1233 Staton Dr · Oklahoma City, OK 73111

$120,000

2 bd · 1.0 ba · 1,018 sqft · SingleFamily public records · 220 Days on market

Built 1947 9,718 sqft lot $118/sqft · 12% below area Est $136k · 12% under

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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 +21.6/30.0
• ARV discount +12.8/15.0
• DSCR +6.9/10.0
• 1% rule +4.8/10.0
• 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 MLS

Realtor is related to seller closing at Milestone Title 24 notice to show no sign placed in the yard

Key facts

• 9,718 sq ft lot
• Built 1947
• Listed 220 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $182 ($2k/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 $117k (2.1% below list).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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: schools F, 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.
• Market conditions: Rents rising (+2.1%/yr); 81 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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).
• This rent runs 35% of the median local income ($40k/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 $830 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

• It's been on market 220 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 24y ago; this cycle's ask has dropped $75k (38%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $69k; list at $120k implies a 74% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — 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 $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 220 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.98% ✗
• Cap rate: 8.11%
• Cash-on-cash: 6.48%
• DSCR: 1.29
• GRM: 8.5

CMA / ARV

• ARV (median comp): $135,923
• List price: $120,000
• Delta: -11.71%
• 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
1416 NE 39th St	0.19mi	3/1.0 (+1)	1,036 (+2%)	7mo	$75,000	$72	77
1304 NE 43rd St	0.37mi	2/1.0	1,041 (+2%)	10mo	$125,000	$120	71
1225 NE 42nd St	0.32mi	2/1.0	1,104 (+8%)	2mo	$82,000	$74	69
1200 NE 48th St	0.64mi	2/1.0	1,000 (-2%)	2mo	$95,000	$95	65
4146 N Prospect Ave	0.28mi	3/1.0 (+1)	1,118 (+10%)	1mo	$150,000	$134	65
846 Marilyn St	0.57mi	3/1.0 (+1)	1,000 (-2%)	5mo	$68,000	$68	62
4213 N Lottie Ave	0.28mi	3/1.0 (+1)	1,149 (+13%)	1mo	$90,000	$78	60
746 NE 36th St	0.60mi	3/2.0 (+1)	1,052 (+3%)	3mo	$128,000	$122	55
3600 Springlake Dr	0.51mi	3/1.5 (+1)	1,090 (+7%)	3mo	$83,000	$76	55
929 NE 32nd St	0.68mi	2/1.0	915 (-10%)	2mo	$50,000	$55	50
3512 N Rhode Island Ave	0.60mi	3/2.0 (+1)	944 (-7%)	7mo	$125,000	$132	45
736 E Eubanks St	0.65mi	3/1.0 (+1)	1,128 (+11%)	4mo	$120,000	$106	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 · 2.13% rent growth · sell at horizon

5-year hold

• IRR: -7.3%
• Equity multiple: 0.73×
• Total profit: $-8,937
• Equity at exit: $17,892

10-year hold

• IRR: 1.3%
• Equity multiple: 1.09×
• Total profit: $2,858
• Equity at exit: $10,375

Cash invested: $33,600 (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 73111

• Home prices YoY: -13.6%
• Rents YoY: 2.1%
• Active inventory: 81
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,175 high
• Mortgage (P&I): −$629
• Tax from tax record: −$67 /mo · $808/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $182

