10025 Ruth St · Oklahoma City, OK 73084

$140,000

3 bd · 2.0 ba · 1,488 sqft · SingleFamily public records · 248 Days on market

Built 1950 Fair condition 1.43 ac lot $94/sqft · 41% below area Est $238k · 41% under ↓ 12% since listing

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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 +26.3/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +8.9/10.0
• 1% rule +6.4/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +2.1/10.0

Listing remarks MLS

Property is tenant occupied. Interior is very contemporary. Master Bedroom has access to deck and separate shower with garden tub.

Key facts

• Separate shower
• Access to deck
• Garden tub

Tags

• ACCESS TO DECK
• SEPARATE SHOWER
• GARDEN TUB

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $294 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.

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: Emerson Alternative Ed. (Es) (math 24% / reading 24%, grade F, #354 of 845 statewide, top 47%, 64 students, 0% FRL); Classen Ms of Advanced Studies (math 35% / reading 46%, grade F, #6 of 345 statewide, top 1%, 855 students, 0% FRL); Southeast Hs (math 8% / reading 17%, grade F, #355 of 447 statewide, top 80%, 854 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.
• Zoned-school proficiency averages 26% at this address vs 8% district-wide (+17 pts) — the actual schools serving this property are materially stronger than the Oklahoma City average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 77 active listings in the ZIP; 5,365 units permitted in Oklahoma County in 2024 (569 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($968 loan paydown + $14k appreciation (10.0% local appreciation)).
• Oklahoma County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 248 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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: flood insurance adds $66/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; moderate wildfire 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 $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 248 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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: 1.14% ✓
• Cap rate: 9.38%
• Cash-on-cash: 11.03%
• DSCR: 1.49
• GRM: 7.3

CMA / ARV

• ARV (median comp): $238,031
• List price: $140,000
• Delta: -41.18%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8999 Nyswonger Rd	0.59mi	3/2.0	1,568 (+5%)	16mo	$150,000	$96	50
11517 E Britton Rd	1.59mi	3/2.0	1,470 (-1%)	29mo	$145,000	$99	43
5908 Jericho Rd	1.92mi	3/2.0	1,781 (+20%)	3mo	$179,900	$101	38
6324 Lennox St	1.59mi	3/1.0	1,576 (+6%)	23mo	$48,000	$30	32
11600 E Britton Rd	1.59mi	4/2.0 (+1)	1,411 (-5%)	27mo	$208,000	$147	31
8598 N Anderson Rd	1.94mi	3/2.0	1,698 (+14%)	16mo	$265,000	$156	28
5331 Stilwell St	2.16mi	3/2.0	1,294 (-13%)	21mo	$70,000	$54	26
6900 N Westminster Rd	1.42mi	2/1.5 (-1)	1,152 (-23%)	11mo	$93,000	$81	24
10401 NE 73rd St	0.72mi	3/2.0	1,834 (+23%)	24mo	$275,000	$150	21
8500 N Anderson Rd	1.94mi	3/2.0	1,859 (+25%)	26mo	$183,000	$98	20
11811 Smith Rd	1.79mi	3/2.0	1,724 (+16%)	34mo	$121,000	$70	20
7601 N Westminster Rd	1.05mi	4/2.5 (+1)	1,920 (+29%)	29mo	$235,000	$122	13

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.9%
• Equity multiple: 3.42×
• Total profit: $94,995
• Equity at exit: $126,123

10-year hold

• IRR: 26.7%
• Equity multiple: 7.76×
• Total profit: $265,073
• Equity at exit: $271,989

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 73084

• Home prices YoY: 24.3%
• Active inventory: 77
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,599 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$110 /mo · $1,326/yr
• Insurance: −$58
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $294

Break-even live

Break-even rent $1,227

Max offer price $140,000

Occupancy floor 77%

Sensitivity live

Price	-10% $373	-5% $334	+0% $294	+5% $254	+10% $215
Rent	-10% $168	-5% $231	+0% $294	+5% $357	+10% $420
Rate	-1.0pp $364	-0.5pp $330	base $294	+0.5pp $258	+1.0pp $221

