3201 Center St · The Village, OK 73120

$225,000

3 bd · 2.0 ba · 1,755 sqft · SingleFamily public records · 57 Days on market

Built 1985 9,631 sqft lot $128/sqft · 27% below area Est $330k · 32% 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).

• ARV discount +15.0/15.0
• Cash flow +9.9/30.0
• Livability +3.9/5.0
• Rent growth +3.0/5.0
• DSCR +2.8/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

HUGE PRICE DROP OF $17,000! Discover the potential in this 3-bedroom, 2.5-bath home with a dedicated study, ideally located in the highly desirable Lakeside Estates neighborhood in The Village of Oklahoma City. Just blocks from Lake Hefner, this home offers unbeatable access to popular dining, shopping, major highways, and nearby hospitals—plus you’re only 15 minutes from the vibrant energy of Bricktown and Downtown OKC. Inside, the kitchen features beautiful granite countertops, a breakfast bar, and a spacious dining area perfect for gatherings. The versatile front room can easily serve as a study, formal dining room, bonus space, music room, or homeschool area—tailored to fit your lifestyle. This home is ready for your vision and personal touch. With some TLC, it presents an incredible opportunity to customize and create your dream home in a prime location. Seller willing to pay Triton Foundation at closing and have piers installed after closing, so that they are warrantied in buyer's name.

Key facts

• Access to shopping
• Dedicated study
• 9,631 sq ft lot

Tags

• DEDICATED STUDY
• LAKESIDE ESTATES NEIGHBORHOOD
• ACCESS TO POPULAR DINING
• ACCESS TO SHOPPING
• ACCESS TO MAJOR HIGHWAYS
• ACCESS TO NEARBY HOSPITALS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-140 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $200k (11.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (24.8% below list).
• Recommended offer: $169k (24.8% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 4.4% in The Village — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 77/100 on livability (#9 in OK, #3,145 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, cost of living A+, housing A+; Watch: amenities D-, commute 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: Rents rising (+2.0%/yr); 338 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 5,365 units permitted in Oklahoma County in 2024 (569 in 5+ unit buildings).
• This rent runs 31% of the median local income ($65k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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

• It's been on market 57 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y ago; this cycle's ask has dropped $42k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $112k; list at $225k implies a 100% gain — meaningful room to come down on a strong offer.

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 $169,104 (24.8% 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. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.75% ✗
• Cap rate: 5.55%
• Cash-on-cash: -2.66%
• DSCR: 0.88
• GRM: 11.1

CMA / ARV

• ARV (median comp): $329,998
• List price: $225,000
• Delta: -31.82%
• 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
10405 Major Ave	0.25mi	3/2.0	1,746 (-0%)	6mo	$250,000	$143	83
3012 Carlton Way	0.57mi	3/2.0	1,850 (+5%)	5mo	$270,000	$146	60
11008 Blue Sage Rd	0.29mi	3/2.0	1,973 (+12%)	6mo	$300,000	$152	60
3004 Lakeside Dr	0.32mi	3/1.5	1,500 (-14%)	0mo	$175,000	$117	58
2704 NW 110th St	0.68mi	3/2.0	1,638 (-7%)	2mo	$162,500	$99	56
2741 NW 110th St	0.65mi	3/2.5	1,866 (+6%)	3mo	$285,000	$153	55
2709 NW 109th St	0.66mi	3/2.0	1,662 (-5%)	8mo	$242,000	$146	54
3008 Berkshire Way	0.68mi	3/2.0	1,899 (+8%)	1mo	$360,000	$190	54
10820 N Victoria Pl	0.58mi	4/2.0 (+1)	1,627 (-7%)	4mo	$302,000	$186	53
3120 Berkshire Way	0.73mi	3/2.0	1,633 (-7%)	2mo	$340,000	$208	52
3000 Carlton Way	0.55mi	3/2.5	1,945 (+11%)	6mo	$163,000	$84	50
2912 Carlton Way	0.59mi	3/2.0	2,002 (+14%)	7mo	$356,000	$178	43

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 · 2.05% rent growth · sell at horizon

5-year hold

• IRR: -21.8%
• Equity multiple: 0.25×
• Total profit: $-46,994
• Equity at exit: $33,548

10-year hold

• IRR: -17.9%
• Equity multiple: 0.06×
• Total profit: $-58,934
• Equity at exit: $19,454

Cash invested: $63,000 (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 73120

• Rents YoY: 2.0%
• Active inventory: 338
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,691 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$202 /mo · $2,426/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $-140

