1609 NE 18th St · Oklahoma City, OK 73111

$80,000

2 bd · 1.0 ba · 899 sqft · SingleFamily public records · 26 Days on market

Built 1925 7,000 sqft lot Est $77k · at est.

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +5.9/15.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Located in the heart of the city, close to major highways. Newer roof (2004), new HVAC and new plumbing. Just needs some paint.

Key facts

• New plumbing
• Newer roof
• New hvac

Tags

• NEWER ROOF
• NEW HVAC
• NEW PLUMBING
• HEART OF THE CITY
• CLOSE TO MAJOR HIGHWAYS

Property features AI

Finance

• Other: Vacant and not occupied; Listed as residential; living area approx. 899 (assessor)
• Financial info: Assumable financing available; Property may qualify for a loan
• HOA & community: No mandatory association dues

Exterior

• Utilities: Homestead not claimed
• Home design: Single-family residence; One-level property; Property faces south; Existing property
• Construction: Brick and frame construction; Shingle roof (updated 2025)
• Exterior features: Chain link fencing; No notable exterior features listed

Interior

• Kitchen: Range
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Interior features: Living area includes one main living area; Study / home office included; No fireplace
• Laundry & utility: Conventional foundation

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $318 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.1% 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: Thelma R. Parks Es (math 2% / reading 2%, grade F, #802 of 845 statewide, top 100%, 472 students, 0% FRL); Douglass Hs (math 2% / reading 2%, grade F, #445 of 447 statewide, top 100%, 556 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 (+2.1%/yr); 83 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k 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 + 2.1% rent growth), your $22k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 5y ago; this cycle's ask has dropped $45k (36%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $80k implies a 78% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $78,800 (1.5% below list)

Questions for the listing agent

1. Built in 1925 — 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. 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.
6. 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.
7. 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: 1.32% ✓
• Cap rate: 11.06%
• Cash-on-cash: 17.03%
• DSCR: 1.76
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $77,314
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1720 Wickliff St	0.16mi	2/1.5	902 (+0%)	0mo	$100,000	$111	90
1449 NE 14th St	0.31mi	2/1.0	884 (-2%)	2mo	$100,000	$113	81
1542 NE 20th St	0.11mi	2/1.0	981 (+9%)	2mo	$135,000	$138	78
2041 NE 18th St	0.47mi	2/1.0	848 (-6%)	1mo	$109,000	$129	68
2131 N Jordan Ave	0.20mi	2/1.0	1,031 (+15%)	2mo	$88,000	$85	64
1400 NE 16th St	0.30mi	2/1.0	978 (+9%)	10mo	$75,000	$77	63
2415 N Fonshill St	0.47mi	2/1.5	924 (+3%)	10mo	$65,000	$70	63
1521 NE 11th St	0.53mi	2/1.0	972 (+8%)	4mo	$65,000	$67	58
1701 N Fairmont Ave	0.68mi	2/1.0	927 (+3%)	8mo	$73,000	$79	57
2216 NE 23rd St	0.70mi	2/1.0	837 (-7%)	2mo	$72,000	$86	54
2221 N Lottie Ave	0.48mi	2/1.0	1,024 (+14%)	2mo	$45,000	$44	52
1417 NE 10th St	0.69mi	2/1.0	840 (-7%)	10mo	$132,500	$158	48

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 · 2.13% rent growth · sell at horizon

5-year hold

• IRR: 7.3%
• Equity multiple: 1.28×
• Total profit: $6,363
• Equity at exit: $11,928

10-year hold

• IRR: 15.9%
• Equity multiple: 2.25×
• Total profit: $27,898
• Equity at exit: $6,917

Cash invested: $22,400 (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 73111

• Home prices YoY: -13.6%
• Rents YoY: 2.1%
• Active inventory: 83
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,052 high
• Mortgage (P&I): −$420
• Tax from tax record: −$61 /mo · $728/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $318

Break-even live

Break-even rent $650

Max offer price $80,000

Occupancy floor 65%

Sensitivity live

Price	-10% $363	-5% $341	+0% $318	+5% $295	+10% $273
Rent	-10% $235	-5% $276	+0% $318	+5% $359	+10% $401
Rate	-1.0pp $358	-0.5pp $338	base $318	+0.5pp $297	+1.0pp $276

