804 NW Tyler Ave · Piedmont, OK 73078

$225,000

3 bd · 2.0 ba · 1,422 sqft · SingleFamily public records · 26 Days on market

Built 1975 0.47 ac lot Est $245k · 8% 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).

• Cash flow +14.1/30.0
• ARV discount +11.1/15.0
• DSCR +4.3/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this beautifully maintained 3-bedroom, 2-bathroom gem in one of Piedmont's most sought-after locations. Sitting on an expansive corner lot of nearly half an acre, this move-in ready property offers the space, charm, and convenience today's buyers are looking for. Step inside and be greeted by a warm, inviting living room anchored by a stunning fireplace — the perfect centerpiece for cozy evenings and effortless entertaining. The thoughtful floor plan flows naturally through the home, while the primary suite offers a private en suite bath for a true retreat at the end of the day. Out back, you'll find your own private oasis. The enclosed back porch extends your living s

Key facts

• Enclosed back porch
• Private oasis
• Corner lot

Tags

• CORNER LOT
• ENCLOSED BACK PORCH
• FULLY FENCED BACKYARD
• PRIVATE OASIS
• PRIVATE EN SUITE BATH

Property features AI

Finance

• Other: Homestead status: homestead claimed; Located in Golden Hills addition; No storm shelter; Corner lot approximately 0.4663 acres; Property listed as active
• Financial info: Loan qualification possible
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Home design: Single-family residence; Residential property; Existing construction
• Construction: Brick and frame construction; Metal roof; Built on slab foundation
• Exterior features: Covered patio; Covered porch; Corner lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Wood-burning fireplace (1)
• Interior features: One-level home; Living area based on assessor records; Slab foundation

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $34 ($407/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 $186k (17.4% below list).
• Recommended offer: $186k (17.4% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.3% in Piedmont — 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 77/100 on livability (#8 in OK, #2,866 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Piedmont (rural): math 37% / reading 39% proficiency, ranked #9 of 270 in OK (top 3%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Piedmont Es (math 52% / reading 37%, grade F, #63 of 845 statewide, top 8%, 458 students, 0% FRL); Piedmont Hs (math 38% / reading 44%, grade F, #24 of 447 statewide, top 5%, 1,422 students, 0% FRL).
• Market conditions: 494 active listings in the ZIP; solid renter incomes; 260 units permitted in Canadian County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Canadian County population projected at +64% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $128k; list at $225k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $185,941 (17.4% below list)

Questions for the listing agent

1. Built in 1975 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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?
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: 0.83% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.65%
• DSCR: 1.03
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $244,584
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
924 NW Taylor Ave	0.14mi	3/2.0	1,433 (+1%)	10mo	$255,000	$178	83
601 NW Van Buren Ave	0.16mi	3/2.0	1,350 (-5%)	6mo	$227,500	$169	79
910 NW Taylor Ave	0.13mi	3/2.0	1,516 (+7%)	12mo	$250,000	$165	73
1174 NW Misty Ln	0.40mi	3/2.0	1,510 (+6%)	0mo	$254,000	$168	71
868 Phils Way	0.38mi	3/2.0	1,398 (-2%)	11mo	$252,500	$181	70
213 Monroe Ave NW	0.43mi	3/2.5	1,483 (+4%)	1mo	$245,000	$165	70
812 NW Phils Way	0.39mi	3/2.0	1,367 (-4%)	10mo	$235,000	$172	67
409 NW Jefferson Ave	0.46mi	3/2.0	1,355 (-5%)	8mo	$235,000	$173	64
923 NW Tyler Ave	0.09mi	4/2.0 (+1)	1,269 (-11%)	14mo	$200,000	$158	61
519 5th St	0.23mi	3/2.0	1,608 (+13%)	12mo	$230,000	$143	58
511 NW Jefferson Ave	0.42mi	3/2.0	1,225 (-14%)	10mo	$215,000	$176	49
1214 Carrie Ln	0.55mi	3/2.0	1,610 (+13%)	6mo	$300,000	$186	47

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: -15.3%
• Equity multiple: 0.45×
• Total profit: $-34,345
• Equity at exit: $33,548

10-year hold

• IRR: -6.8%
• Equity multiple: 0.57×
• Total profit: $-27,310
• Equity at exit: $19,454

Cash invested: $63,000 (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 73078

• Home prices YoY: -14.2%
• Active inventory: 494
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,859 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$161 /mo · $1,936/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $34

Break-even live

Break-even rent $1,816

Max offer price $225,000

Occupancy floor 93%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-19
   status Pending
2. 2026-04-23
   listed $225,000 Active
3. 2019-06-18
   soldstatus $128,000
4. 1995-03-09
   soldstatus $54,000

ⓘ 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: $1,936 · $161/mo
• Projected year-2 tax: $2,025 · $169/mo
• Expected delta: +$89/yr (+$7/mo · 4.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,313
• − Mortgage interest: −$12,603
• − Property taxes: −$1,936
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,785
• − Management: −$1,785
• − Depreciation: −$6,545
• Taxable loss: −$3,467
• Est. tax savings @ 24.0%: +$832
• After-tax cash flow: $1,239/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: Piedmont
• NCES district ID: 4023970
• Math proficiency: 37% ▼ -15.00%
• Reading proficiency: 39% ▼ -9.00%
• Median HH income: $83,943
• Composite: 36.08/100
• National rank: #4762
• State rank: #9 of 270 in OK

Livability — Piedmont

• Score: 77/100
• State rank: #8
• US rank: #2866

Category grades

Amenities F Commute F Cost of living B+ Crime A+ Employment A+ Housing A+ Health & safety C- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Piedmont, OK
• County: Canadian County · 154,341 people
• City population: 13,021
• Metro: Oklahoma City, OK
• Population (ZIP): 13,021
• Household income: $105,441
• Rent vs Own: 7.9% rent · 92.1% own
• Severe rent burden: 48.0

Population outlook (Canadian County) Hauer SSP2

• Today (2025): 174,062 people
• By 2030: 195,170 · +12.1%
• By 2040: 239,293 · +37.5%
• By 2050: 285,457 · +64.0%
• By 2075: 403,766 · +132.0%
• By 2100: 498,766 · +186.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Two or more races 11% Hispanic / Latino 10% Black 3% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 4% Iranian 3% Serbian 1%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 5%

Political lean MEDSL · Canadian

• 2024 margin: Solid R (+40.4) · D 28.8% · R 69.2% · Other 2.0%
• 2008→2024 swing: +11.9pp toward D · 2008: -52.2pp · 2024: -40.4pp
• All cycles: 2024: R+40.4 2020: R+43.3 2016: R+51.2 2012: R+54.4 2008: R+52.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -43.50%
• Current HPI: 262.6535
• 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

+316.7% since first listed

4 events — show timeline

• 2026-05-19 Pending — MLSOK
• 2026-04-23 Listed $225,000 MLSOK
• 2019-06-18 Sold (Public Records) $128,000 Public Records
• 1995-03-09 Sold (Public Records) $54,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $1,936 · +4.3% YoY. Source: county tax records.