Break-even live

Break-even rent $1,868

Max offer price $200,288

Occupancy floor —

Sensitivity live

Price	-10% $-13	-5% $-76	+0% $-140	+5% $-204	+10% $-267
Rent	-10% $-273	-5% $-207	+0% $-140	+5% $-73	+10% $-6
Rate	-1.0pp $-27	-0.5pp $-83	base $-140	+0.5pp $-198	+1.0pp $-258

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3108 Orlando Rd Oklahoma City, OK	4.0	2.0	1851	$1,900	$1.03	3d	1	0.11mi
10412 Major Ave Oklahoma City, OK	3.0	2.0	1286	$1,750	$1.36	45d	1	0.27mi
11141 Springhollow Rd Unit 251 Oklahoma City, OK	3.0	2.0	1330	$1,499	$1.13	22d	1	0.48mi
2737 Plymouth Ln Oklahoma City, OK	3.0	1.5	1372	$1,395	$1.02	45d	1	0.49mi
11141 Springhollow Rd Oklahoma City, OK	3.0	2.0	1330	$1,499	$1.13	25d	1	0.49mi
11004 N May Ave Oklahoma City, OK	1.0–2.0	1.0–2.5	1129	$1,170	$1.04	13d	1	0.52mi
10904 N Linn Ave Oklahoma City, OK	3.0	2.0	1452	$1,650	$1.14	45d	1	0.66mi
11407 N May Ave Oklahoma City, OK	3.0	3.0	1613	$1,450	$0.90	45d	1	0.66mi
11417 N May Ave Unit D Oklahoma City, OK	3.0	2.0	1275	$1,345	$1.05	4d	1	0.70mi
9913 Sunnymeade Pl Oklahoma City, OK	3.0	1.5	1284	$1,695	$1.32	25d	1	0.74mi
9909 Sunnymeade Pl Oklahoma City, OK	3.0	2.0	1325	$1,695	$1.28	3d	1	0.75mi
2632 Kings Way Oklahoma City, OK	3.0	1.5	1496	$1,600	$1.07	45d	1	0.79mi
11007 Greystone Ave Oklahoma City, OK	2.0	2.0	1269	$1,500	$1.18	5d	1	0.82mi
2532 NW 116th St Oklahoma City, OK	4.0	2.0	1860	$2,805	$1.51	25d	1	1.03mi
2608 Abbey Rd Oklahoma City, OK	3.0	2.0	1737	$1,800	$1.04	3d	1	1.03mi
2529 NW 116th St Oklahoma City, OK	3.0	2.0	1625	$1,650	$1.02	45d	1	1.05mi
12136 Thorn Ridge Rd Oklahoma City, OK	4.0	3.0	2188	$2,600	$1.19	45d	1	1.09mi
9009 N May Ave Oklahoma City, OK	2.0	2.5	1456	$1,899	$1.30	3d	1	1.10mi
2401 NW 115th St Oklahoma City, OK	4.0	2.0	2343	$1,750	$0.75	3d	1	1.13mi
12305 Cedar Springs Ln Oklahoma City, OK	2.0	2.5	1472	$1,250	$0.85	45d	1	1.20mi
12109 Camelot Dr Oklahoma City, OK	4.0	2.5	2033	$1,825	$0.90	25d	1	1.22mi
10237 Hawthorn Dr Oklahoma City, OK	3.0	2.0	1884	$1,875	$1.00	25d	1	1.23mi
12323 Cedar Springs Ln Oklahoma City, OK	3.0	2.5	1524	$1,500	$0.98	45d	1	1.24mi
2024 Churchill Way Oklahoma City, OK	3.0	1.0	1278	$1,500	$1.17	5d	1	1.38mi
10125 N Pennsylvania Ave The Village, OK	2.0	3.0	1680	$1,295	$0.77	45d	1	1.38mi
2221 NW 117th St Oklahoma City, OK	3.0	2.5	1627	$1,625	$1.00	3d	1	1.40mi
2700 Indian Creek Blvd Oklahoma City, OK	1.0–3.0	1.0–2.0	1261	$1,549	$1.23	3d	5	1.42mi
2000 Lanesboro Dr Oklahoma City, OK	3.0	2.0	1236	$1,550	$1.25	45d	1	1.47mi

Listing history 8 events

1. 2026-06-02
   status $225,000 Pending 57 DOM
2. 2026-06-01
   days on market $225,000 Active 57 DOM
3. 2026-05-31
   days on market $225,000 Active 56 DOM
4. 2026-04-21
   price $250,000 1028-char remark

   Show marketing remark (1028 chars)

   HUGE PRICE DROP OF $17,000! Discover the potential in this 3-bedroom, 2.5-bath home with a dedicated study, ideally located in the highly desirable Lakeside Estates neighborhood in The Village of Oklahoma City. Just blocks from Lake Hefner, this home offers unbeatable access to popular dining, shopping, major highways, and nearby hospitals—plus you’re only 15 minutes from the vibrant energy of Bricktown and Downtown OKC. Inside, the kitchen features beautiful granite countertops, a breakfast bar, and a spacious dining area perfect for gatherings. The versatile front room can easily serve as a study, formal dining room, bonus space, music room, or homeschool area—tailored to fit your lifestyle. This home is ready for your vision and personal touch. With some TLC, it presents an incredible opportunity to customize and create your dream home in a prime location. Seller willing to pay Triton Foundation at closing and have piers installed after closing, so that they are warrantied in buyer's name.

