2805 NW 13th St · Oklahoma City, OK 73107

$140,000

2 bd · 1.0 ba · 989 sqft · Other public records · 143 Days on market

Built 1920 7,000 sqft lot $142/sqft · 21% below area Est $177k · 21% under

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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).

• ARV discount +15.0/15.0
• Cash flow +11.2/30.0
• Rent growth +4.3/5.0
• Livability +4.0/5.0
• DSCR +3.3/10.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Prime Opportunity at 2805 NW 13th Street, Oklahoma City Welcome to a standout investment and development opportunity in the heart of Oklahoma City. Located at 2805 NW 13th Street, this property offers strong potential for growth, redevelopment, or income-producing use. Its strategic location provides convenient access to major corridors, nearby neighborhoods, and ongoing community development. Whether you’re an investor, builder, or owner-occupant with vision, this property presents a rare chance to add value and be part of an evolving area of OKC. Opportunities like this don’t come often—bring your ideas and make it your next successful project. Here's your chance to start from bare bones or build new smack-dab in the heart of the Miller neighborhood. 2805 is a blank canvas, with no walls or barriers to keep your imagination from running wild. The deep lot, new construction and remodels happening in the neighborhood, a strong HOA, and a location that has you anywhere cool you want to be in minutes, make this a LOT of value for the money. Seriously, the Plaza District is a bike ride or stroll away, our thriving downtown and medical communities are a quick drive or bike ride, and highway access is just a short distance. We all know that so many times in a remodel, the tear-out can be expensive and offer some negative surprises, but there's none of that here...it's already gone! **There are no utilities to the home**.

Key facts

• 7,000 sq ft lot
• Garage
• Built 1920

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $140k.

Deal economics

• At list price, monthly cash flow is $-53 ($-635/yr) — negative.
• To cash-flow at today's rent, offer at most $131k (6.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $99k (29.5% below list).
• Recommended offer: $99k (29.5% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: schools F, 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.
• Market conditions: Rents rising fast (+7.3%/yr); 221 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $968 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

• It's been on market 143 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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 $88k; list at $140k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $98,666 (29.5% 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. It's been on market 143 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.70% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.62%
• DSCR: 0.93
• GRM: 11.8

CMA / ARV

• ARV (median comp): $176,663
• List price: $140,000
• Delta: -20.75%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 7.29% rent growth · sell at horizon

5-year hold

• IRR: -15.0%
• Equity multiple: 0.45×
• Total profit: $-21,682
• Equity at exit: $20,874

10-year hold

• IRR: -1.1%
• Equity multiple: 0.91×
• Total profit: $-3,577
• Equity at exit: $12,105

Cash invested: $39,200 (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 73107

• Rents YoY: 7.3%
• Active inventory: 221
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $987 high
• Mortgage (P&I): −$734
• Tax from tax record: −$40 /mo · $478/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $-53

Break-even live

Break-even rent $1,054

Max offer price $130,652

Occupancy floor —

Sensitivity live

Price	-10% $26	-5% $-13	+0% $-53	+5% $-93	+10% $-132
Rent	-10% $-131	-5% $-92	+0% $-53	+5% $-14	+10% $25
Rate	-1.0pp $18	-0.5pp $-17	base $-53	+0.5pp $-89	+1.0pp $-126

