVERED PATIO

Property features AI

Finance

• Other: Owner is an associate of the listing brokerage; Property is not occupied; Living area reported as 973 (per appraisal)
• Financial info: Listing accepts Cash, Conventional, and Special Funding; Assumable loan status: Unknown; Loan qualification: Unknown
• HOA & community: No mandatory association dues

Exterior

• Parking: Concrete parking
• Utilities: Manual geocode (location verified); Directions: Heading west on NW 10th St, turn right on Carverdale Dr; property is on the left
• Home design: Single-family residence; One level; Existing property
• Construction: Brick and frame construction with masonry veneer; Composition roof; Conventional foundation; Built prior to current listing
• Exterior features: Covered patio; Covered porch; Rain gutters; Interior lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Interior features: Ceiling fan(s); No fireplace; One living area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $100 ($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 $109k (9.4% below list).
• Recommended offer: $109k (9.4% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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: Thelma R. Parks Es (math 2% / reading 2%, grade F, #802 of 845 statewide, top 100%, 472 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: 75 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 5,365 units permitted in Oklahoma County in 2024 (569 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($829 loan paydown + $3k appreciation (2.4% local appreciation)).
• Oklahoma County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.4% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,571 (9.4% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — 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: 0.91% ✗
• Cap rate: 7.29%
• Cash-on-cash: 3.56%
• DSCR: 1.16
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $87,875
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2525 NE 14th St	0.32mi	2/1.0	895 (-3%)	4mo	$60,000	$67	76
1701 N Fairmont Ave	0.37mi	2/1.0	927 (+0%)	8mo	$73,000	$79	76
2509 NE 13th St	0.25mi	3/1.5 (+1)	980 (+6%)	1mo	$155,000	$158	71
1720 Wickliff St	0.70mi	2/1.5	902 (-2%)	0mo	$100,000	$111	61
1157 E Bellevidere Dr	0.08mi	3/2.0 (+1)	1,037 (+12%)	7mo	$75,000	$72	61
2041 NE 18th St	0.55mi	2/1.0	848 (-8%)	1mo	$109,000	$129	60
1504 N Magnolia St	0.58mi	2/1.5	995 (+8%)	5mo	$43,250	$43	54
1908 NE Grand Blvd	0.59mi	3/1.0 (+1)	998 (+8%)	6mo	$85,000	$85	49
1716 N Highland Dr	0.43mi	3/1.0 (+1)	1,040 (+12%)	7mo	$145,000	$139	49
1004 N Bryant Ave	0.67mi	3/1.0 (+1)	850 (-8%)	3mo	$145,000	$171	48
2021 N Page Ave	0.61mi	3/1.0 (+1)	1,005 (+9%)	7mo	$95,000	$95	46
2032 NE Grand Blvd	0.70mi	2/1.0	1,040 (+12%)	2mo	$45,000	$43	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.2%
• Equity multiple: 1.51×
• Total profit: $17,106
• Equity at exit: $50,016

10-year hold

• IRR: 12.0%
• Equity multiple: 2.69×
• Total profit: $56,641
• Equity at exit: $74,177

Cash invested: $33,572 (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 73117

• Home prices YoY: 1.3%
• Active inventory: 75
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,086 high
• Mortgage (P&I): −$629
• Tax from tax record: −$79 /mo · $951/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $100

