2041 NE 18th St · Oklahoma City, OK 73111

$109,000

2 bd · 1.0 ba · 848 sqft · SingleFamily public records · 2 Days on market

Built 1944 6,599 sqft lot Est $96k · 14% over

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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 +22.0/30.0
• DSCR +7.0/10.0
• 1% rule +4.5/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• ARV discount +1.3/15.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Discover the potential of this property located in the northeast corridor of Oklahoma City. Situated just minutes from downtown, the OU Health campus, and the Innovation District, this home offers both convenience and long-term upside in an area seeing steady revitalization and development. This two bed, one bath home is ideal for investors, renovators, or buyers looking to add value. Recent improvements include new floors, paint, kitchen cabinets, counters, roof, windows/doors, plus updated electrical. Nearby schools, parks, and easy access to major highways enhance its appeal for tenants and homeowners alike. Whether you’re looking to expand your rental portfolio, complete a fix-and

Key facts

• New floors
• Innovation district
• New paint

Tags

• MINUTES FROM DOWNTOWN
• OU HEALTH CAMPUS
• INNOVATION DISTRICT
• RECENT IMPROVEMENTS
• NEW FLOORS
• NEW PAINT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $174 ($2k/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 $103k (5.1% below list).
• Recommended offer: $103k (5.1% below list) — sets the bar for 1% rule.
• Cap rate 8.2% 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: Thelma R. Parks Es (math 2% / reading 2%, grade F, #802 of 845 statewide, top 100%, 472 students, 0% FRL); Douglass Hs (math 2% / reading 2%, grade F, #445 of 447 statewide, top 100%, 556 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 (+2.1%/yr); 81 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 5,365 units permitted in Oklahoma County in 2024 (569 in 5+ unit buildings).
• This rent runs 31% of the median local income ($40k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $754 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.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1944 — 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 $103,410 (5.1% below list)

Questions for the listing agent

1. Built in 1944 — 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. 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?
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: 0.95% ✗
• Cap rate: 8.21%
• Cash-on-cash: 6.83%
• DSCR: 1.30
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $95,824
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2041 NE 18th St	0.00mi	2/1.0	848 (0%)	1mo	$109,000	$129	99
2216 NE 23rd St	0.37mi	2/1.0	837 (-1%)	2mo	$72,000	$86	79
1720 Wickliff St	0.34mi	2/1.5	902 (+6%)	0mo	$100,000	$111	72
1717 NE 20th St	0.41mi	2/1.0	864 (+2%)	12mo	$145,000	$168	68
1701 N Fairmont Ave	0.24mi	2/1.0	927 (+9%)	8mo	$73,000	$79	67
2108 Miramar Blvd	0.34mi	2/1.0	768 (-9%)	3mo	$88,000	$115	66
2525 NE 14th St	0.55mi	2/1.0	895 (+6%)	4mo	$60,000	$67	62
2228 NE 23rd St	0.38mi	2/1.0	756 (-11%)	5mo	$47,000	$62	60
1449 NE 14th St	0.67mi	2/1.0	884 (+4%)	2mo	$100,000	$113	60
1715 N Kelham Ave	0.43mi	2/1.0	903 (+6%)	12mo	$163,500	$181	59
2145 N Bath Ave	0.61mi	2/1.0	720 (-15%)	3mo	$114,250	$159	44
1521 NE 11th St	0.75mi	2/1.0	972 (+15%)	4mo	$65,000	$67	37

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 · 2.13% rent growth · sell at horizon

5-year hold

• IRR: -6.7%
• Equity multiple: 0.75×
• Total profit: $-7,549
• Equity at exit: $16,252

10-year hold

• IRR: 1.8%
• Equity multiple: 1.13×
• Total profit: $3,842
• Equity at exit: $9,424

Cash invested: $30,520 (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 73111

• Home prices YoY: -13.6%
• Rents YoY: 2.1%
• Active inventory: 81
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,034 high
• Mortgage (P&I): −$572
• Tax from tax record: −$26 /mo · $315/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $174