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1609 NE 18th St Oklahoma City, OK	2.0	1.0	899	$900	$1.00	5d	1	0.01mi
1801 N Jordan Ave Oklahoma City, OK	2.0	1.0	1080	$1,000	$0.93	15d	1	0.08mi
1727 NE 19th St Oklahoma City, OK	3.0	1.0	892	$995	$1.12	45d	1	0.13mi
1722 NE 20th St Oklahoma City, OK	2.0	1.0	800	$1,070	$1.34	45d	1	0.13mi
1450 NE 16th Ter Oklahoma City, OK	3.0	1.0	1096	$1,295	$1.18	45d	1	0.25mi
1401 NE 22nd St Oklahoma City, OK	2.0	1.0	728	$1,100	$1.51	25d	1	0.38mi
1220 NE 17th St Oklahoma City, OK	2.0	1.0	1100	$1,195	$1.09	45d	1	0.42mi
1439 NE 24th St Oklahoma City, OK	3.0	1.0	874	$1,025	$1.17	17d	1	0.44mi
1200 NE 17th St Unit B Oklahoma City, OK	2.0	1.0	1002	$2,100	$2.10	45d	1	0.47mi
1812 NE 24th St Oklahoma City, OK	3.0	1.0	1071	$1,175	$1.10	3d	1	0.49mi
2132 NE 19th St Oklahoma City, OK	2.0	1.0	850	$950	$1.12	45d	1	0.52mi
2107 Hardin Dr Oklahoma City, OK	3.0	1.0	999	$875	$0.88	45d	1	0.52mi
2312 N Everest Ave Oklahoma City, OK	3.0	1.0	1100	$1,299	$1.18	45d	1	0.53mi
2128 N Stonewall Ave Unit 1 Oklahoma City, OK	2.0	1.0	960	$800	$0.83	4d	1	0.57mi
2300 Granada Blvd Oklahoma City, OK	3.0	1.0	999	$1,000	$1.00	13d	1	0.58mi
2225 Glen Ellyn St Oklahoma City, OK	2.0	1.0	1095	$925	$0.84	45d	1	0.58mi
1904 NE 25th St Oklahoma City, OK	2.0	1.0	939	$950	$1.01	5d	1	0.58mi
2148 N Stonewall Ave Oklahoma City, OK	2.0	1.0	1055	$875	$0.83	5d	1	0.59mi
2200 Hardin Dr Oklahoma City, OK	3.0	1.0	1091	$1,025	$0.94	45d	1	0.60mi
1801 E Park Pl Oklahoma City, OK	2.0	1.0	734	$695	$0.95	45d	1	0.61mi
1921 NE 25th St Unit 3 Oklahoma City, OK	2.0	1.0	900	$875	$0.97	21d	1	0.62mi
2112 NE 23rd St Oklahoma City, OK	3.0	1.0	1117	$1,070	$0.96	18d	1	0.63mi
1931 NE 25th St Unit 10 Oklahoma City, OK	2.0	1.0	900	$875	$0.97	25d	1	0.64mi
1148 N Lottie Ave Oklahoma City, OK	2.0	1.0	1040	$1,150	$1.11	4d	1	0.66mi
1438 NE 27th St Oklahoma City, OK	3.0	1.0	736	$1,000	$1.36	45d	1	0.68mi
943 East Dr Oklahoma City, OK	1.0	1.0	900	$995	$1.11	5d	1	0.68mi
939 East Dr Oklahoma City, OK	2.0	1.0	1039	$1,100	$1.06	25d	1	0.69mi
2709 N Fonshill Ave Oklahoma City, OK	2.0	1.0	949	$1,100	$1.16	25d	1	0.69mi
1445 NE 10th St Oklahoma City, OK	2.0	1.0	1011	$1,195	$1.18	18d	1	0.69mi
935 NE 16th St Oklahoma City, OK	1.0	1.0	727	$795	$1.09	45d	1	0.70mi
1427 NE 28th St Oklahoma City, OK	1.0	1.0	876	$695	$0.79	45d	1	0.76mi
2132 Miramar Blvd Oklahoma City, OK	2.0	1.0	768	$800	$1.04	3d	1	0.82mi
1321 Bellevidere Dr Oklahoma City, OK	3.0	2.0	1000	$1,200	$1.20	25d	1	0.84mi
1436 NE 8th St Oklahoma City, OK	2.0	1.0	1048	$1,095	$1.04	45d	1	0.87mi
1709 N Page Ave Oklahoma City, OK	2.0	1.0	967	$895	$0.93	25d	1	0.88mi
800 East Dr Unit 1 Oklahoma City, OK	1.0	1.0	752	$900	$1.20	4d	1	0.89mi
2501 NE 16th St Oklahoma City, OK	2.0	1.0	941	$1,100	$1.17	45d	1	0.90mi
1637 Bishop Bobby L Williams Dr Oklahoma City, OK	2.0	1.0	820	$1,150	$1.40	45d	1	0.93mi
2020 NE 30th St Oklahoma City, OK	3.0	1.0	1056	$1,150	$1.09	45d	1	0.94mi
1330 NE 7th St Unit A Oklahoma City, OK	1.0	1.0	534	$900	$1.69	45d	1	0.96mi

