504 NW 90th St · Oklahoma City, OK 73114

$89,000

3 bd · 2.0 ba · 1,313 sqft · SingleFamily public records · 50 Days on market

Built 1933 7,000 sqft lot $68/sqft · 37% below area Est $140k · 37% under ↓ 11% since listing

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

3 bed 1 bath home sold as-is. Would make a great investment. Cash, conventional, or hard money loan only. Home currently needs some repairs including but not limited to - refinish flooring, install new beams under house, paint, update kitchen/bathroom. Nearby homes of similar size that are updated have been selling for up to $190k. Seller is licensed agent in state of Oklahoma #170512.

Key facts

• 7,000 sq ft lot
• Garage
• Built 1933

Property features AI

Finance

• Other: Owner is an associate of the brokerage; Located in East Britton Add; Directions: NW 90th and Walker
• Financial info: Listing offered As Is; available financing: Cash and Conventional; Loan qualification possible; Assumable loan: No
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Utilities: No flood insurance required (per listing data)
• Home design: Single family residence; Residential property; One-story
• Construction: Frame construction; Composition roof; Conventional foundation; Built/Existing property
• Exterior features: Interior lot; No exterior features listed

Interior

• Bedrooms: 3 bedrooms (one-level property)
• Bathrooms: 1 full bathroom
• Interior features: No fireplace; No in-law plan indicated

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $483 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $86k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.8% 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: Britton Es (math 2% / reading 2%, grade F, #802 of 845 statewide, top 100%, 628 students, 0% FRL); John Marshall Hs (math 2% / reading 8%, grade F, #430 of 447 statewide, top 99%, 829 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 (+3.5%/yr); 145 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $615 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.
• At projected returns (-3.0% appreciation + 3.5% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($86k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1933 — 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 $86,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1933 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.53% ✓
• Cap rate: 12.80%
• Cash-on-cash: 23.25%
• DSCR: 2.03
• GRM: 5.5

CMA / ARV

• ARV (median comp): $140,301
• List price: $89,000
• Delta: -36.56%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
325 NW 89th St	0.20mi	3/2.0	1,376 (+5%)	3mo	$260,990	$190	80
329 NW 89th St	0.20mi	3/2.0	1,376 (+5%)	4mo	$259,990	$189	79
900 NW 89th St	0.36mi	3/2.0	1,344 (+2%)	4mo	$199,000	$148	76
209 NW 87th St	0.40mi	3/1.5	1,247 (-5%)	2mo	$122,000	$98	70
329 NW 84th St	0.38mi	4/1.0 (+1)	1,320 (+0%)	4mo	$112,000	$85	69
416 NW 92nd St	0.18mi	2/1.5 (-1)	1,226 (-7%)	6mo	$149,000	$122	69
433 NW 87th St	0.17mi	3/1.5	1,170 (-11%)	8mo	$100,500	$86	66
601 NW 95th St	0.39mi	3/2.0	1,454 (+11%)	2mo	$260,000	$179	62
204 NW 91st St	0.39mi	3/1.0	1,169 (-11%)	2mo	$135,750	$116	58
120 NW 81st St	0.72mi	4/1.5 (+1)	1,255 (-4%)	1mo	$60,000	$48	51
1149 NW 85th St	0.69mi	3/2.0	1,428 (+9%)	3mo	$180,000	$126	51
336 NW 81st St	0.60mi	3/2.0	1,131 (-14%)	1mo	$101,000	$89	49

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 · 3.47% rent growth · sell at horizon

5-year hold

• IRR: 16.8%
• Equity multiple: 1.68×
• Total profit: $16,985
• Equity at exit: $13,270

10-year hold

• IRR: 25.7%
• Equity multiple: 3.29×
• Total profit: $57,085
• Equity at exit: $7,695

Cash invested: $24,920 (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 73114

• Home prices YoY: -12.5%
• Rents YoY: 3.5%
• Active inventory: 145
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,357 high
• Mortgage (P&I): −$467
• Tax from tax record: −$86 /mo · $1,027/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $483

