1936 NW 172nd St · Oklahoma City, OK 73012

$195,000

3 bd · 2.0 ba · 1,546 sqft · SingleFamily public records · 2 Days on market

Built 2000 6,765 sqft lot Est $329k · 41% under

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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 +19.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +5.1/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Immaculate custom home with solid wood floors and lots of crown molding! Beautiful colors, Carpet only in Bedrooms, Nice gas log fireplace, big back yard! Private master with large walk-in closet, whirlpool and showwer with double vanities. Light . Bright and Open floorplan with formal dinina area. Eazy to see this stunning home anytime!

Key facts

• 6,765 sq ft lot
• 2 garage spots
• Built 2000

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $215 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Cap rate 7.6% 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.
• Edmond (suburban): math 38% / reading 40% proficiency, ranked #11 of 270 in OK (top 4%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: West Field Es (math 40% / reading 45%, grade F, #83 of 845 statewide, top 10%, 852 students, 0% FRL); Santa Fe Hs (math 36% / reading 52%, grade F, #18 of 447 statewide, top 4%, 2,796 students, 0% FRL) — zoned schools average 0% FRL vs 22% district-wide (22 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+1.2%/yr); 626 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $1k of loan paydown is wiped out by about $6k 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.
• 4 sale attempts since 21y 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 $145k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $195,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.01% ✓
• Cap rate: 7.62%
• Cash-on-cash: 4.73%
• DSCR: 1.21
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $329,298
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17632 Palladium Ln	0.28mi	3/2.0	1,629 (+5%)	3mo	$254,500	$156	75
17409 Gold Dr	0.14mi	3/2.0	1,726 (+12%)	1mo	$214,000	$124	73
17305 Gold Dr	0.09mi	3/2.0	1,718 (+11%)	5mo	$254,900	$148	73
2244 NW 170th St	0.52mi	3/2.0	1,550 (+0%)	7mo	$352,840	$228	70
2240 NW 170th St	0.52mi	3/2.0	1,500 (-3%)	2mo	$352,840	$235	69
2237 NW 170th St	0.22mi	4/2.0 (+1)	1,700 (+10%)	0mo	$372,140	$219	68
1900 NW 177th Ter	0.46mi	3/2.0	1,493 (-3%)	6mo	$232,500	$156	68
2236 NW 170th St	0.52mi	4/2.0 (+1)	1,565 (+1%)	2mo	$333,490	$213	67
2304 NW 170th St	0.52mi	4/2.0 (+1)	1,700 (+10%)	3mo	$377,340	$222	52
2305 NW 170th St	0.48mi	3/2.0	1,750 (+13%)	5mo	$374,340	$214	52
16416 Okalee Ln	0.70mi	3/2.0	1,391 (-10%)	2mo	$234,900	$169	49
17820 Griffin Gate Dr	0.69mi	3/2.0	1,755 (+14%)	2mo	$297,990	$170	44

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 · 1.21% rent growth · sell at horizon

5-year hold

• IRR: -10.9%
• Equity multiple: 0.61×
• Total profit: $-21,335
• Equity at exit: $29,075

10-year hold

• IRR: -4.4%
• Equity multiple: 0.73×
• Total profit: $-14,569
• Equity at exit: $16,860

Cash invested: $54,600 (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 73012

• Home prices YoY: -17.9%
• Rents YoY: 1.2%
• Active inventory: 626
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,960 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$229 /mo · $2,753/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $215