Listing history 32 events

1. 2026-06-17
   days on market $80,000 Active 26 DOM
2. 2026-06-16
   price $80,000 Active 25 DOM
3. 2026-06-15
   days on market $105,000 Active 25 DOM
4. 2026-06-13
   days on market $105,000 Active 23 DOM
5. 2026-06-09
   days on market $105,000 Active 19 DOM
6. 2026-06-08
   days on market $105,000 Active 18 DOM
7. 2026-06-07
   days on market $105,000 Active 17 DOM
8. 2026-06-05
   days on market $105,000 Active 14 DOM
9. 2026-06-03
   days on market $105,000 Active 13 DOM
10. 2026-06-02
    days on market $105,000 Active 12 DOM
11. 2026-06-01
    days on market $105,000 Active 11 DOM
12. 2026-05-31
    days on market $105,000 Active 10 DOM
13. 2026-05-21
    listed $125,000 Active
14. 2026-04-23
    listed $1,000
15. 2026-03-26
    historical
16. 2026-03-26
    status Active
17. 2026-03-06
    price $97,000
18. 2026-03-05
    listed $9,700 Active
19. 2025-06-02
    historical $850
20. 2025-06-02
    listed $125,000 Active
21. 2025-05-01
    historical $850
22. 2025-05-01
    listed $850
23. 2025-04-16
    price $850
24. 2025-04-07
    price $900
25. 2025-03-12
    listed $950
26. 2024-03-11
    historical $850
27. 2024-01-23
    price $850
28. 2023-12-22
    listed $995
29. 2021-10-04
    soldstatus $45,000
30. 2021-09-24
    soldstatus $45,000 Sold
31. 2021-08-06
    status Pending
32. 2021-07-31
    listed $60,000 Active

ⓘ 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: $728 · $61/mo
• Projected year-2 tax: $728 · $61/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 1/10 Low
• 🌡 Heat 5/10 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,629
• − Mortgage interest: −$4,481
• − Property taxes: −$728
• − Insurance: −$400
• − Repairs & maintenance: −$1,010
• − Management: −$1,010
• − Depreciation: −$2,327
• Taxable income: $2,672
• Est. tax owed @ 24.0%: −$641
• After-tax cash flow: $3,174/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): 10,727
• Household income: $40,340
• Rent vs Own: 45.8% rent · 54.2% own
• Severe rent burden: 804.0

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 Black (76%)
• Race & ethnicity: Black 76% White 13% Two or more races 7% Hispanic / Latino 6% Native American 2%
• Hispanic origin (detail): Mexican 4%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 6%

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: ▼ -34.64%
• Current HPI: 220.6395
• Rent YoY: ▲ 2.13%
• 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

+108.3% since first listed

20 events — show timeline

• 2026-05-21 Listed $125,000 MLSOK
• 2026-04-23 Listed for Rent $1,000 TENANTTURNER2
• 2026-03-26 Listing Removed — MLSOK
• 2026-03-26 Relisted — MLSOK
• 2026-03-06 Price Changed $97,000 MLSOK
• 2026-03-05 Listed $9,700 MLSOK
• 2025-06-02 Rental Removed $850 Hemlane
• 2025-06-02 Listed $125,000 MLSOK
• 2025-05-01 Rental Removed $850 RENT.
• 2025-05-01 Listed for Rent $850 Hemlane
• 2025-04-16 Price Changed $850 RENT.
• 2025-04-07 Price Changed $900 RENT.
• 2025-03-12 Listed for Rent $950 RENT.
• 2024-03-11 Rental Removed $850 RENT.
• 2024-01-23 Price Changed $850 RENT.
• 2023-12-22 Listed for Rent $995 RENT.
• 2021-10-04 Sold (Public Records) $45,000 Public Records
• 2021-09-24 Sold (MLS) $45,000 MLSOK
• 2021-08-06 Pending — MLSOK
• 2021-07-31 Listed $60,000 MLSOK

Property tax history

+14.4%/yr

Latest (2025): $728 · +4.2% YoY. Source: county tax records.