1904 NW 176th St · Oklahoma City, OK 73012

$265,000

4 bd · 3.0 ba · 2,058 sqft · SingleFamily public records · 5 Days on market

Built 2002 7,022 sqft lot Est $333k · 21% under $19/mo HOA · 1% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +11.9/30.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• DSCR +3.5/10.0
• 1% rule +3.3/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Open floor plan with space galore. 2 huge living areas; split floor plan; kitchen is open to living area with breakfast bar, lots of counter space, storage and pantry; big bedrooms with ample closet space and on a split floor plan. Many updated features: appliances, water tank in '14, new fencing in '11, whole house gutters; 15 SEER AC in '10 and flat safe shelter in '08 to name a few. Great Home.

Key facts

• Beautiful fireplace
• Natural light
• Two living areas

Tags

• PROFESSIONALLY PAINTED
• BRAND NEW FLOORING
• TWO LIVING AREAS
• LARGE MAIN LIVING ROOM
• BEAUTIFUL FIREPLACE
• NATURAL LIGHT

Property features AI

Finance

• Other: Living area reported as 2,058 (assessor); No storm shelter
• Financial info: Cash, Conventional, FHA or VA accepted; Loan qualification available; Not assumable
• HOA & community: Mandatory association dues; Association fee $230 (includes common area maintenance)

Exterior

• Parking: 2-car garage
• Home design: Single family residence; One-level entry
• Construction: Frame and masonry veneer construction; Composition roof; Slab foundation; Existing property
• Exterior features: Porch; Interior lot

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Interior features: One living area; Gas log fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-70 ($-839/yr) — negative.
• To cash-flow at today's rent, offer at most $253k (4.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (17.4% below list).
• Recommended offer: $219k (17.4% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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 $2k of loan paydown is wiped out by about $8k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 25y 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 $179k; 48% 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 $218,898 (17.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.83% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.13%
• DSCR: 0.95
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $333,396
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1828 NW 176th St	0.03mi	4/2.5	2,338 (+14%)	1mo	$280,000	$120	73
2213 NW 171st St	0.33mi	4/2.0	1,900 (-8%)	1mo	$414,840	$218	67
17729 Gold Dr	0.20mi	3/2.5 (-1)	1,834 (-11%)	0mo	$265,000	$144	66
1300 NW 172nd St	0.62mi	3/2.0 (-1)	2,041 (-1%)	0mo	$369,530	$181	61
17912 Marron Dr	0.64mi	3/2.0 (-1)	2,079 (+1%)	1mo	$380,000	$183	59
1433 NW 182nd	0.62mi	4/2.0	2,181 (+6%)	0mo	$298,000	$137	57
16613 Farmington Way	0.67mi	3/2.0 (-1)	2,005 (-3%)	2mo	$325,000	$162	54
17312 Parkgrove Dr	0.50mi	4/2.5	2,348 (+14%)	0mo	$415,000	$177	51
16909 Gladstone Cir	0.53mi	3/2.0 (-1)	2,263 (+10%)	1mo	$339,900	$150	49
17820 Griffin Gate Dr	0.42mi	3/2.0 (-1)	1,755 (-15%)	2mo	$297,990	$170	45
18321 English Oak Ln	0.65mi	5/3.0 (+1)	2,320 (+13%)	1mo	$375,000	$162	42
1416 NW 182nd St	0.63mi	3/2.0 (-1)	1,752 (-15%)	1mo	$249,900	$143	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 · 1.21% rent growth · sell at horizon

5-year hold

• IRR: -20.1%
• Equity multiple: 0.31×
• Total profit: $-51,255
• Equity at exit: $39,512

10-year hold

• IRR: -17.5%
• Equity multiple: 0.12×
• Total profit: $-65,645
• Equity at exit: $22,912

Cash invested: $74,200 (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 73012

• Home prices YoY: -17.9%
• Rents YoY: 1.2%
• Active inventory: 626
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,189 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$280 /mo · $3,361/yr
• Insurance: −$110
• HOA: −$19
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $-70