5. 2026-04-05
   listed $267,000 Active 1028-char remark

   Show marketing remark (1028 chars)

   HUGE PRICE DROP OF $17,000! Discover the potential in this 3-bedroom, 2.5-bath home with a dedicated study, ideally located in the highly desirable Lakeside Estates neighborhood in The Village of Oklahoma City. Just blocks from Lake Hefner, this home offers unbeatable access to popular dining, shopping, major highways, and nearby hospitals—plus you’re only 15 minutes from the vibrant energy of Bricktown and Downtown OKC. Inside, the kitchen features beautiful granite countertops, a breakfast bar, and a spacious dining area perfect for gatherings. The versatile front room can easily serve as a study, formal dining room, bonus space, music room, or homeschool area—tailored to fit your lifestyle. This home is ready for your vision and personal touch. With some TLC, it presents an incredible opportunity to customize and create your dream home in a prime location. Seller willing to pay Triton Foundation at closing and have piers installed after closing, so that they are warrantied in buyer's name.

6. 2004-07-08
   soldstatus $112,500
7. 2004-06-29
   soldstatus $112,500 288-char remark

   Show marketing remark (288 chars)

   BEAUTIFUL HOME!!-2 BAY WINDOS(LOTS OF SUN LIGHT)HIGH CEILING IN LIVING-FRENCH DOORS OPEN TO COVERED PATIO-LARGE MASTER WITH 4 CLOSETS/DOOR TO PATIO-SUPER KITCHEN-LARGE UTILITY-VINYL SIDING ON EXTERIOR TRIM- THIS HOME IS REALLY NICE-YOUR BUYERS WILL LIKE-SUPER CONDITION-SELLING HOME AS-IS

8. 2004-05-26
   listed $112,500 288-char remark

   Show marketing remark (288 chars)

   BEAUTIFUL HOME!!-2 BAY WINDOS(LOTS OF SUN LIGHT)HIGH CEILING IN LIVING-FRENCH DOORS OPEN TO COVERED PATIO-LARGE MASTER WITH 4 CLOSETS/DOOR TO PATIO-SUPER KITCHEN-LARGE UTILITY-VINYL SIDING ON EXTERIOR TRIM- THIS HOME IS REALLY NICE-YOUR BUYERS WILL LIKE-SUPER CONDITION-SELLING HOME AS-IS

ⓘ 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: $2,426 · $202/mo
• Projected year-2 tax: $2,426 · $202/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 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,292
• − Mortgage interest: −$12,603
• − Property taxes: −$2,426
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,623
• − Management: −$1,623
• − Depreciation: −$6,545
• Taxable loss: −$5,654
• Est. tax savings @ 24.0%: +$1,357
• After-tax cash flow: $-322/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 — The Village

• Score: 77/100
• State rank: #9
• US rank: #3145

Category grades

Amenities D- Commute F Cost of living A+ Crime C Employment A- Housing A+ Health & safety B+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: The Village, OK
• County: Oklahoma County · 771,644 people
• Metro: Oklahoma City, OK
• Population (ZIP): 35,559
• Household income: $64,745
• Rent vs Own: 48.3% rent · 51.7% own
• Severe rent burden: 2029.0

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 0.62)
• Race & ethnicity: White 57% Black 21% Two or more races 11% Hispanic / Latino 7% Native American 3% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 7% · Canada, China, Jamaica
• Languages at home: 92% English-only · Spanish 4% French/Haitian/Cajun 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: ▼ -279.69%
• Current HPI: 227.2832
• Rent YoY: ▲ 2.05%
• 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

+122.2% since first listed

5 events — show timeline

• 2026-04-21 Price Changed $250,000 MLSOK
• 2026-04-05 Listed $267,000 MLSOK
• 2004-07-08 Sold (Public Records) $112,500 Public Records
• 2004-06-29 Sold (MLS) $112,500 MLSOK
• 2004-05-26 Listed $112,500 MLSOK

Property tax history

+3.2%/yr

Latest (2025): $2,426 · -2.0% YoY. Source: county tax records.