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1207 N Ross Ave Unit 1 Oklahoma City, OK	2.0	1.0	850	$880	$1.04	5d	1	0.13mi
2801 NW 11th St Oklahoma City, OK	2.0	1.0	1100	$1,150	$1.05	15d	1	0.15mi
2916 NW 14th St Oklahoma City, OK	2.0	4.0	800	$900	$1.12	3d	1	0.15mi
2645 NW 13th St Unit A Oklahoma City, OK	1.0	1.0	700	$600	$0.86	22d	1	0.17mi
2946 NW 13th St Oklahoma City, OK	1.0	1.0	624	$725	$1.16	13d	1	0.21mi
3021 NW 13th St Oklahoma City, OK	3.0	1.0	1072	$995	$0.93	25d	1	0.26mi
2609 NW 12th St Oklahoma City, OK	1.0	1.0	850	$800	$0.94	45d	1	0.27mi
2612 NW 12th St Oklahoma City, OK	1.0	1.0	925	$750	$0.81	25d	1	0.27mi
2608 NW 12th St Oklahoma City, OK	1.0	1.0	860	$950	$1.10	45d	1	0.28mi
2608 NW 12th St Oklahoma City, OK	1.0	1.0	860	$950	$1.10	25d	1	0.28mi
3024 NW 14th St Oklahoma City, OK	2.0	1.0	924	$895	$0.97	17d	1	0.29mi
3114 NW 12th St Unit 1 Oklahoma City, OK	1.0	1.0	567	$795	$1.40	5d	1	0.36mi
2526 1/2 NW 12th St Oklahoma City, OK	1.0	1.0	715	$900	$1.26	45d	1	0.36mi
2531 W Park Pl Oklahoma City, OK	1.0	1.0	716	$725	$1.01	5d	1	0.40mi
2854 NW 19th St Unit 2854 Oklahoma City, OK	2.0	1.0	811	$1,280	$1.58	4d	1	0.40mi
2515 W Park Pl Oklahoma City, OK	1.0	1.0	950	$950	$1.00	45d	1	0.43mi
2436 NW 12th St Unit 1211 Oklahoma City, OK	1.0	1.0	684	$850	$1.24	22d	1	0.44mi
2502 NW 16th St Oklahoma City, OK	2.0	1.0	780	$1,100	$1.41	45d	1	0.45mi
3205 NW 14th St Unit b Oklahoma City, OK	1.0	1.0	613	$850	$1.39	5d	1	0.50mi
3003 NW 20th St Oklahoma City, OK	2.0	1.0	909	$999	$1.10	45d	1	0.53mi
3224 NW 13th St Oklahoma City, OK	2.0	1.0	640	$900	$1.41	15d	1	0.54mi
2325 NW 12th St Unit C Oklahoma City, OK	2.0	1.0	736	$899	$1.22	18d	1	0.60mi
2325 NW 12th St Unit D Oklahoma City, OK	2.0	1.0	836	$899	$1.08	45d	1	0.60mi
2319 NW 12th St Unit A Oklahoma City, OK	2.0	1.0	874	$925	$1.06	45d	1	0.61mi
2748 NW 22nd St Oklahoma City, OK	2.0	1.0	1066	$1,500	$1.41	3d	1	0.63mi
2820 General Pershing Blvd Oklahoma City, OK	1.0–3.0	1.0–2.0	951	$1,185	$1.25	3d	39	0.65mi
2308 NW 16th St Oklahoma City, OK	1.0	1.0	850	$1,125	$1.32	3d	1	0.66mi
2306 NW 16th St Oklahoma City, OK	1.0	1.0	850	$1,050	$1.24	45d	1	0.66mi
1924 N Cross Ave Oklahoma City, OK	1.0	1.0	624	$950	$1.52	25d	1	0.70mi
2330 NW 19th St Unit 1924 Oklahoma City, OK	1.0	1.0	624	$950	$1.52	25d	1	0.71mi
2231 NW 12th St Unit 22315 Oklahoma City, OK	1.0	1.0	983	$795	$0.81	15d	1	0.71mi
2229 NW 12th St Unit 22295 Oklahoma City, OK	1.0	1.0	983	$895	$0.91	15d	1	0.72mi
3403 NW 17th St Unit B Oklahoma City, OK	1.0	1.0	572	$1,050	$1.84	45d	1	0.80mi
3109 NW 23rd St Oklahoma City, OK	2.0	1.0	1006	$925	$0.92	45d	1	0.81mi
1233 1/2 N Grand Blvd Oklahoma City, OK	2.0	1.0	950	$925	$0.97	25d	1	0.85mi
2209 NW 19th St Oklahoma City, OK	1.0	1.0	950	$1,000	$1.05	5d	1	0.90mi
2209 NW 19th St Oklahoma City, OK	1.0	1.0	950	$1,000	$1.05	3d	1	0.90mi
3000 NW 27th St Oklahoma City, OK	2.0	1.0	967	$1,095	$1.13	5d	1	0.96mi
3000 NW 27th St Oklahoma City, OK	2.0	1.0	967	$1,095	$1.13	13d	1	0.96mi
3609 NW 13th St Oklahoma City, OK	2.0	1.5	1042	$1,250	$1.20	3d	1	1.00mi

