1528 NW 4th St · Oklahoma City, OK 73106

$145,000

2 bd · 1.0 ba · 1,042 sqft · SingleFamily public records · 13 Days on market

Built 1926 5,998 sqft lot Est $156k · 7% under

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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 +16.2/30.0
• ARV discount +10.8/15.0
• DSCR +5.0/10.0
• Livability +4.0/5.0
• 1% rule +3.2/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

WELL CARED FOR FAMILY HOME. INTERIOR PAINTED IN 2001. LIVING AREA HAS GAS LOG FP WITH BUILT-IN SHELVES W/GLASS DOORS. CEILING FANS THROUGHOUT. WONDERFUL CARPET. LOTS OF WARMTH. MOVE IN READY.

Key facts

• Covered porch
• Brand-new ac system
• Updated flooring

Tags

• COVERED PORCH
• OUTDOOR SPACE
• COSMETIC UPDATES
• FRESH INTERIOR PAINT
• UPDATED FLOORING
• BRAND-NEW AC SYSTEM

Property features AI

Finance

• Other: Living area reported as 1,042 (assessor); Lot size about 0.1377 acre; Property in Bell Vern Second Add; Vacant and unoccupied; No historical designation; Listing status: Active; Directions: Head W from Blackwelder onto NW 4th St; property is about 0.25 mile down the road on the south side
• Financial info: Loan qualification possible; Assumable loan: No
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Security: No storm shelter
• Utilities: No specific utility details provided
• Home design: Single family residence; One story; Residential property; Existing property; Entry level: One
• Construction: Frame construction; Composition roof; Conventional foundation; Built status: Existing
• Exterior features: Interior lot; Covered porch

Interior

• Kitchen: No appliance details provided
• Bedrooms: 2 bedrooms (one-level property)
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating or cooling details provided
• Interior features: Covered porch; Mock fireplace
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $76 ($916/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 $119k (17.9% below list).
• Recommended offer: $119k (17.9% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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: Mark Twain Es (math 8% / reading 2%, grade F, #766 of 845 statewide, top 94%, 277 students, 0% FRL); Taft Ms (math 2% / reading 5%, grade F, #330 of 345 statewide, top 96%, 1,045 students, 0% FRL); Northwest Classen Hs (math 5% / reading 10%, grade F, #420 of 447 statewide, top 95%, 1,702 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 (+2.9%/yr); 170 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $4k 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 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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 $55k; list at $145k implies a 164% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — 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 $119,111 (17.9% below list)

Questions for the listing agent

1. Built in 1926 — 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: 0.82% ✗
• Cap rate: 6.92%
• Cash-on-cash: 2.26%
• DSCR: 1.10
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $156,300
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1518 NW 8th St	0.40mi	2/1.0	985 (-6%)	10mo	$190,000	$193	64
1628 NW 8th St	0.35mi	3/2.0 (+1)	1,112 (+7%)	2mo	$179,000	$161	62
1845 W Park Pl	0.59mi	2/1.0	1,006 (-4%)	10mo	$193,900	$193	58
1712 NW 7th St	0.27mi	3/2.0 (+1)	1,148 (+10%)	18mo	$180,000	$157	47
1305 NW 7th St	0.49mi	2/1.0	936 (-10%)	19mo	$80,000	$85	45
2013 NW 11th St	0.73mi	2/1.0	900 (-14%)	0mo	$120,000	$133	43
1520 NW 10th St	0.51mi	3/1.0 (+1)	1,190 (+14%)	6mo	$90,000	$76	42
1421 NW 9th St	0.51mi	2/1.0	920 (-12%)	17mo	$95,000	$103	42
1950 NW 10th St	0.55mi	2/1.0	900 (-14%)	22mo	$100,000	$111	33
2006 NW 11th St	0.70mi	2/2.0	1,188 (+14%)	13mo	$239,900	$202	30
1632 W Park Pl	0.56mi	3/1.0 (+1)	1,197 (+15%)	18mo	$149,900	$125	29
1940 NW 11th St	0.67mi	2/2.0	1,175 (+13%)	23mo	$176,000	$150	25

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 · 2.93% rent growth · sell at horizon

5-year hold

• IRR: -12.8%
• Equity multiple: 0.54×
• Total profit: $-18,787
• Equity at exit: $21,620