Break-even live

Break-even rent $945

Max offer price $120,000

Occupancy floor 80%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1216 NE 42nd St Oklahoma City, OK	2.0	1.0	1009	$1,125	$1.11	43d	1	0.29mi
1516 Park Cir Oklahoma City, OK	3.0	1.0	1118	$1,250	$1.12	23d	1	0.33mi
1221 NE 43rd St Oklahoma City, OK	3.0	2.0	1282	$1,435	$1.12	43d	1	0.38mi
846 Marilyn St Oklahoma City, OK	3.0	1.0	1000	$1,049	$1.05	43d	1	0.58mi
1621 NE 33rd St Oklahoma City, OK	3.0	2.0	1500	$1,975	$1.32	43d	1	0.59mi
1701 NE 34th St Oklahoma City, OK	2.0	1.5	900	$1,000	$1.11	43d	1	0.61mi
1515 NE 48th St Oklahoma City, OK	1.0–2.0	1.0–2.0	729	$925	$1.27	23d	1	0.74mi
1825 Meyers Pl Oklahoma City, OK	3.0	1.5	1155	$1,850	$1.60	1d	1	0.76mi
1825 Meyers Pl Oklahoma City, OK	3.0	2.0	1155	$1,850	$1.60	21d	1	0.76mi
1637 Bishop Bobby L Williams Dr Oklahoma City, OK	2.0	1.0	820	$1,150	$1.40	43d	1	0.77mi
1427 NE 28th St Oklahoma City, OK	1.0	1.0	876	$695	$0.79	43d	1	0.86mi
2908 N Fonshill Ave Oklahoma City, OK	3.0	2.0	1325	$1,225	$0.92	43d	1	0.87mi
2709 N Fonshill Ave Oklahoma City, OK	2.0	1.0	949	$1,100	$1.16	23d	1	0.94mi
704 NE 31st St Oklahoma City, OK	3.0	1.0	952	$1,300	$1.37	43d	1	0.94mi
4445 N Lincoln Blvd Oklahoma City, OK	1.0–2.0	1.0–2.0	861	$1,710	$1.98	1d	42	0.94mi
1438 NE 27th St Oklahoma City, OK	3.0	1.0	736	$1,000	$1.36	43d	1	0.95mi
4641 Woodland Blvd Oklahoma City, OK	2.0	1.0	820	$730	$0.89	43d	1	0.99mi
2020 NE 30th St Oklahoma City, OK	3.0	1.0	1056	$1,150	$1.09	43d	1	1.06mi
714 NE 27th St Unit 4 Oklahoma City, OK	2.0	1.0	950	$845	$0.89	23d	1	1.11mi
736 NE 26th St Oklahoma City, OK	2.0	1.0	927	$1,050	$1.13	2d	1	1.15mi
1439 NE 24th St Oklahoma City, OK	3.0	1.0	874	$1,025	$1.17	15d	1	1.19mi
1921 NE 25th St Unit 3 Oklahoma City, OK	2.0	1.0	900	$875	$0.97	19d	1	1.21mi
1904 NE 25th St Oklahoma City, OK	2.0	1.0	939	$950	$1.01	3d	1	1.21mi
1812 NE 24th St Oklahoma City, OK	3.0	1.0	1071	$1,175	$1.10	2d	1	1.22mi
1931 NE 25th St Unit 10 Oklahoma City, OK	2.0	1.0	900	$875	$0.97	23d	1	1.22mi
2312 N Everest Ave Oklahoma City, OK	3.0	1.0	1100	$1,299	$1.18	43d	1	1.27mi
1401 NE 22nd St Oklahoma City, OK	2.0	1.0	728	$1,100	$1.51	23d	1	1.29mi
2225 Glen Ellyn St Oklahoma City, OK	2.0	1.0	1095	$925	$0.84	43d	1	1.30mi
215 NE 28th St Oklahoma City, OK	2.0	1.0–2.0	694	$1,289	$1.86	1d	10	1.32mi
2148 N Stonewall Ave Oklahoma City, OK	2.0	1.0	1055	$875	$0.83	3d	1	1.37mi
2128 N Stonewall Ave Unit 1 Oklahoma City, OK	2.0	1.0	960	$800	$0.83	2d	1	1.42mi

Listing history 24 events

1. 2026-06-18
   days on market $120,000 Active 220 DOM
2. 2026-06-17
   days on market $120,000 Active 219 DOM
3. 2026-06-16
   days on market $120,000 Active 218 DOM
4. 2026-06-15
   days on market $120,000 Active 217 DOM
5. 2026-06-13
   days on market $120,000 Active 215 DOM
6. 2026-06-09
   days on market $120,000 Active 211 DOM
7. 2026-06-08
   days on market $120,000 Active 210 DOM
8. 2026-06-07
   days on market $120,000 Active 209 DOM
9. 2026-06-05
   days on market $120,000 Active 206 DOM
10. 2026-06-03
    days on market $120,000 Active 205 DOM
11. 2026-06-02
    days on market $120,000 Active 204 DOM
12. 2026-06-01
    days on market $120,000 Active 203 DOM
13. 2026-05-31
    days on market $120,000 Active 202 DOM
14. 2026-04-04
    price $120,000 100-char remark

    Show marketing remark (100 chars)

    Realtor is related to seller closing at Milestone Title 24 notice to show no sign placed in the yard

15. 2026-02-25
    price $160,000 100-char remark

    Show marketing remark (100 chars)

    Realtor is related to seller closing at Milestone Title 24 notice to show no sign placed in the yard

16. 2025-11-10
    listed $195,000 Active 100-char remark

    Show marketing remark (100 chars)

    Realtor is related to seller closing at Milestone Title 24 notice to show no sign placed in the yard

17. 2010-10-01
    historical
18. 2010-02-28
    historical
19. 2009-09-07
    listed $70,000
20. 2008-04-18
    listed $70,000
21. 2006-11-22
    soldstatus $69,000
22. 2002-12-06
    soldstatus $18,000
23. 2002-11-29
    soldstatus $24,900
24. 2002-10-01
    listed $24,900

ⓘ 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: $808 · $67/mo
• Projected year-2 tax: $1,080 · $90/mo
• Expected delta: +$272/yr (+$23/mo · 33.6%)

ⓘ 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 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: $14,099
• − Mortgage interest: −$6,722
• − Property taxes: −$808
• − Insurance: −$600
• − Repairs & maintenance: −$1,128
• − Management: −$1,128
• − Depreciation: −$3,491
• Taxable income: $222
• Est. tax owed @ 24.0%: −$53
• After-tax cash flow: $2,125/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

+381.9% since first listed

11 events — show timeline

• 2026-04-04 Price Changed $120,000 MLSOK
• 2026-02-25 Price Changed $160,000 MLSOK
• 2025-11-10 Listed $195,000 MLSOK
• 2010-10-01 Listing Removed — MLSOK
• 2010-02-28 Listing Removed — MLSOK
• 2009-09-07 Listed $70,000 MLSOK
• 2008-04-18 Listed $70,000 MLSOK
• 2006-11-22 Sold (Public Records) $69,000 Public Records
• 2002-12-06 Sold (Public Records) $18,000 Public Records
• 2002-11-29 Sold (MLS) $24,900 MLSOK
• 2002-10-01 Listed $24,900 MLSOK

Property tax history

+4.4%/yr

Latest (2025): $808 · +4.2% YoY. Source: county tax records.