Listing history 30 events

1. 2026-06-21
   days on market $140,000 Active 143 DOM
2. 2026-06-18
   days on market $140,000 Active 140 DOM
3. 2026-06-17
   days on market $140,000 Active 139 DOM
4. 2026-06-16
   days on market $140,000 Active 138 DOM
5. 2026-06-15
   days on market $140,000 Active 137 DOM
6. 2026-06-13
   days on market $140,000 Active 135 DOM
7. 2026-06-09
   days on market $140,000 Active 131 DOM
8. 2026-06-08
   days on market $140,000 Active 130 DOM
9. 2026-06-07
   days on market $140,000 Active 129 DOM
10. 2026-06-05
    days on market $140,000 Active 126 DOM
11. 2026-06-03
    days on market $140,000 Active 125 DOM
12. 2026-06-02
    days on market $140,000 Active 124 DOM
13. 2026-06-01
    days on market $140,000 Active 123 DOM
14. 2026-05-31
    days on market $140,000 Active 122 DOM
15. 2026-01-19
    listed $140,000 Active 1457-char remark

    Show marketing remark (1457 chars)

    Prime Opportunity at 2805 NW 13th Street, Oklahoma City Welcome to a standout investment and development opportunity in the heart of Oklahoma City. Located at 2805 NW 13th Street, this property offers strong potential for growth, redevelopment, or income-producing use. Its strategic location provides convenient access to major corridors, nearby neighborhoods, and ongoing community development. Whether you’re an investor, builder, or owner-occupant with vision, this property presents a rare chance to add value and be part of an evolving area of OKC. Opportunities like this don’t come often—bring your ideas and make it your next successful project. Here's your chance to start from bare bones or build new smack-dab in the heart of the Miller neighborhood. 2805 is a blank canvas, with no walls or barriers to keep your imagination from running wild. The deep lot, new construction and remodels happening in the neighborhood, a strong HOA, and a location that has you anywhere cool you want to be in minutes, make this a LOT of value for the money. Seriously, the Plaza District is a bike ride or stroll away, our thriving downtown and medical communities are a quick drive or bike ride, and highway access is just a short distance. We all know that so many times in a remodel, the tear-out can be expensive and offer some negative surprises, but there's none of that here...it's already gone! **There are no utilities to the home**.

16. 2023-11-22
    soldstatus $88,000
17. 2023-11-20
    soldstatus $87,900 Closed 1077-char remark

    Show marketing remark (1077 chars)

    What's that noise? It's opportunity knocking! Here's your chance to start from bare bones or build new smack-dab in the heart of the Miller neighborhood. 2805 is a blank canvas, with no walls or barriers to keep your imagination from running wild. The deep lot, new construction and remodels happening in the neighborhood, a strong HOA, and a location that has you anywhere cool you want to be in minutes, make this a LOT of value for the money. Seriously, the Plaza District is a bike ride or stroll away, our thriving downtown and medical communities are a quick drive or bike ride, and highway access is just a short distance. We all know that so many times in a remodel, the tear-out can be expensive and offer some negative surprises, but there's none of that here...it's already gone! **The house will be cleaned out prior to closing. There are no utilities to the home**. **This would be a perfect home to tear down and build and lots from W. Reno to NW 63rd and from N. Portland to Broadway Extension are hard to come by, especially in areas with strong HOA's.**

18. 2023-10-27
    status Pending 1077-char remark

    Show marketing remark (1077 chars)

    What's that noise? It's opportunity knocking! Here's your chance to start from bare bones or build new smack-dab in the heart of the Miller neighborhood. 2805 is a blank canvas, with no walls or barriers to keep your imagination from running wild. The deep lot, new construction and remodels happening in the neighborhood, a strong HOA, and a location that has you anywhere cool you want to be in minutes, make this a LOT of value for the money. Seriously, the Plaza District is a bike ride or stroll away, our thriving downtown and medical communities are a quick drive or bike ride, and highway access is just a short distance. We all know that so many times in a remodel, the tear-out can be expensive and offer some negative surprises, but there's none of that here...it's already gone! **The house will be cleaned out prior to closing. There are no utilities to the home**. **This would be a perfect home to tear down and build and lots from W. Reno to NW 63rd and from N. Portland to Broadway Extension are hard to come by, especially in areas with strong HOA's.**

