3439 NW 17th St · Oklahoma City, OK 73107

$124,500

2 bd · 1.0 ba · 1,104 sqft · SingleFamily public records · 10 Days on market

Built 1935 8,999 sqft lot Est $149k · 16% under

---

Why this score? — see what drove the C- 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 +16.1/30.0
• ARV discount +14.9/15.0
• DSCR +5.0/10.0
• Rent growth +4.3/5.0
• Livability +4.0/5.0
• 1% rule +3.9/10.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Income-producing potential awaits at this Oklahoma City opportunity! Situated in a desirable rental area, this property offers multiple avenues for investors looking to add value and maximize returns. The main residence provides a solid foundation for updates and improvements, while the detached 2-bedroom, 1-bath unit creates the possibility for additional rental income, guest accommodations, or multigenerational living. Utilities are already in place, allowing the next owner to focus on improvements and future upside. Whether you're looking for a long-term hold, value-add rental, house hack opportunity, or your next renovation project, this property offers flexibility and income potential

Key facts

• Utilities in place
• Value add rental
• Long term hold

Tags

• DETACHED UNIT
• ADDITIONAL RENTAL INCOME
• MULTIGENERATIONAL LIVING
• UTILITIES IN PLACE
• LONG TERM HOLD
• VALUE ADD RENTAL

Property features AI

Finance

• Other: Occupied; No conditions affecting sale; Living area recorded by assessor
• Financial info: Loan qualifying available; Assumable financing not available
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Utilities: Homestead designation; Manual geocode source
• Home design: Single-family residence; One story; Residential property; Located in Linwood Place Amd
• Construction: Brick and frame construction; Composition roof; Conventional foundation; Built/existing structure
• Exterior features: Interior lot; No additional exterior features listed; Located east of I-44 on NW 17th

Interior

• Bedrooms: 4 bedrooms (all on one level)
• Bathrooms: 3 full bathrooms
• Heating & cooling: Window unit(s) for cooling
• Interior features: One living area; No fireplace; Existing property (single-level)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $124k.

Deal economics

• At list price, monthly cash flow is $64 ($769/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 $111k (10.9% below list).
• Recommended offer: $111k (10.9% 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: Kaiser Es (math 8% / reading 8%, grade F, #741 of 845 statewide, top 89%, 530 students, 0% FRL); Northwest Classen Hs (math 5% / reading 10%, grade F, #420 of 447 statewide, top 95%, 1,702 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: Rents rising fast (+7.3%/yr); 216 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $861 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 26y 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 1935 — 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 $110,974 (10.9% below list)

Questions for the listing agent

1. Built in 1935 — 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 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?
4. 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?
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: 0.89% ✗
• Cap rate: 6.91%
• Cash-on-cash: 2.21%
• DSCR: 1.10
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $149,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3312 NW 16th St	0.22mi	2/1.0	1,070 (-3%)	1mo	$100,000	$93	84
3123 NW 15th St	0.44mi	2/1.0	1,074 (-3%)	6mo	$187,000	$174	70
3521 NW 16th St	0.14mi	3/2.0 (+1)	1,216 (+10%)	1mo	$161,000	$132	67
1421 N Independence Ave	0.32mi	3/1.0 (+1)	1,021 (-8%)	5mo	$125,000	$122	63
3316 NW 26th St	0.62mi	2/1.0	1,139 (+3%)	7mo	$226,000	$198	60
3601 NW 20th St	0.28mi	3/2.0 (+1)	1,251 (+13%)	1mo	$238,876	$191	55
3628 NW Liberty St	0.46mi	2/1.0	962 (-13%)	4mo	$75,000	$78	54
3721 NW 17th St	0.33mi	3/2.0 (+1)	1,249 (+13%)	2mo	$189,900	$152	52
3217 NW 22nd St	0.47mi	2/1.0	1,267 (+15%)	5mo	$226,660	$179	49
3616 NW 27th St	0.68mi	3/1.5 (+1)	1,198 (+8%)	0mo	$116,000	$97	47
3904 NW 17th St	0.53mi	3/1.0 (+1)	1,266 (+15%)	4mo	$160,000	$126	43
2939 NW 15th St	0.65mi	3/1.0 (+1)	1,255 (+14%)	6mo	$169,900	$135	36

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 · 7.29% rent growth · sell at horizon

5-year hold

• IRR: -8.3%
• Equity multiple: 0.68×
• Total profit: $-11,107
• Equity at exit: $18,563

10-year hold

• IRR: 5.9%
• Equity multiple: 1.51×
• Total profit: $17,940
• Equity at exit: $10,764

Cash invested: $34,860 (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: 216
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,110 high
• Mortgage (P&I): −$653
• Tax from tax record: −$108 /mo · $1,294/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $64