Break-even live

Break-even rent $2,277

Max offer price $252,649

Occupancy floor 98%

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17609 Gold Dr Edmond, OK	4.0	2.0	1640	$1,995	$1.22	23d	1	0.12mi
17309 Platinum Ln Edmond, OK	3.0	2.0	1840	$1,895	$1.03	14d	1	0.23mi
17405 Bronze Ln Edmond, OK	4.0	2.0	1787	$2,050	$1.15	2d	1	0.26mi
1720 NW 172nd St Edmond, OK	4.0	2.0	1868	$1,975	$1.06	23d	1	0.32mi
1528 NW 179th St Edmond, OK	4.0	2.0	2067	$2,221	$1.07	14d	1	0.40mi
1517 NW 173rd Ter Edmond, OK	3.0	2.5	2693	$3,006	$1.12	23d	1	0.42mi
17516 Black Hawk Dr Edmond, OK	3.0	2.0	1846	$2,095	$1.13	2d	1	0.50mi
17904 Scarlet Oak Ln Edmond, OK	3.0	2.0	1713	$1,625	$0.95	4d	1	0.52mi
18008 Jimenez Dr Edmond, OK	4.0	2.5	2417	$2,750	$1.14	23d	1	0.56mi
17617 Wain Bridge Ave Edmond, OK	4.0	2.0	1707	$1,895	$1.11	2d	1	0.56mi
17409 Wain Bridge Ave Edmond, OK	3.0	2.0	2120	$1,800	$0.85	23d	1	0.57mi
1420 NW 183rd Ter Edmond, OK	3.0	2.0	1767	$1,950	$1.10	21d	1	0.62mi
18509 Chestnut Oak Dr Edmond, OK	3.0	2.0	1766	$1,800	$1.02	21d	1	0.71mi
16517 Tonka Trl Edmond, OK	3.0	2.0	2301	$2,495	$1.08	23d	1	0.72mi
2433 NW 173rd St Edmond, OK	3.0	2.5	2546	$2,845	$1.12	1d	1	0.73mi
16504 Village Garden Dr Edmond, OK	3.0	2.5	2622	$2,495	$0.95	2d	1	0.76mi
1005 Valley Ct Edmond, OK	3.0	2.0	1455	$1,795	$1.23	23d	1	0.86mi
1708 NW 163rd Cir Edmond, OK	3.0	2.0	2128	$1,950	$0.92	14d	1	0.90mi
18704 Neri Dr Edmond, OK	4.0	3.0	2579	$3,195	$1.24	2d	1	0.92mi
18301 Montoro Way Edmond, OK	3.0	2.0	1556	$1,695	$1.09	2d	1	0.99mi
1037 NW 166th St Edmond, OK	3.0	2.0	1630	$1,595	$0.98	23d	1	1.03mi
1037 NW 166th St Edmond, OK	3.0	2.0	1600	$1,595	$1.00	4d	1	1.03mi
18509 Agua Dr Edmond, OK	3.0	2.0	1595	$1,800	$1.13	1d	1	1.06mi
1018 NW 166th Ter Edmond, OK	3.0	2.0	1835	$1,650	$0.90	23d	1	1.06mi
18600 Luna Dr Edmond, OK	4.0	2.0	1989	$2,395	$1.20	1d	1	1.07mi
16224 Panther Way Edmond, OK	3.0	2.0	1512	$1,695	$1.12	14d	1	1.07mi
18613 Vivo Dr Edmond, OK	3.0	2.0	1682	$1,995	$1.19	19d	1	1.07mi
2609 NW 182nd St Edmond, OK	3.0	2.0	1954	$2,150	$1.10	1d	1	1.08mi
17116 Sunny Hollow Rd Edmond, OK	4.0	2.5	1690	$2,100	$1.24	2d	1	1.09mi
604A NW 175th St Unit 604A Edmond, OK	4.0	2.5	1968	$1,900	$0.97	23d	1	1.09mi
605 NW 176th St Edmond, OK	5.0	2.5	1900	$1,800	$0.95	14d	1	1.11mi
17029 Woodvine Dr Edmond, OK	3.0	2.0	1838	$1,970	$1.07	17d	1	1.13mi
17629 Nantucket Ave Edmond, OK	3.0	2.0	1632	$1,925	$1.18	2d	1	1.13mi
16001 Korie Dr Edmond, OK	3.0	2.0	1778	$1,995	$1.12	23d	1	1.16mi
17225 Ridgewood Dr Edmond, OK	4.0	2.5	2354	$2,675	$1.14	2d	1	1.16mi
18212 Viento Dr Edmond, OK	3.0	2.0	1954	$1,745	$0.89	23d	1	1.18mi
17025 Canyonwood Ln Edmond, OK	4.0	2.0	2075	$1,799	$0.87	2d	1	1.18mi
520 NW 176th Ter Edmond, OK	3.0	2.5	2560	$2,550	$1.00	23d	1	1.19mi
525 NW 171st St Edmond, OK	3.0	2.0	1607	$1,900	$1.18	2d	1	1.19mi
16401 Osceola Trl Edmond, OK	3.0	2.0	1563	$1,595	$1.02	23d	1	1.21mi

HOA detail

• Monthly dues: $19 · $228/yr
• Likely covers: water

Listing history 5 events

1. 2026-06-13
   statusdays on market $265,000 Pending 5 DOM
2. 2026-06-09
   days on market $265,000 Active 4 DOM
3. 2026-06-08
   days on market $265,000 Active 3 DOM
4. 2026-06-07
   remarks 699-char remark
5. 2026-06-07
   listed $265,000 Active 2 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: $3,361 · $280/mo
• Projected year-2 tax: $3,361 · $280/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: $26,268
• − Mortgage interest: −$14,844
• − Property taxes: −$3,361
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,101
• − Management: −$2,101
• − HOA: −$228
• − Depreciation: −$7,709
• Taxable loss: −$5,403
• Est. tax savings @ 24.0%: +$1,297
• After-tax cash flow: $458/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

+77.0% since first listed

14 events — show timeline

• 2026-06-05 Listed $265,000 MLSOK
• 2015-08-12 Sold (Public Records) $179,000 Public Records
• 2015-07-31 Sold (MLS) $179,000 MLSOK
• 2015-06-30 Pending — MLSOK
• 2015-06-24 Listed $179,900 MLSOK
• 2006-12-21 Sold (Public Records) $165,000 Public Records
• 2006-12-21 Sold (Public Records) $170,500 Public Records
• 2006-12-15 Sold (MLS) $165,000 MLSOK
• 2006-09-25 Listed $169,900 MLSOK
• 2004-02-18 Sold (Public Records) $155,000 Public Records
• 2004-02-13 Sold (MLS) $155,000 MLSOK
• 2003-09-30 Listed $156,900 MLSOK
• 2002-07-26 Sold (MLS) $149,700 MLSOK
• 2001-12-18 Listed $149,700 MLSOK

Property tax history

+5.0%/yr

Latest (2025): $3,361 · +5.3% YoY. Source: county tax records.