3205 NE 15th St · Oklahoma City, OK 73117

$99,900

3 bd · 1.0 ba · 660 sqft · SingleFamily public records · 95 Days on market

Built 1953 6,325 sqft lot $151/sqft · 53% above area Est $91k · 10% over

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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 +27.1/30.0
• DSCR +9.4/10.0
• 1% rule +6.2/10.0
• Appreciation +6.2/10.0
• Livability +4.0/5.0
• ARV discount +3.2/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks MLS

Updated and move-in ready 3-bed, 1-bath home offering 924 sq ft of efficient, comfortable living space in a convenient central OKC location. The layout provides bright common areas, a functional kitchen, and well-sized bedrooms that work for a variety of needs. Exterior features include a classic façade and a spacious yard with room for outdoor use or future improvements. Close to major corridors, parks, and local amenities, this property is a solid option for homeowners or investors seeking value and accessibility.

Key facts

• Functional kitchen
• Spacious yard
• Close to parks

Tags

• MOVE IN READY
• FUNCTIONAL KITCHEN
• SPACIOUS YARD
• CENTRAL LOCATION
• CLOSE TO PARKS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $284 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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: schools F, 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.
• Market conditions: 75 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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).

Forward outlook

• In year one you build about $3k of equity ($691 loan paydown + $2k appreciation (2.4% local appreciation)).
• Oklahoma County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.4% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago; this cycle's ask has dropped $12k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $22k; list at $100k implies a 354% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — 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 $90,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.12% ✓
• Cap rate: 9.70%
• Cash-on-cash: 12.17%
• DSCR: 1.54
• GRM: 7.4

CMA / ARV

• ARV (median comp): $91,160
• List price: $99,900
• Delta: 9.59%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3117 NE 15th St	0.05mi	2/1.0 (-1)	660 (0%)	10mo	$54,000	$82	84
3349 NE 12th St	0.28mi	2/1.0 (-1)	720 (+9%)	19mo	$78,500	$109	51

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

Projected returns pro-forma

2.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.5%
• Equity multiple: 1.97×
• Total profit: $27,007
• Equity at exit: $41,673

10-year hold

• IRR: 19.4%
• Equity multiple: 3.67×
• Total profit: $74,684
• Equity at exit: $61,804

Cash invested: $27,972 (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 73117

• Home prices YoY: 1.3%
• Active inventory: 75
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,123 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$38 /mo · $456/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $284

Break-even live

Break-even rent $764

Max offer price $99,900

Occupancy floor 70%

Sensitivity live

Price	-10% $340	-5% $312	+0% $284	+5% $255	+10% $227
Rent	-10% $195	-5% $239	+0% $284	+5% $328	+10% $372
Rate	-1.0pp $334	-0.5pp $309	base $284	+0.5pp $258	+1.0pp $231

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3049 NE 15th St Oklahoma City, OK	2.0	1.0	660	$895	$1.36	3d	1	0.15mi
3333 NE 12th St Oklahoma City, OK	2.0	1.0	720	$1,000	$1.39	44d	1	0.24mi
1801 E Park Pl Oklahoma City, OK	2.0	1.0	734	$695	$0.95	44d	1	1.47mi

Listing history 17 events

1. 2026-06-21
   days on market $99,900 Active 95 DOM
2. 2026-06-18
   days on market $99,900 Active 92 DOM
3. 2026-06-17
   status $99,900 Active 91 DOM
4. 2026-06-13
   statusdays on market $99,900 Pending 91 DOM
5. 2026-06-09
   days on market $99,900 Active 90 DOM
6. 2026-06-08
   pricedays on market $99,900 Active 89 DOM
7. 2026-06-07
   days on market $101,900 Active 88 DOM
8. 2026-06-05
   days on market $101,900 Active 85 DOM
9. 2026-06-03
   days on market $101,900 Active 84 DOM
10. 2026-06-02
    days on market $101,900 Active 83 DOM
11. 2026-06-01
    days on market $101,900 Active 82 DOM
12. 2026-05-31
    days on market $101,900 Active 81 DOM
13. 2026-05-19
    price $101,900 528-char remark

    Show marketing remark (528 chars)

    Updated and move-in ready 3-bed, 1-bath home offering 924 sq ft of efficient, comfortable living space in a convenient central OKC location. The layout provides bright common areas, a functional kitchen, and well-sized bedrooms that work for a variety of needs. Exterior features include a classic façade and a spacious yard with room for outdoor use or future improvements. Close to major corridors, parks, and local amenities, this property is a solid option for homeowners or investors seeking value and accessibility.

14. 2026-04-16
    price $105,000 528-char remark

    Show marketing remark (528 chars)

    Updated and move-in ready 3-bed, 1-bath home offering 924 sq ft of efficient, comfortable living space in a convenient central OKC location. The layout provides bright common areas, a functional kitchen, and well-sized bedrooms that work for a variety of needs. Exterior features include a classic façade and a spacious yard with room for outdoor use or future improvements. Close to major corridors, parks, and local amenities, this property is a solid option for homeowners or investors seeking value and accessibility.

15. 2026-03-11
    listed $112,000 Active 528-char remark

    Show marketing remark (528 chars)

    Updated and move-in ready 3-bed, 1-bath home offering 924 sq ft of efficient, comfortable living space in a convenient central OKC location. The layout provides bright common areas, a functional kitchen, and well-sized bedrooms that work for a variety of needs. Exterior features include a classic façade and a spacious yard with room for outdoor use or future improvements. Close to major corridors, parks, and local amenities, this property is a solid option for homeowners or investors seeking value and accessibility.

16. 2015-02-25
    soldstatus $22,000 109-char remark

    Show marketing remark (109 chars)

    GREAT OPPORTUNITY!!! 3 Bedroom, 1 bathroom, central heat & air. You won't be disappointed in this one...

17. 2014-08-15
    listed $24,900 109-char remark

    Show marketing remark (109 chars)

    GREAT OPPORTUNITY!!! 3 Bedroom, 1 bathroom, central heat & air. You won't be disappointed in this one...

ⓘ 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: $456 · $38/mo
• Projected year-2 tax: $899 · $75/mo
• Expected delta: +$443/yr (+$37/mo · 97.0%)

ⓘ 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 ≥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: $13,475
• − Mortgage interest: −$5,596
• − Property taxes: −$456
• − Insurance: −$500
• − Repairs & maintenance: −$1,078
• − Management: −$1,078
• − Depreciation: −$2,906
• Taxable income: $1,861
• Est. tax owed @ 24.0%: −$447
• After-tax cash flow: $2,956/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): 6,225
• Household income: $23,413
• Rent vs Own: 62.2% rent · 37.8% own
• Severe rent burden: 681.0

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 0.56)
• Race & ethnicity: Black 63% White 16% Two or more races 13% Hispanic / Latino 12% Asian 2%
• Hispanic origin (detail): Mexican 10%
• Foreign-born: 10% · Canada, Guatemala, China
• Languages at home: 87% English-only · Spanish 8% Other Indo-European 1% Other Asian/Pacific 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: ▲ 2.42%
• Current HPI: 192.3185
• 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

+309.2% since first listed

5 events — show timeline

• 2026-05-19 Price Changed $101,900 MLSOK
• 2026-04-16 Price Changed $105,000 MLSOK
• 2026-03-11 Listed $112,000 MLSOK
• 2015-02-25 Sold (MLS) $22,000 MLSOK
• 2014-08-15 Listed $24,900 MLSOK

Property tax history

+7.9%/yr

Latest (2025): $456 · +4.1% YoY. Source: county tax records.