Break-even live

Break-even rent $814

Max offer price $109,000

Occupancy floor 78%

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2132 NE 19th St Oklahoma City, OK	2.0	1.0	850	$950	$1.12	43d	1	0.08mi
2107 Hardin Dr Oklahoma City, OK	3.0	1.0	999	$875	$0.88	43d	1	0.18mi
2200 Hardin Dr Oklahoma City, OK	3.0	1.0	1091	$1,025	$0.94	43d	1	0.20mi
2300 Granada Blvd Oklahoma City, OK	3.0	1.0	999	$1,000	$1.00	11d	1	0.31mi
1727 NE 19th St Oklahoma City, OK	3.0	1.0	892	$995	$1.12	43d	1	0.34mi
2112 NE 23rd St Oklahoma City, OK	3.0	1.0	1117	$1,070	$0.96	16d	1	0.34mi
1722 NE 20th St Oklahoma City, OK	2.0	1.0	800	$1,070	$1.34	43d	1	0.37mi
2132 Miramar Blvd Oklahoma City, OK	2.0	1.0	768	$800	$1.04	2d	1	0.39mi
1709 N Page Ave Oklahoma City, OK	2.0	1.0	967	$895	$0.93	23d	1	0.43mi
1609 NE 18th St Oklahoma City, OK	2.0	1.0	899	$900	$1.00	3d	1	0.45mi
1321 Bellevidere Dr Oklahoma City, OK	3.0	2.0	1000	$1,200	$1.20	23d	1	0.46mi
2501 NE 16th St Oklahoma City, OK	2.0	1.0	941	$1,100	$1.17	43d	1	0.46mi
1801 N Jordan Ave Oklahoma City, OK	2.0	1.0	1080	$1,000	$0.93	14d	1	0.46mi
1812 NE 24th St Oklahoma City, OK	3.0	1.0	1071	$1,175	$1.10	2d	1	0.56mi
1904 NE 25th St Oklahoma City, OK	2.0	1.0	939	$950	$1.01	3d	1	0.57mi
1931 NE 25th St Unit 10 Oklahoma City, OK	2.0	1.0	900	$875	$0.97	23d	1	0.57mi
2520 NE 14th St Oklahoma City, OK	3.0	1.0	1070	$1,099	$1.03	43d	1	0.57mi
1921 NE 25th St Unit 3 Oklahoma City, OK	2.0	1.0	900	$875	$0.97	19d	1	0.58mi
2036 NE Grand Blvd Oklahoma City, OK	2.0	1.0	1092	$995	$0.91	2d	1	0.60mi
1801 E Park Pl Oklahoma City, OK	2.0	1.0	734	$695	$0.95	43d	1	0.62mi
2620 NE 19th St Oklahoma City, OK	2.0	1.0	900	$995	$1.11	43d	1	0.62mi
1450 NE 16th Ter Oklahoma City, OK	3.0	1.0	1096	$1,295	$1.18	43d	1	0.64mi
1439 NE 24th St Oklahoma City, OK	3.0	1.0	874	$1,025	$1.17	15d	1	0.73mi
1401 NE 22nd St Oklahoma City, OK	2.0	1.0	728	$1,100	$1.51	23d	1	0.75mi
2020 NE 30th St Oklahoma City, OK	3.0	1.0	1056	$1,150	$1.09	43d	1	0.84mi
1220 NE 17th St Oklahoma City, OK	2.0	1.0	1100	$1,195	$1.09	43d	1	0.87mi
1445 NE 10th St Oklahoma City, OK	2.0	1.0	1011	$1,195	$1.18	16d	1	0.90mi
1438 NE 27th St Oklahoma City, OK	3.0	1.0	736	$1,000	$1.36	43d	1	0.91mi
1200 NE 17th St Unit B Oklahoma City, OK	2.0	1.0	1002	$2,100	$2.10	43d	1	0.92mi
2312 N Everest Ave Oklahoma City, OK	3.0	1.0	1100	$1,299	$1.18	43d	1	0.92mi
2709 N Fonshill Ave Oklahoma City, OK	2.0	1.0	949	$1,100	$1.16	23d	1	0.94mi
1148 N Lottie Ave Oklahoma City, OK	2.0	1.0	1040	$1,150	$1.11	2d	1	0.98mi
1427 NE 28th St Oklahoma City, OK	1.0	1.0	876	$695	$0.79	43d	1	1.00mi
2225 Glen Ellyn St Oklahoma City, OK	2.0	1.0	1095	$925	$0.84	43d	1	1.00mi
1637 Bishop Bobby L Williams Dr Oklahoma City, OK	2.0	1.0	820	$1,150	$1.40	43d	1	1.00mi
2128 N Stonewall Ave Unit 1 Oklahoma City, OK	2.0	1.0	960	$800	$0.83	2d	1	1.01mi
2148 N Stonewall Ave Oklahoma City, OK	2.0	1.0	1055	$875	$0.83	3d	1	1.02mi
1436 NE 8th St Oklahoma City, OK	2.0	1.0	1048	$1,095	$1.04	43d	1	1.05mi
3049 NE 15th St Oklahoma City, OK	2.0	1.0	660	$895	$1.36	2d	1	1.05mi
943 East Dr Oklahoma City, OK	1.0	1.0	900	$995	$1.11	3d	1	1.13mi

Listing history 2 events

1. 2026-04-15
   status Pending
2. 2026-04-13
   listed $109,000 Active

ⓘ 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: $315 · $26/mo
• Projected year-2 tax: $981 · $82/mo
• Expected delta: +$666/yr (+$56/mo · 211.8%)

ⓘ 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 4% 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: $12,409
• − Mortgage interest: −$6,106
• − Property taxes: −$315
• − Insurance: −$545
• − Repairs & maintenance: −$993
• − Management: −$993
• − Depreciation: −$3,171
• Taxable income: $288
• Est. tax owed @ 24.0%: −$69
• After-tax cash flow: $2,015/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): 10,727
• Household income: $40,340
• Rent vs Own: 45.8% rent · 54.2% own
• Severe rent burden: 804.0

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: Predominantly Black (76%)
• Race & ethnicity: Black 76% White 13% Two or more races 7% Hispanic / Latino 6% Native American 2%
• Hispanic origin (detail): Mexican 4%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 6%

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: ▼ -34.64%
• Current HPI: 220.6395
• Rent YoY: ▲ 2.13%
• 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

2 events — show timeline

• 2026-04-15 Pending — MLSOK
• 2026-04-13 Listed $109,000 MLSOK

Property tax history

+5.5%/yr

Latest (2025): $315 · +4.1% YoY. Source: county tax records.