10-year hold

• IRR: -4.0%
• Equity multiple: 0.74×
• Total profit: $-10,716
• Equity at exit: $12,537

Cash invested: $40,600 (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 73106

• Home prices YoY: -34.8%
• Rents YoY: 2.9%
• Active inventory: 170
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,191 high
• Mortgage (P&I): −$760
• Tax from tax record: −$44 /mo · $526/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $76

Break-even live

Break-even rent $1,095

Max offer price $145,000

Occupancy floor 89%

Sensitivity live

Price	-10% $158	-5% $117	+0% $76	+5% $35	+10% $-6
Rent	-10% $-18	-5% $29	+0% $76	+5% $123	+10% $170
Rate	-1.0pp $149	-0.5pp $113	base $76	+0.5pp $39	+1.0pp $0

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1608 NW 7th St Oklahoma City, OK	3.0	1.5	1028	$1,400	$1.36	13d	1	0.28mi
907 N Indiana Ave Oklahoma City, OK	2.0	1.0	850	$895	$1.05	25d	1	0.37mi
1222 NW 8th St Oklahoma City, OK	1.0	1.0	800	$600	$0.75	25d	1	0.53mi
1222 NW 8th St Oklahoma City, OK	1.0	1.0	800	$795	$0.99	45d	1	0.53mi
1215 NW 8th St Oklahoma City, OK	2.0	1.0	972	$1,350	$1.39	4d	1	0.54mi
1138 N Blackwelder Ave Unit 3 Oklahoma City, OK	2.0	2.0	1250	$1,599	$1.28	13d	1	0.58mi
1740 NW 11th St Unit A Oklahoma City, OK	2.0	1.0	750	$945	$1.26	16d	1	0.59mi
1945 W Park Pl Oklahoma City, OK	2.0	1.0	912	$1,215	$1.33	5d	1	0.62mi
1119 NW 9th St Unit A Oklahoma City, OK	1.0	1.0	750	$795	$1.06	6d	1	0.66mi
1625 NW 12th St Oklahoma City, OK	2.0	2.0	868	$1,850	$2.13	3d	1	0.71mi
1701 NW 12th St Unit 11 Oklahoma City, OK	1.0	1.0	791	$1,445	$1.83	45d	1	0.71mi
1701 NW 12th St Unit 12 Oklahoma City, OK	1.0	1.0	791	$1,295	$1.64	25d	1	0.71mi
1209 NW 11th St Oklahoma City, OK	2.0	2.5	1400	$1,795	$1.28	19d	1	0.75mi
1209 NW 11th St Oklahoma City, OK	2.0	2.5	1400	$1,795	$1.28	6d	1	0.75mi
835 W Sheridan Ave Oklahoma City, OK	3.0	1.0–2.0	992	$2,271	$2.29	3d	19	0.82mi
700 NW 4th St Oklahoma City, OK	2.0	1.0–2.0	743	$2,094	$2.82	3d	14	0.82mi
SW 36th St Moore, OK	2.0	2.0	874	$1,095	$1.25	45d	1	0.85mi
1215 NW 13th St Oklahoma City, OK	3.0	1.0	1368	$2,200	$1.61	45d	1	0.86mi
1744 NW 15th St Oklahoma City, OK	2.0	1.0	821	$1,600	$1.95	45d	1	0.88mi
1411 N Klein Ave Unit 1 Oklahoma City, OK	2.0	1.0	820	$875	$1.07	25d	1	0.89mi
1201 N Francis Ave Oklahoma City, OK	1.0	1.0–1.5	769	$1,388	$1.80	6d	4	0.91mi
1217 N Francis Ave Oklahoma City, OK	1.0	1.0	812	$1,450	$1.79	25d	1	0.93mi
1300 NW 15th St Oklahoma City, OK	1.0	1.0	952	$925	$0.97	45d	1	0.94mi
2004 NW 15th St Oklahoma City, OK	2.0	1.0	982	$975	$0.99	45d	1	0.94mi
2229 NW 12th St Unit 22295 Oklahoma City, OK	1.0	1.0	983	$895	$0.91	16d	1	0.95mi
2231 NW 12th St Unit 22315 Oklahoma City, OK	1.0	1.0	983	$795	$0.81	16d	1	0.95mi
910 NW 13th St Apt 10 Oklahoma City, OK	1.0	1.0	800	$695	$0.87	25d	1	0.98mi
1625 NW 16th St Unit 2 Oklahoma City, OK	2.0	2.0	1136	$1,850	$1.63	45d	1	0.98mi
900 NW 13th St Unit 204 Oklahoma City, OK	1.0	1.0	900	$795	$0.88	45d	1	0.99mi
900 NW 13th St Unit 203 Oklahoma City, OK	2.0	2.0	900	$995	$1.11	25d	1	0.99mi
900 NW 13th St Unit 200 Oklahoma City, OK	1.0	1.0	895	$895	$1.00	25d	1	0.99mi
2319 NW 12th St Unit A Oklahoma City, OK	2.0	1.0	874	$925	$1.06	45d	1	1.02mi
301 N Walker Ave Oklahoma City, OK	1.0–2.0	1.0–2.0	1003	$2,655	$2.65	3d	18	1.02mi
1628 NW 17th St Unit 1 Oklahoma City, OK	2.0	1.0	1125	$1,450	$1.29	45d	1	1.02mi
2325 NW 12th St Unit D Oklahoma City, OK	2.0	1.0	836	$899	$1.08	45d	1	1.03mi
1630 NW 17th St Unit 2 Oklahoma City, OK	2.0	1.0	1125	$1,400	$1.24	45d	1	1.03mi
2325 NW 12th St Unit C Oklahoma City, OK	2.0	1.0	736	$899	$1.22	19d	1	1.03mi
901 NW 13th St Unit 205 Oklahoma City, OK	1.0	1.0	900	$831	$0.92	25d	1	1.03mi
901 NW 13th St Apt 103 Oklahoma City, OK	1.0	1.0	850	$795	$0.94	45d	1	1.03mi
901 NW 13th St Unit 207 Oklahoma City, OK	1.0	1.0	900	$855	$0.95	25d	1	1.03mi