Break-even live

Break-even rent $1,688

Max offer price $195,000

Occupancy floor 84%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17405 Bronze Ln Edmond, OK	4.0	2.0	1787	$2,050	$1.15	2d	1	0.09mi
17309 Platinum Ln Edmond, OK	3.0	2.0	1840	$1,895	$1.03	15d	1	0.22mi
17609 Gold Dr Edmond, OK	4.0	2.0	1640	$1,995	$1.22	24d	1	0.28mi
1720 NW 172nd St Edmond, OK	4.0	2.0	1868	$1,975	$1.06	24d	1	0.32mi
17516 Black Hawk Dr Edmond, OK	3.0	2.0	1846	$2,095	$1.13	2d	1	0.43mi
1708 NW 163rd Cir Edmond, OK	3.0	2.0	2128	$1,950	$0.92	15d	1	0.65mi
1528 NW 179th St Edmond, OK	4.0	2.0	2067	$2,221	$1.07	15d	1	0.72mi
17409 Wain Bridge Ave Edmond, OK	3.0	2.0	2120	$1,800	$0.85	24d	1	0.74mi
16224 Panther Way Edmond, OK	3.0	2.0	1512	$1,695	$1.12	15d	1	0.75mi
17617 Wain Bridge Ave Edmond, OK	4.0	2.0	1707	$1,895	$1.11	2d	1	0.79mi
17904 Scarlet Oak Ln Edmond, OK	3.0	2.0	1713	$1,625	$0.95	4d	1	0.82mi
16001 Korie Dr Edmond, OK	3.0	2.0	1778	$1,995	$1.12	24d	1	0.84mi
16401 Osceola Trl Edmond, OK	3.0	2.0	1563	$1,595	$1.02	24d	1	0.90mi
16401 Osceola Trl Edmond, OK	3.0	2.0	1563	$1,595	$1.02	20d	1	0.90mi
15937 Katie Ridge Dr Edmond, OK	4.0	2.0	1763	$1,945	$1.10	2d	1	0.91mi
17029 Woodvine Dr Edmond, OK	3.0	2.0	1838	$1,970	$1.07	17d	1	0.92mi
17115 Cedar Dr Edmond, OK	2.0	2.0	1563	$1,495	$0.96	12d	1	0.94mi
1420 NW 183rd Ter Edmond, OK	3.0	2.0	1767	$1,950	$1.10	21d	1	0.95mi
17025 Canyonwood Ln Edmond, OK	4.0	2.0	2075	$1,799	$0.87	2d	1	0.97mi
16212 Osceola Trl Edmond, OK	3.0	2.0	1672	$1,800	$1.08	2d	1	0.97mi
1005 Valley Ct Edmond, OK	3.0	2.0	1455	$1,795	$1.23	24d	1	1.01mi
18301 Montoro Way Edmond, OK	3.0	2.0	1556	$1,695	$1.09	2d	1	1.02mi
18509 Chestnut Oak Dr Edmond, OK	3.0	2.0	1766	$1,800	$1.02	21d	1	1.03mi
1037 NW 166th St Edmond, OK	3.0	2.0	1630	$1,595	$0.98	24d	1	1.04mi
1037 NW 166th St Edmond, OK	3.0	2.0	1600	$1,595	$1.00	4d	1	1.04mi
1018 NW 166th Ter Edmond, OK	3.0	2.0	1835	$1,650	$0.90	24d	1	1.08mi
2717 NW 178th St Edmond, OK	1.0–3.0	1.0–2.0	943	$1,749	$1.85	2d	15	1.09mi
2609 NW 182nd St Edmond, OK	3.0	2.0	1954	$2,150	$1.10	2d	1	1.14mi
18509 Agua Dr Edmond, OK	3.0	2.0	1595	$1,800	$1.13	2d	1	1.15mi
2344 Roca Dr Edmond, OK	3.0	2.0	1213	$1,650	$1.36	12d	1	1.17mi
2212 NW 157th Ter Edmond, OK	3.0	2.0	1964	$1,895	$0.96	2d	1	1.18mi
18212 Viento Dr Edmond, OK	3.0	2.0	1954	$1,745	$0.89	24d	1	1.21mi
18613 Vivo Dr Edmond, OK	3.0	2.0	1682	$1,995	$1.19	19d	1	1.21mi
2201 NW 155th St Edmond, OK	2.0	2.0	1149	$1,495	$1.30	24d	1	1.21mi
17116 Sunny Hollow Rd Edmond, OK	4.0	2.5	1690	$2,100	$1.24	2d	1	1.22mi
16108 N Western Ave Edmond, OK	3.0–4.0	2.5	1700	$1,598	$0.94	3d	6	1.23mi
18600 Luna Dr Edmond, OK	4.0	2.0	1989	$2,395	$1.20	2d	1	1.23mi
604A NW 175th St Unit 604A Edmond, OK	4.0	2.5	1968	$1,900	$0.97	24d	1	1.28mi
525 NW 171st St Edmond, OK	3.0	2.0	1607	$1,900	$1.18	2d	1	1.32mi
15501 N Pennsylvania Ave Edmond, OK	3.0	2.0	1053	$1,699	$1.61	24d	1	1.32mi

Listing history 12 events

1. 2026-01-18
   status Pending
2. 2026-01-16
   listed $195,000 Active
3. 2010-05-06
   soldstatus $145,000
4. 2010-04-30
   soldstatus $144,900 339-char remark

   Show marketing remark (339 chars)

   Immaculate custom home with solid wood floors and lots of crown molding! Beautiful colors, Carpet only in Bedrooms, Nice gas log fireplace, big back yard! Private master with large walk-in closet, whirlpool and showwer with double vanities. Light . Bright and Open floorplan with formal dinina area. Eazy to see this stunning home anytime!