Break-even live

Break-even rent $959

Max offer price $119,900

Occupancy floor 86%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1321 Bellevidere Dr Oklahoma City, OK	3.0	2.0	1000	$1,200	$1.20	23d	1	0.17mi
2520 NE 14th St Oklahoma City, OK	3.0	1.0	1070	$1,099	$1.03	43d	1	0.28mi
2501 NE 16th St Oklahoma City, OK	2.0	1.0	941	$1,100	$1.17	43d	1	0.39mi
1709 N Page Ave Oklahoma City, OK	2.0	1.0	967	$895	$0.93	23d	1	0.39mi
1801 E Park Pl Oklahoma City, OK	2.0	1.0	734	$695	$0.95	43d	1	0.53mi
2132 NE 19th St Oklahoma City, OK	2.0	1.0	850	$950	$1.12	43d	1	0.56mi
2620 NE 19th St Oklahoma City, OK	2.0	1.0	900	$995	$1.11	43d	1	0.61mi
2200 Hardin Dr Oklahoma City, OK	3.0	1.0	1091	$1,025	$0.94	43d	1	0.65mi
2132 Miramar Blvd Oklahoma City, OK	2.0	1.0	768	$800	$1.04	2d	1	0.67mi
2036 NE Grand Blvd Oklahoma City, OK	2.0	1.0	1092	$995	$0.91	2d	1	0.69mi
2107 Hardin Dr Oklahoma City, OK	3.0	1.0	999	$875	$0.88	43d	1	0.71mi
3049 NE 15th St Oklahoma City, OK	2.0	1.0	660	$895	$1.36	2d	1	0.80mi
2300 Granada Blvd Oklahoma City, OK	3.0	1.0	999	$1,000	$1.00	11d	1	0.82mi
1727 NE 19th St Oklahoma City, OK	3.0	1.0	892	$995	$1.12	43d	1	0.82mi
1801 N Jordan Ave Oklahoma City, OK	2.0	1.0	1080	$1,000	$0.93	14d	1	0.84mi
2112 NE 23rd St Oklahoma City, OK	3.0	1.0	1117	$1,070	$0.96	17d	1	0.84mi
1722 NE 20th St Oklahoma City, OK	2.0	1.0	800	$1,070	$1.34	43d	1	0.86mi
1609 NE 18th St Oklahoma City, OK	2.0	1.0	899	$900	$1.00	4d	1	0.87mi
1445 NE 10th St Oklahoma City, OK	2.0	1.0	1011	$1,195	$1.18	17d	1	0.90mi
1450 NE 16th Ter Oklahoma City, OK	3.0	1.0	1096	$1,295	$1.18	43d	1	0.94mi
3212 NE 15th St Oklahoma City, OK	3.0	1.0	825	$965	$1.17	10d	1	0.96mi
1436 NE 8th St Oklahoma City, OK	2.0	1.0	1048	$1,095	$1.04	43d	1	0.97mi
3333 NE 12th St Oklahoma City, OK	2.0	1.0	720	$1,000	$1.39	43d	1	1.03mi
3317 NE 15th St Oklahoma City, OK	3.0	1.0	816	$1,395	$1.71	43d	1	1.08mi
1148 N Lottie Ave Oklahoma City, OK	2.0	1.0	1040	$1,150	$1.11	3d	1	1.09mi
1330 NE 7th St Unit A Oklahoma City, OK	1.0	1.0	534	$900	$1.69	43d	1	1.11mi
1812 NE 24th St Oklahoma City, OK	3.0	1.0	1071	$1,175	$1.10	2d	1	1.12mi
1931 NE 25th St Unit 10 Oklahoma City, OK	2.0	1.0	900	$875	$0.97	23d	1	1.12mi
1904 NE 25th St Oklahoma City, OK	2.0	1.0	939	$950	$1.01	4d	1	1.12mi
1921 NE 25th St Unit 3 Oklahoma City, OK	2.0	1.0	900	$875	$0.97	20d	1	1.13mi
1220 NE 17th St Oklahoma City, OK	2.0	1.0	1100	$1,195	$1.09	43d	1	1.21mi
1401 NE 22nd St Oklahoma City, OK	2.0	1.0	728	$1,100	$1.51	23d	1	1.25mi
1200 NE 17th St Unit B Oklahoma City, OK	2.0	1.0	1002	$2,100	$2.10	43d	1	1.26mi
1439 NE 24th St Oklahoma City, OK	3.0	1.0	874	$1,025	$1.17	16d	1	1.26mi
2020 NE 30th St Oklahoma City, OK	3.0	1.0	1056	$1,150	$1.09	43d	1	1.36mi
403 Tinker Diagonal St Oklahoma City, OK	2.0	1.0	970	$850	$0.88	23d	1	1.39mi
2312 N Everest Ave Oklahoma City, OK	3.0	1.0	1100	$1,299	$1.18	43d	1	1.40mi
2128 N Stonewall Ave Unit 1 Oklahoma City, OK	2.0	1.0	960	$800	$0.83	3d	1	1.43mi
935 NE 16th St Oklahoma City, OK	1.0	1.0	727	$795	$1.09	43d	1	1.45mi
1438 NE 27th St Oklahoma City, OK	3.0	1.0	736	$1,000	$1.36	43d	1	1.45mi