Listing history 8 events

1. 2026-06-21
   days on market $145,000 Active 13 DOM
2. 2026-06-18
   days on market $145,000 Active 10 DOM
3. 2026-06-17
   days on market $145,000 Active 9 DOM
4. 2026-06-16
   days on market $145,000 Active 8 DOM
5. 2026-06-15
   days on market $145,000 Active 7 DOM
6. 2026-06-13
   days on market $145,000 Active 5 DOM
7. 2026-06-09
   remarks 695-char remark
8. 2026-06-09
   listed $145,000 Active 1 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: $526 · $44/mo
• Projected year-2 tax: $1,305 · $109/mo
• Expected delta: +$778/yr (+$65/mo · 147.9%)

ⓘ 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: $14,293
• − Mortgage interest: −$8,122
• − Property taxes: −$526
• − Insurance: −$725
• − Repairs & maintenance: −$1,143
• − Management: −$1,143
• − Depreciation: −$4,218
• Taxable loss: −$1,585
• Est. tax savings @ 24.0%: +$381
• After-tax cash flow: $1,296/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): 12,140
• Household income: $60,205
• Rent vs Own: 64.6% rent · 35.4% own
• Severe rent burden: 892.0

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 0.67)
• Race & ethnicity: White 50% Hispanic / Latino 27% Two or more races 15% Black 7% Asian 6% Native American 3%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Scottish 3% Lithuanian 2% Slovak 2%
• Foreign-born: 17% · Canada, Vietnam, Jamaica
• Languages at home: 71% English-only · Spanish 21% German/W. Germanic 3% Vietnamese 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: ▼ -237.74%
• Current HPI: 445.1464
• Rent YoY: ▲ 2.93%
• 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

+504.2% since first listed

11 events — show timeline

• 2026-06-08 Listed $145,000 MLSOK
• 2026-05-17 Relisted — MLSOK
• 2026-03-20 Sold (Public Records) $55,000 Public Records
• 2026-03-05 Price Changed $99,990 MLSOK
• 2026-02-07 Price Changed $104,990 MLSOK
• 2026-02-03 Price Changed $109,990 MLSOK
• 2026-01-28 Price Changed $114,990 MLSOK
• 2026-01-22 Listed $119,990 MLSOK
• 2001-05-22 Sold (Public Records) $24,000 Public Records
• 2001-05-21 Sold (MLS) $24,000 MLSOK
• 2001-04-09 Listed $24,000 MLSOK

Property tax history

+7.0%/yr

Latest (2025): $526 · +4.2% YoY. Source: county tax records.