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-08-08
   days on market $140,000 Active 248 DOM
2. 2026-08-07
   days on market $140,000 Active 247 DOM
3. 2026-08-06
   days on market $140,000 Active 246 DOM
4. 2026-08-05
   days on market $140,000 Active 245 DOM
5. 2026-08-04
   days on market $140,000 Active 244 DOM
6. 2026-08-03
   days on market $140,000 Active 243 DOM
7. 2026-07-31
   days on market $140,000 Active 240 DOM
8. 2026-07-30
   days on market $140,000 Active 239 DOM
9. 2026-07-30
   days on market $140,000 Active 238 DOM
10. 2026-07-28
    days on market $140,000 Active 237 DOM
11. 2026-07-26
    days on market $140,000 Active 235 DOM
12. 2026-07-24
    days on market $140,000 Active 233 DOM
13. 2026-07-23
    days on market $140,000 Active 232 DOM
14. 2026-07-22
    days on market $140,000 Active 231 DOM
15. 2026-07-21
    days on market $140,000 Active 230 DOM
16. 2026-07-20
    days on market $140,000 Active 229 DOM
17. 2026-07-18
    days on market $140,000 Active 227 DOM
18. 2026-07-18
    days on market $140,000 Active 226 DOM
19. 2026-07-16
    days on market $140,000 Active 225 DOM
20. 2026-07-15
    days on market $140,000 Active 224 DOM
21. 2026-07-14
    days on market $140,000 Active 223 DOM
22. 2026-07-13
    days on market $140,000 Active 222 DOM
23. 2026-07-13
    days on market $140,000 Active 221 DOM
24. 2026-07-11
    days on market $140,000 Active 220 DOM
25. 2026-07-10
    days on market $140,000 Active 219 DOM
26. 2026-07-09
    days on market $140,000 Active 218 DOM
27. 2026-07-07
    days on market $140,000 Active 216 DOM
28. 2026-07-06
    days on market $140,000 Active 215 DOM
29. 2026-07-05
    days on market $140,000 Active 214 DOM
30. 2026-07-03
    days on market $140,000 Active 212 DOM
31. 2026-07-02
    days on market $140,000 Active 211 DOM
32. 2026-07-01
    days on market $140,000 Active 210 DOM
33. 2026-06-30
    days on market $140,000 Active 209 DOM
34. 2026-06-29
    days on market $140,000 Active 208 DOM
35. 2026-06-28
    days on market $140,000 Active 207 DOM
36. 2026-06-27
    days on market $140,000 Active 206 DOM
37. 2026-06-27
    days on market $140,000 Active 205 DOM
38. 2026-06-25
    days on market $140,000 Active 203 DOM
39. 2026-06-22
    days on market $140,000 Active 201 DOM
40. 2026-06-21
    days on market $140,000 Active 200 DOM
41. 2026-06-18
    days on market $140,000 Active 197 DOM
42. 2026-06-17
    days on market $140,000 Active 196 DOM
43. 2026-06-16
    days on market $140,000 Active 195 DOM
44. 2026-06-15
    days on market $140,000 Active 194 DOM
45. 2026-06-13
    days on market $140,000 Active 192 DOM
46. 2026-06-09
    days on market $140,000 Active 188 DOM
47. 2026-06-08
    days on market $140,000 Active 187 DOM
48. 2026-06-07
    days on market $140,000 Active 186 DOM
49. 2026-06-05
    days on market $140,000 Active 183 DOM
50. 2026-06-03
    days on market $140,000 Active 182 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: $1,326 · $110/mo
• Projected year-2 tax: $1,326 · $110/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,191
• − Mortgage interest: −$7,842
• − Property taxes: −$1,326
• − Insurance: −$1,498
• − Repairs & maintenance: −$1,535
• − Management: −$1,535
• − Depreciation: −$4,073
• Taxable income: $1,382
• Est. tax owed @ 24.0%: −$332
• After-tax cash flow: $3,196/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.

Condition & rehab AI · 3 photos

Fair 45/100 Moderate rehab Est. rehab $37,200–$66,960 screening

The home requires significant repairs and updates, including a new roof, exterior siding and paint, bathroom renovation, HVAC replacement, and landscaping. These improvements will significantly increase its resale and rental value.

Components & finishes AI

Roof asphalt shingle · good

Deferred maintenance Est. $30,500–$92,000 screening

• Minor Roof (roof) — No visible signs of damage or wear on the roof.
• Major Windows (windows) — Windows appear old and may need replacement.
• Major Electrical (electrical) — Electrical panel appears old and may need upgrading.
• Major Plumbing (plumbing) — Bathroom walls show signs of water damage, indicating potential plumbing issues.

Repairs flagged

• Major roof — Signs of potential leaks and dark stains indicate significant damage.
• Major exterior siding — Peeling paint and siding indicate extensive wear and need for replacement.
• Major interior walls — Water damage and peeling paint suggest a need for waterproofing and repainting.
• Major bathroom — Dirty and outdated fixtures indicate a need for a full bathroom renovation.
• Major HVAC system — Old system may need replacement or repair, as there are no visible condensers in the independent image.

Value-add opportunities

• Resale New roof — A new roof will significantly improve the home's curb appeal and reduce potential maintenance costs. ↑
• Resale Exterior siding and paint — A fresh exterior will enhance the home's curb appeal and make it more attractive to potential buyers. ↑
• Both Bathroom renovation — A modern, clean bathroom will improve both the home's resale and rental value. ↑
• Both HVAC replacement — A new HVAC system will improve comfort and energy efficiency, making the home more attractive to buyers and renters. ↑
• Both Landscaping — Well-maintained landscaping will enhance the home's curb appeal and make it more attractive to potential buyers and renters. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 21/100

Zoned Schools

Elementary Emerson Alternative Ed. (Es) F OK #354/845 Nat'l #30,133/41,679 Middle Belle Isle Ms F OK #24/345 Nat'l #7,581/14,009 High Star Spencer Hs F OK #430/447 Nat'l #16,861/17,239

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

A Composite livability gradescore 80/100

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 · 911,875 people
• City population: 498,656
• Metro: Oklahoma City, OK
• Population (ZIP): 6,296
• Household income: $54,694
• Rent vs Own: 30.0% rent · 70.0% own
• Severe rent burden: 6% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Black 52% White 24% Hispanic / Latino 16% Two or more races 12% Native American 2%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Italian 2% Lithuanian 2%
• Foreign-born: 6% · Canada
• Languages at home: 86% English-only · Spanish 14%

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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: ▲ 53.65%
• Current HPI: 274.4301
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.55%
• F500 in state: 6

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Industry mix (Fortune 500 HQ in OK)

Industry	F500 HQs	Revenue
▸Energy	3	$48B

Price history

-12.5% since first listed

5 events — show timeline

• 2025-12-01 Listed $140,000 MLSOK
• 2025-12-01 Listing Removed — MLSOK
• 2025-06-30 Relisted — MLSOK
• 2025-06-12 Listing Removed — MLSOK
• 2025-06-01 Listed $160,000 MLSOK

Property tax history

+4.2%/yr

Latest (2025): $1,326 · +4.2% YoY. Source: county tax records.