Break-even live

Break-even rent $1,029

Max offer price $124,500

Occupancy floor 89%

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: $31,125
• Closing costs: $3,735
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3608 NW 16th St Oklahoma City, OK	2.0	1.0	784	$950	$1.21	44d	1	0.17mi
3625 NW 18th St Oklahoma City, OK	3.0	2.0	1040	$1,500	$1.44	44d	1	0.23mi
3609 NW 13th St Oklahoma City, OK	2.0	1.5	1042	$1,250	$1.20	2d	1	0.28mi
3733 NW 15th St Oklahoma City, OK	3.0	1.0	995	$1,150	$1.16	23d	1	0.35mi
1233 1/2 N Grand Blvd Oklahoma City, OK	2.0	1.0	950	$925	$0.97	23d	1	0.36mi
3800 NW 19th St Oklahoma City, OK	3.0	1.0	1073	$1,250	$1.16	23d	1	0.40mi
3733 NW 22nd St Apt 210 Oklahoma City, OK	2.0	1.0	850	$950	$1.12	44d	1	0.52mi
3701 NW 24th St Oklahoma City, OK	3.0	2.0	1404	$1,299	$0.93	44d	1	0.58mi
3024 NW 14th St Oklahoma City, OK	2.0	1.0	924	$895	$0.97	16d	1	0.60mi
3021 NW 13th St Oklahoma City, OK	3.0	1.0	1072	$995	$0.93	23d	1	0.63mi
3109 NW 23rd St Oklahoma City, OK	2.0	1.0	1006	$925	$0.92	44d	1	0.64mi
3003 NW 20th St Oklahoma City, OK	2.0	1.0	909	$999	$1.10	44d	1	0.65mi
3905 NW 23rd St Oklahoma City, OK	2.0	1.5	1044	$1,100	$1.05	17d	1	0.69mi
1041 N Tabor Ave Oklahoma City, OK	3.0	1.0	1200	$1,050	$0.88	23d	1	0.71mi
3228 NW 27th St Oklahoma City, OK	2.0	1.0	1088	$1,195	$1.10	12d	1	0.73mi
2916 NW 14th St Oklahoma City, OK	2.0	4.0	800	$900	$1.12	2d	1	0.74mi
1017 N Tabor Ave Oklahoma City, OK	2.0	1.0	792	$950	$1.20	23d	1	0.76mi
3829 NW 26th St Oklahoma City, OK	2.0	1.0	895	$1,125	$1.26	2d	1	0.78mi
2854 NW 19th St Unit 2854 Oklahoma City, OK	2.0	1.0	811	$1,280	$1.58	3d	1	0.79mi
3000 NW 27th St Oklahoma City, OK	2.0	1.0	967	$1,095	$1.13	4d	1	0.91mi
3000 NW 27th St Oklahoma City, OK	2.0	1.0	967	$1,095	$1.13	12d	1	0.91mi
3045 Pioneer St Oklahoma City, OK	2.0	1.0	857	$1,050	$1.23	17d	1	0.91mi
3044 NW 28th St Oklahoma City, OK	3.0	1.0	1030	$1,150	$1.12	2d	1	0.94mi
1207 N Ross Ave Unit 1 Oklahoma City, OK	2.0	1.0	850	$880	$1.04	4d	1	0.96mi
2801 NW 11th St Oklahoma City, OK	2.0	1.0	1100	$1,150	$1.05	14d	1	0.97mi
2924 Pioneer St Oklahoma City, OK	2.0	1.0	806	$1,125	$1.40	44d	1	1.00mi
1403 N Miller Blvd Oklahoma City, OK	2.0	1.0	1200	$1,100	$0.92	4d	1	1.01mi
3175 N Portland Ave Oklahoma City, OK	2.0	1.0	865	$899	$1.04	44d	1	1.03mi
3175 N Portland Ave Oklahoma City, OK	1.0	1.0	700	$834	$1.19	14d	1	1.03mi
3175 N Portland Ave Oklahoma City, OK	2.0	2.0	918	$960	$1.05	23d	1	1.03mi
3175 N Portland Ave Oklahoma City, OK	1.0–2.0	1.0–2.0	809	$960	$1.19	16d	3	1.03mi
2748 NW 22nd St Oklahoma City, OK	2.0	1.0	1066	$1,500	$1.41	2d	1	1.03mi
4304 NW 11th St Oklahoma City, OK	3.0	1.5	1147	$1,200	$1.05	2d	1	1.04mi
2645 NW 13th St Unit A Oklahoma City, OK	1.0	1.0	700	$600	$0.86	21d	1	1.06mi
3112 Cashion Pl Oklahoma City, OK	3.0	1.0	968	$1,150	$1.19	10d	1	1.07mi
4220 NW 10th St Unit 7H Oklahoma City, OK	2.0	1.0	860	$795	$0.92	10d	1	1.12mi
4220 NW 10th St Unit 11F Oklahoma City, OK	3.0	2.0	1100	$1,055	$0.96	23d	1	1.12mi
4220 NW 10th St Unit 27F Oklahoma City, OK	2.0	1.0	860	$845	$0.98	23d	1	1.12mi
4220 NW 10th St Unit 4F Oklahoma City, OK	2.0	1.0	860	$795	$0.92	23d	1	1.12mi
4220 NW 10th St Oklahoma City, OK	1.0–2.0	1.0	730	$845	$1.16	4d	11	1.12mi

Listing history 7 events

1. 2026-06-18
   days on market $124,500 Active 10 DOM
2. 2026-06-17
   days on market $124,500 Active 9 DOM
3. 2026-06-16
   days on market $124,500 Active 8 DOM
4. 2026-06-15
   days on market $124,500 Active 7 DOM
5. 2026-06-13
   days on market $124,500 Active 5 DOM
6. 2026-06-08
   remarks 699-char remark
7. 2026-06-08
   listed $124,500 Active 1 DOM

ⓘ 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: $1,294 · $108/mo
• Projected year-2 tax: $1,294 · $108/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 18 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: $13,317
• − Mortgage interest: −$6,974
• − Property taxes: −$1,294
• − Insurance: −$622
• − Repairs & maintenance: −$1,065
• − Management: −$1,065
• − Depreciation: −$3,622
• Taxable loss: −$1,326
• Est. tax savings @ 24.0%: +$318
• After-tax cash flow: $1,088/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

+2666.7% since first listed

2 events — show timeline

• 2026-06-08 Listed $124,500 MLSOK
• 2000-03-30 Listed $4,500 MLSOK

Property tax history

+4.5%/yr

Latest (2025): $1,294 · +2.5% YoY. Source: county tax records.