19. 2023-10-11
    listed $98,900 Active 1077-char remark

    Show marketing remark (1077 chars)

    What's that noise? It's opportunity knocking! Here's your chance to start from bare bones or build new smack-dab in the heart of the Miller neighborhood. 2805 is a blank canvas, with no walls or barriers to keep your imagination from running wild. The deep lot, new construction and remodels happening in the neighborhood, a strong HOA, and a location that has you anywhere cool you want to be in minutes, make this a LOT of value for the money. Seriously, the Plaza District is a bike ride or stroll away, our thriving downtown and medical communities are a quick drive or bike ride, and highway access is just a short distance. We all know that so many times in a remodel, the tear-out can be expensive and offer some negative surprises, but there's none of that here...it's already gone! **The house will be cleaned out prior to closing. There are no utilities to the home**. **This would be a perfect home to tear down and build and lots from W. Reno to NW 63rd and from N. Portland to Broadway Extension are hard to come by, especially in areas with strong HOA's.**

20. 2020-01-28
    soldstatus $55,000
21. 2020-01-24
    soldstatus $55,000 Sold
22. 2020-01-06
    price $55,000
23. 2020-01-06
    status Pending
24. 2020-01-06
    price $60,000
25. 2020-01-05
    status Active
26. 2019-12-22
    status Pending
27. 2019-12-17
    price $55,000
28. 2019-12-06
    listed $74,900 Active
29. 1990-09-06
    soldstatus $32,500
30. 1987-07-07
    soldstatus $31,000

ⓘ 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: $478 · $40/mo
• Projected year-2 tax: $1,260 · $105/mo
• Expected delta: +$782/yr (+$65/mo · 163.4%)

ⓘ 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: $11,840
• − Mortgage interest: −$7,842
• − Property taxes: −$478
• − Insurance: −$700
• − Repairs & maintenance: −$947
• − Management: −$947
• − Depreciation: −$4,073
• Taxable loss: −$3,148
• Est. tax savings @ 24.0%: +$755
• After-tax cash flow: $120/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): 25,791
• Household income: $56,873
• Rent vs Own: 45.5% rent · 54.5% own
• Severe rent burden: 1210.0

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 0.64)
• Race & ethnicity: White 47% Hispanic / Latino 37% Two or more races 13% Native American 6% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Lithuanian 1% Italian 1% Slovak 1%
• Foreign-born: 19% · Canada, Vietnam
• Languages at home: 67% English-only · Spanish 30% 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: ▼ -245.03%
• Current HPI: 274.7844
• Rent YoY: ▲ 7.29%
• 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

+351.6% since first listed

16 events — show timeline

• 2026-01-19 Listed $140,000 MLSOK
• 2023-11-22 Sold (Public Records) $88,000 Public Records
• 2023-11-20 Sold (MLS) $87,900 MLSOK
• 2023-10-27 Pending — MLSOK
• 2023-10-11 Listed $98,900 MLSOK
• 2020-01-28 Sold (Public Records) $55,000 Public Records
• 2020-01-24 Sold (MLS) $55,000 MLSOK
• 2020-01-06 Price Changed $55,000 MLSOK
• 2020-01-06 Pending — MLSOK
• 2020-01-06 Price Changed $60,000 MLSOK
• 2020-01-05 Relisted — MLSOK
• 2019-12-22 Pending — MLSOK
• 2019-12-17 Price Changed $55,000 MLSOK
• 2019-12-06 Listed $74,900 MLSOK
• 1990-09-06 Sold (Public Records) $32,500 Public Records
• 1987-07-07 Sold (Public Records) $31,000 Public Records

Property tax history

-0.2%/yr

Latest (2025): $478 · -0.8% YoY. Source: county tax records.