5. 2010-03-30
   listed $144,900 339-char remark

   Show marketing remark (339 chars)

   Immaculate custom home with solid wood floors and lots of crown molding! Beautiful colors, Carpet only in Bedrooms, Nice gas log fireplace, big back yard! Private master with large walk-in closet, whirlpool and showwer with double vanities. Light . Bright and Open floorplan with formal dinina area. Eazy to see this stunning home anytime!

6. 2006-05-30
   soldstatus $135,000 278-char remark

   Show marketing remark (278 chars)

   NEW PRICE....Gorgeous REAL hardwood floors in the living/formal dining-area and hallway. Large bedrooms, master bdrm. away from primary bdrms., great closet space in all rooms, large utility room, pantry in kitchen, 2 coat closets. MAKE OFFER, THE SELLER IS VERY MOTIVATED......

7. 2006-05-30
   soldstatus $135,000

   Show marketing remark (278 chars)

   NEW PRICE....Gorgeous REAL hardwood floors in the living/formal dining-area and hallway. Large bedrooms, master bdrm. away from primary bdrms., great closet space in all rooms, large utility room, pantry in kitchen, 2 coat closets. MAKE OFFER, THE SELLER IS VERY MOTIVATED......

8. 2006-01-07
   listed $140,500 278-char remark

   Show marketing remark (278 chars)

   NEW PRICE....Gorgeous REAL hardwood floors in the living/formal dining-area and hallway. Large bedrooms, master bdrm. away from primary bdrms., great closet space in all rooms, large utility room, pantry in kitchen, 2 coat closets. MAKE OFFER, THE SELLER IS VERY MOTIVATED......

9. 2005-08-03
   soldstatus $142,500
10. 2005-07-29
    soldstatus $142,500
11. 2005-04-29
    listed $142,500
12. 2005-04-29
    historical

ⓘ 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: $2,753 · $229/mo
• Projected year-2 tax: $2,753 · $229/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $23,522
• − Mortgage interest: −$10,923
• − Property taxes: −$2,753
• − Insurance: −$975
• − Repairs & maintenance: −$1,882
• − Management: −$1,882
• − Depreciation: −$5,673
• Taxable loss: −$565
• Est. tax savings @ 24.0%: +$136
• After-tax cash flow: $2,719/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: Edmond
• NCES district ID: 4010590
• Math proficiency: 38% ▼ -12.00%
• Reading proficiency: 40% ▼ -12.00%
• Median HH income: $73,212
• Composite: 35.88/100
• National rank: #4814
• State rank: #11 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): 46,993
• Household income: $126,659
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 898.0

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 White (67%)
• Race & ethnicity: White 67% Two or more races 10% Black 8% Asian 8% Hispanic / Latino 8% Native American 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 3% Slovak 2% Romanian 2%
• Foreign-born: 11% · Canada, China, Vietnam
• Languages at home: 86% English-only · Spanish 4% Other Indo-European 2% Chinese 2%

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: ▼ -44.41%
• Current HPI: 203.1105
• Rent YoY: ▲ 1.21%
• 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

+36.8% since first listed

12 events — show timeline

• 2026-01-18 Pending — MLSOK
• 2026-01-16 Listed $195,000 MLSOK
• 2010-05-06 Sold (Public Records) $145,000 Public Records
• 2010-04-30 Sold (MLS) $144,900 MLSOK
• 2010-03-30 Listed $144,900 MLSOK
• 2006-05-30 Sold (Public Records) $135,000 Public Records
• 2006-05-30 Sold (MLS) $135,000 MLSOK
• 2006-01-07 Listed $140,500 MLSOK
• 2005-08-03 Sold (MLS) $142,500 MLSOK
• 2005-07-29 Sold (Public Records) $142,500 Public Records
• 2005-04-29 Listing Removed — MLSOK
• 2005-04-29 Listed $142,500 MLSOK

Property tax history

+3.3%/yr

Latest (2025): $2,753 · +5.3% YoY. Source: county tax records.