Listing history 21 events

1. 2026-06-18
   days on market $119,900 Active 31 DOM
2. 2026-06-17
   days on market $119,900 Active 30 DOM
3. 2026-06-16
   days on market $119,900 Active 29 DOM
4. 2026-06-15
   days on market $119,900 Active 28 DOM
5. 2026-06-13
   days on market $119,900 Active 26 DOM
6. 2026-06-09
   days on market $119,900 Active 22 DOM
7. 2026-06-08
   days on market $119,900 Active 21 DOM
8. 2026-06-07
   days on market $119,900 Active 20 DOM
9. 2026-06-05
   days on market $119,900 Active 17 DOM
10. 2026-06-03
    days on market $119,900 Active 16 DOM
11. 2026-06-02
    days on market $119,900 Active 15 DOM
12. 2026-06-01
    days on market $119,900 Active 14 DOM
13. 2026-05-31
    days on market $119,900 Active 13 DOM
14. 2026-05-18
    listed $119,900 Active
15. 2026-01-09
    historical $1,000
16. 2025-11-25
    listed $1,000
17. 2025-06-02
    historical
18. 2024-12-17
    listed $111,900 Active
19. 2024-10-28
    historical $950
20. 2024-10-05
    price $950
21. 2024-09-28
    listed $1,050

ⓘ 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: $951 · $79/mo
• Projected year-2 tax: $1,079 · $90/mo
• Expected delta: +$128/yr (+$11/mo · 13.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 66% 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 3/10 Moderate 4% 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: $13,029
• − Mortgage interest: −$6,716
• − Property taxes: −$951
• − Insurance: −$600
• − Repairs & maintenance: −$1,042
• − Management: −$1,042
• − Depreciation: −$3,488
• Taxable loss: −$811
• Est. tax savings @ 24.0%: +$195
• After-tax cash flow: $1,391/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): 6,225
• Household income: $23,413
• Rent vs Own: 62.2% rent · 37.8% own
• Severe rent burden: 681.0

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 0.56)
• Race & ethnicity: Black 63% White 16% Two or more races 13% Hispanic / Latino 12% Asian 2%
• Hispanic origin (detail): Mexican 10%
• Foreign-born: 10% · Canada, Guatemala, China
• Languages at home: 87% English-only · Spanish 8% Other Indo-European 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: ▲ 2.42%
• Current HPI: 192.3185
• Rent YoY: —
• 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

+11319.0% since first listed

8 events — show timeline

• 2026-05-18 Listed $119,900 MLSOK
• 2026-01-09 Rental Removed $1,000 BUILDIUM
• 2025-11-25 Listed for Rent $1,000 BUILDIUM
• 2025-06-02 Listing Removed — MLSOK
• 2024-12-17 Listed $111,900 MLSOK
• 2024-10-28 Rental Removed $950 BUILDIUM
• 2024-10-05 Price Changed $950 BUILDIUM
• 2024-09-28 Listed for Rent $1,050 BUILDIUM

Property tax history

+17.7%/yr

Latest (2025): $951 · +4.2% YoY. Source: county tax records.