Break-even live

Break-even rent $746

Max offer price $89,000

Occupancy floor 59%

Sensitivity live

Price	-10% $533	-5% $508	+0% $483	+5% $458	+10% $433
Rent	-10% $376	-5% $429	+0% $483	+5% $537	+10% $590
Rate	-1.0pp $528	-0.5pp $506	base $483	+0.5pp $460	+1.0pp $436

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9111 N Walker Ave Oklahoma City, OK	3.0	1.5	1092	$1,195	$1.09	2d	1	0.08mi
8801 N Walker Ave Unit B Oklahoma City, OK	3.0	2.0	1250	$1,450	$1.16	44d	1	0.16mi
333 NW 90th St Oklahoma City, OK	3.0	1.5	1053	$1,350	$1.28	44d	1	0.20mi
445 NW 86th St Oklahoma City, OK	3.0	2.0	1448	$1,325	$0.92	2d	1	0.21mi
324 NW 89th St Oklahoma City, OK	3.0	1.5	1307	$1,495	$1.14	24d	1	0.22mi
745 NW 89th St Oklahoma City, OK	3.0	1.0	1000	$1,275	$1.27	2d	1	0.24mi
413 W Britton Rd Oklahoma City, OK	2.0	1.0	912	$840	$0.92	20d	1	0.33mi
413 W Britton Rd Oklahoma City, OK	2.0	1.0	912	$840	$0.92	24d	1	0.33mi
201 NW 91st St Oklahoma City, OK	4.0	1.5	1681	$1,450	$0.86	15d	1	0.42mi
1025 NW 86th St Oklahoma City, OK	2.0	1.5	1100	$1,000	$0.91	44d	1	0.43mi
401 NW 81st St Oklahoma City, OK	4.0	1.5	1419	$1,350	$0.95	44d	1	0.54mi
9706 N Garnett St Oklahoma City, OK	3.0	1.0	1624	$1,295	$0.80	44d	1	0.60mi
236 NW 81st St Oklahoma City, OK	3.0	2.0	1240	$1,250	$1.01	24d	1	0.65mi
1133 NW 84th St Oklahoma City, OK	3.0	1.0	884	$1,150	$1.30	24d	1	0.66mi
912 NW 98th St Oklahoma City, OK	3.0	1.0	1364	$1,250	$0.92	44d	1	0.69mi
225 NW 80th St Oklahoma City, OK	3.0	1.5	1223	$1,450	$1.19	2d	1	0.69mi
911 NW 98th St Oklahoma City, OK	3.0	1.0	1122	$1,100	$0.98	2d	1	0.71mi
1216 NW 84th St Oklahoma City, OK	2.0	1.5	1140	$900	$0.79	4d	1	0.78mi
8500 N Oklahoma Ave Oklahoma City, OK	3.0	1.0–2.0	954	$2,503	$2.62	2d	23	0.79mi
1025 Hoyt Ave Oklahoma City, OK	4.0	1.0	884	$1,150	$1.30	12d	1	0.86mi
910 NW 101st St Oklahoma City, OK	3.0	1.0	1100	$1,400	$1.27	2d	1	0.87mi
1208 NW 81st St Oklahoma City, OK	4.0	1.0	1156	$1,450	$1.25	2d	1	0.88mi
1214 NW 81st St Oklahoma City, OK	3.0	1.0	1100	$1,350	$1.23	2d	1	0.89mi
1435 NW 91st St Oklahoma City, OK	2.0	1.5	1090	$1,000	$0.92	44d	1	0.92mi
1227 NW 80th St Oklahoma City, OK	4.0	1.5	1458	$1,400	$0.96	16d	1	0.93mi
1434 NW 92nd St Unit 3 Oklahoma City, OK	2.0	1.5	950	$915	$0.96	44d	1	0.93mi
1441 NW 92nd St Oklahoma City, OK	1.0–2.0	1.0	725	$850	$1.17	44d	1	0.95mi
1417 NW 95th St Oklahoma City, OK	2.0	1.0	916	$1,085	$1.18	24d	1	0.98mi
1304 Downing St Oklahoma City, OK	2.0	1.0	1345	$1,395	$1.04	4d	1	1.02mi
1101 NW 103rd St Oklahoma City, OK	3.0	2.0	1232	$1,425	$1.16	3d	1	1.04mi
1622 W Britton Rd Oklahoma City, OK	3.0	2.0	1370	$1,460	$1.07	21d	1	1.22mi
9721 Georgia Ave Oklahoma City, OK	3.0	2.0	1442	$1,685	$1.17	4d	1	1.25mi
10735 N Western Ave Oklahoma City, OK	1.0–3.0	1.0–2.5	995	$1,149	$1.15	44d	64	1.26mi
10735 N Western Ave Oklahoma City, OK	3.0	2.5	1250	$1,149	$0.92	21d	1	1.26mi
10735 N Western Ave Unit 10743C Oklahoma City, OK	2.0	2.0	935	$949	$1.01	3d	1	1.26mi
10735 N Western Ave Unit 10727H Oklahoma City, OK	2.0	2.0	935	$949	$1.01	24d	1	1.26mi
1702 W Britton Rd Oklahoma City, OK	2.0	1.0	950	$1,195	$1.26	3d	1	1.30mi
701 E Wilshire Blvd Oklahoma City, OK	1.0–3.0	1.0	850	$1,029	$1.21	3d	3	1.38mi
609 NW 110th St Oklahoma City, OK	3.0	2.0	1178	$1,345	$1.14	24d	1	1.42mi
10517 N McKinley Ave Oklahoma City, OK	3.0	1.5	1219	$1,695	$1.39	4d	1	1.43mi

