1014 Clover Ln · Oklahoma City, OK 73131

$115,000

3 bd · 2.0 ba · 1,685 sqft · SingleFamily public records · 6 Days on market

Built 1948 0.51 ac lot Est $143k · 20% under

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks

As-is purchase. Investor special. Buyer to verify all information/ inspections recommended. Short sale approval required by bank/ lender. Seller does not know the true condition of the property, owner lives out of state.

Key facts

• 0.51 acre lot
• Garage
• Built 1948

Property features AI

Finance

• Other: Property listed as dilapidated; Lender approval / Short sale condition affecting sale; Manual geocode source
• Financial info: Not assumable; Not qualifying for loan per listing
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Utilities: Homestead exempt (yes)
• Home design: Single family residence; One-level property; Residential property
• Construction: Built with stone and other materials; Shingle roof; Conventional foundation
• Exterior features: Interior lot; No exterior special features listed

Interior

• Kitchen: Range (3-w)
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Other heating; Other cooling
• Interior features: One living area; No fireplace; No study
• Laundry & utility: Conventional foundation

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $441 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Cap rate 10.9% 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.
• Millwood (rural): math 3% / reading 5% proficiency, ranked #262 of 270 in OK (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 89% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Millwood Es (math 2% / reading 2%, grade F, #802 of 845 statewide, top 100%, 539 students, 0% FRL); Millwood Hs (math 5% / reading 5%, grade F, #430 of 447 statewide, top 99%, 309 students, 0% FRL) — zoned schools average 0% FRL vs 89% district-wide (89 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 72 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 5,365 units permitted in Oklahoma County in 2024 (569 in 5+ unit buildings).
• This rent is only 15% of the median local income ($138k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 11y 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 $14k; list at $115k implies a 693% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1948 — 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 $115,000

Questions for the listing agent

1. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 1.48% ✓
• Cap rate: 10.89%
• Cash-on-cash: 16.43%
• DSCR: 1.73
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $143,225
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
713 NE 79th Pl	0.59mi	3/1.0	1,596 (-5%)	7mo	$75,000	$47	54
732 NE 81st St	0.58mi	3/1.5	1,454 (-14%)	5mo	$123,000	$85	43

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.6%
• Equity multiple: 1.30×
• Total profit: $9,539
• Equity at exit: $17,147

10-year hold

• IRR: 16.9%
• Equity multiple: 2.39×
• Total profit: $44,843
• Equity at exit: $9,943

Cash invested: $32,200 (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 73131

• Home prices YoY: -23.4%
• Active inventory: 72
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,703 high
• Mortgage (P&I): −$603
• Tax from tax record: −$254 /mo · $3,044/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $441

Break-even live

Break-even rent $1,145

Max offer price $115,000

Occupancy floor 69%

Sensitivity live

Price	-10% $506	-5% $473	+0% $441	+5% $408	+10% $376
Rent	-10% $306	-5% $374	+0% $441	+5% $508	+10% $575
Rate	-1.0pp $499	-0.5pp $470	base $441	+0.5pp $411	+1.0pp $381

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8500 N Oklahoma Ave Oklahoma City, OK	3.0	1.0–2.0	954	$2,503	$2.62	2d	23	0.96mi
201 NW 91st St Oklahoma City, OK	4.0	1.5	1681	$1,450	$0.86	15d	1	1.32mi
219 NW 84th St Oklahoma City, OK	4.0	1.5	2128	$1,395	$0.66	21d	1	1.34mi
225 NW 80th St Oklahoma City, OK	3.0	1.5	1223	$1,450	$1.19	3d	1	1.42mi
236 NW 81st St Oklahoma City, OK	3.0	2.0	1240	$1,250	$1.01	24d	1	1.44mi
324 NW 89th St Oklahoma City, OK	3.0	1.5	1307	$1,495	$1.14	24d	1	1.48mi

Listing history 14 events

1. 2026-05-21
   status Pending
2. 2026-04-21
   listed $115,000 Active
3. 2026-03-18
   historical
4. 2026-02-18
   listed $175,000 Active
5. 2022-09-12
   historical
6. 2022-09-12
   status Active
7. 2022-08-05
   status Pending
8. 2022-07-30
   price $195,000
9. 2022-07-08
   listed $199,900 Active
10. 2015-06-30
    historical
11. 2015-06-22
    price $100,000
12. 2015-05-11
    price $109,900
13. 2015-04-02
    listed $119,995 Active
14. 1989-11-06
    soldstatus $14,500

ⓘ 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: $3,044 · $254/mo
• Projected year-2 tax: $3,044 · $254/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $20,439
• − Mortgage interest: −$6,442
• − Property taxes: −$3,044
• − Insurance: −$575
• − Repairs & maintenance: −$1,635
• − Management: −$1,635
• − Depreciation: −$3,345
• Taxable income: $3,762
• Est. tax owed @ 24.0%: −$903
• After-tax cash flow: $4,388/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: Millwood
• NCES district ID: 4020080
• Math proficiency: 3% ▼ -3.00%
• Reading proficiency: 5% ▼ -6.00%
• Median HH income: $47,325
• Composite: 4.39/100
• National rank: #10057
• State rank: #262 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): 3,845
• Household income: $137,849
• Rent vs Own: 7.7% rent · 92.3% own

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: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 8% Two or more races 8% Black 7% Asian 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Lithuanian 2% Italian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 2% Arabic 1% Chinese 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: ▼ -65.72%
• Current HPI: 215.3101
• 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

+693.1% since first listed

14 events — show timeline

• 2026-05-21 Pending — MLSOK
• 2026-04-21 Listed $115,000 MLSOK
• 2026-03-18 Listing Removed — MLSOK
• 2026-02-18 Listed $175,000 MLSOK
• 2022-09-12 Listing Removed — MLSOK
• 2022-09-12 Relisted — MLSOK
• 2022-08-05 Pending — MLSOK
• 2022-07-30 Price Changed $195,000 MLSOK
• 2022-07-08 Listed $199,900 MLSOK
• 2015-06-30 Listing Removed — MLSOK
• 2015-06-22 Price Changed $100,000 MLSOK
• 2015-05-11 Price Changed $109,900 MLSOK
• 2015-04-02 Listed $119,995 MLSOK
• 1989-11-06 Sold (Public Records) $14,500 Public Records

Property tax history

+8.6%/yr

Latest (2025): $3,044 · +3.6% YoY. Source: county tax records.