Listing history 15 events

1. 2026-06-18
   days on market $89,000 Active 50 DOM
2. 2026-06-17
   days on market $89,000 Active 49 DOM
3. 2026-06-16
   days on market $89,000 Active 48 DOM
4. 2026-06-15
   days on market $89,000 Active 47 DOM
5. 2026-06-13
   days on market $89,000 Active 45 DOM
6. 2026-06-09
   days on market $89,000 Active 41 DOM
7. 2026-06-08
   days on market $89,000 Active 40 DOM
8. 2026-06-07
   days on market $89,000 Active 39 DOM
9. 2026-06-05
   days on market $89,000 Active 36 DOM
10. 2026-06-03
    days on market $89,000 Active 35 DOM
11. 2026-06-02
    days on market $89,000 Active 34 DOM
12. 2026-06-01
    days on market $89,000 Active 33 DOM
13. 2026-05-31
    days on market $89,000 Active 32 DOM
14. 2026-05-15
    price $94,000 388-char remark
15. 2026-04-28
    listed $100,000 Active 388-char remark

ⓘ 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: $1,027 · $86/mo
• Projected year-2 tax: $1,027 · $86/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $16,288
• − Mortgage interest: −$4,985
• − Property taxes: −$1,027
• − Insurance: −$445
• − Repairs & maintenance: −$1,303
• − Management: −$1,303
• − Depreciation: −$2,589
• Taxable income: $4,636
• Est. tax owed @ 24.0%: −$1,113
• After-tax cash flow: $4,682/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): 17,656
• Household income: $54,936
• Rent vs Own: 65.5% rent · 34.5% own
• Severe rent burden: 1035.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Black 41% White 29% Hispanic / Latino 20% Two or more races 12% Native American 3%
• Hispanic origin (detail): Mexican 16% Puerto Rican 1%
• Common ancestry: Russian 1% Slovak 1% Italian 1%
• Foreign-born: 12% · Canada, Jamaica
• Languages at home: 78% English-only · Spanish 18%

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: ▼ -44.26%
• Current HPI: 310.4705
• Rent YoY: ▲ 3.47%
• 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

-11.0% since first listed

3 events — show timeline

• 2026-05-29 Price Changed $89,000 MLSOK
• 2026-05-15 Price Changed $94,000 MLSOK
• 2026-04-28 Listed $100,000 MLSOK

Property tax history

+5.9%/yr

Latest (2025): $1,027 · +4.2% YoY. Source: county tax records.