6416 N Nicklas Ave · Oklahoma City, OK 73132

$150,000

3 bd · 2.0 ba · 1,563 sqft · SingleFamily public records · 3 Days on market

Built 1963 8,882 sqft lot Est $228k · 34% 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 +15.5/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• 1% rule +4.6/10.0
• Livability +4.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity is knocking with this 3-bedroom, 1.5-bath home full of potential. Featuring a functional floor plan with spacious living areas and a layout that makes everyday living easy. Situated in a highly desirable location close to shopping, dining, and major conveniences, this home offers the perfect chance for investors, renovators, or buyers looking to build sweat equity. With solid bones and a layout that maximizes space, the possibilities here are endless. * * Multiple Offers Received, Best and Final Due Feb 24th by 8PM, Buyer to make decision On Feb 25th * *

Key facts

• Major conveniences
• Close to dining
• Close to shopping

Tags

• FUNCTIONAL FLOOR PLAN
• SPACIOUS LIVING AREAS
• HIGHLY DESIRABLE LOCATION
• CLOSE TO SHOPPING
• CLOSE TO DINING
• MAJOR CONVENIENCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $62 ($741/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 $144k (3.9% below list).
• Recommended offer: $144k (3.9% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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.
• Putnam City (urban): math 12% / reading 16% proficiency, ranked #227 of 270 in OK (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Rollingwood Es (math 16% / reading 16%, grade F, #582 of 845 statewide, top 69%, 513 students, 0% FRL); James L. Capps Ms (math 9% / reading 18%, grade F, #252 of 345 statewide, top 74%, 975 students, 0% FRL); Putnam City Hs (math 12% / reading 23%, grade F, #307 of 447 statewide, top 69%, 2,014 students, 0% FRL) — zoned schools average 0% FRL vs 65% district-wide (65 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+1.5%/yr); 194 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 22y 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 $66k; list at $150k implies a 127% 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 $144,167 (3.9% below list)

Questions for the listing agent

1. Built in 1963 — 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: 0.96% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.76%
• DSCR: 1.08
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $228,198
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6700 Saint Marys Pl	0.32mi	3/2.0	1,593 (+2%)	4mo	$237,400	$149	78
6104 Kingston Rd	0.37mi	4/2.0 (+1)	1,560 (-0%)	2mo	$234,900	$151	76
5421 NW 65th St	0.44mi	3/2.0	1,532 (-2%)	3mo	$215,500	$141	74
4317 NW 61st Ter	0.45mi	3/2.0	1,574 (+1%)	5mo	$245,000	$156	74
4700 NW 59th Ter	0.42mi	3/2.5	1,528 (-2%)	3mo	$155,000	$101	72
6705 N Barr Ave	0.28mi	3/2.0	1,729 (+11%)	3mo	$255,000	$147	67
5824 Harvard Dr	0.50mi	3/2.0	1,436 (-8%)	1mo	$175,824	$122	62
7031 E Cherokee Xing	0.63mi	3/2.0	1,712 (+10%)	0mo	$275,000	$161	55
5408 NW 66th St	0.41mi	3/2.0	1,334 (-15%)	3mo	$194,400	$146	54
4124 NW 61st Ter	0.65mi	3/2.0	1,680 (+8%)	5mo	$235,000	$140	53
5800 N Meridian Pl	0.57mi	3/2.0	1,744 (+12%)	5mo	$230,000	$132	50
4405 NW 59th St	0.59mi	4/2.0 (+1)	1,790 (+14%)	2mo	$257,000	$144	42

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 · 1.53% rent growth · sell at horizon

5-year hold

• IRR: -15.2%
• Equity multiple: 0.47×
• Total profit: $-22,430
• Equity at exit: $22,365

10-year hold

• IRR: -9.4%
• Equity multiple: 0.46×
• Total profit: $-22,651
• Equity at exit: $12,969

Cash invested: $42,000 (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 73132

• Rents YoY: 1.5%
• Active inventory: 194
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,442 high
• Mortgage (P&I): −$787
• Tax from tax record: −$228 /mo · $2,737/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $62

Break-even live

Break-even rent $1,364

Max offer price $150,000

Occupancy floor 91%

Sensitivity live

Price	-10% $147	-5% $104	+0% $62	+5% $19	+10% $-23
Rent	-10% $-52	-5% $5	+0% $62	+5% $119	+10% $176
Rate	-1.0pp $137	-0.5pp $100	base $62	+0.5pp $23	+1.0pp $-17

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4707 NW 63rd St Oklahoma City, OK	2.0	2.0	1150	$1,150	$1.00	19d	1	0.16mi
6554 N Meridian Ave #109 Oklahoma City, OK	2.0	2.0	1275	$1,199	$0.94	3d	1	0.23mi
6728 N Meridian Ave Oklahoma City, OK	2.0	2.0	1196	$925	$0.77	25d	1	0.28mi
6100 N Meridian Ave Oklahoma City, OK	2.0	3.0	1260	$1,125	$0.89	25d	1	0.36mi
6020 N Meridian Pl Oklahoma City, OK	3.0	2.0	1580	$1,550	$0.98	13d	1	0.39mi
7020 Labelle Dr Warr Acres, OK	3.0	2.0	1365	$1,845	$1.35	3d	1	0.52mi
7021 Labelle Dr Warr Acres, OK	3.0	2.0	1365	$1,845	$1.35	21d	1	0.53mi
7021 Labelle Dr Warr Acres, OK	3.0	2.0	1365	$1,845	$1.35	17d	1	0.53mi
4727 NW 72nd St Unit 4727 Oklahoma City, OK	2.0	2.0	1280	$2,499	$1.95	3d	1	0.55mi
6505 Cherokee Dr Warr Acres, OK	3.0	1.5	1455	$1,390	$0.96	4d	1	0.56mi
4018 NW 68th St Oklahoma City, OK	2.0	2.0	1395	$1,450	$1.04	25d	1	0.73mi
6913 N Spinnaker Ln Oklahoma City, OK	3.0	2.0	2046	$1,695	$0.83	3d	1	0.74mi
4020 Versailles Blvd Oklahoma City, OK	2.0–3.0	2.0–2.5	1500	$2,070	$1.38	3d	5	0.74mi
5633 Norman Rd Warr Acres, OK	3.0	2.0	1225	$1,375	$1.12	4d	1	0.76mi
3908 NW 68th St Oklahoma City, OK	3.0	2.0	1935	$1,695	$0.88	23d	1	0.83mi
4406 NW 54th St Oklahoma City, OK	3.0	2.0	1710	$1,495	$0.87	25d	1	0.88mi
5304 Willow Cliff Rd Oklahoma City, OK	3.0	3.0	1505	$1,330	$0.88	16d	1	0.99mi
5304 Willow Cliff Rd Oklahoma City, OK	2.0	2.0	1060	$1,086	$1.02	6d	1	0.99mi
5929 NW 62nd St Oklahoma City, OK	3.0	1.0	1103	$1,550	$1.41	4d	1	1.00mi
6103 NW 63rd St Oklahoma City, OK	3.0	2.0	1300	$1,325	$1.02	4d	1	1.10mi
3729 NW 60th St Oklahoma City, OK	3.0	1.5	1424	$1,500	$1.05	21d	1	1.11mi
6419 NW 63rd St Unit 1 Warr Acres, OK	3.0	2.5	1748	$1,425	$0.82	4d	1	1.33mi
6056 Northwest Expy Unit 1 Warr Acres, OK	2.0	1.5	1122	$995	$0.89	25d	1	1.33mi
6054 Northwest Expy Oklahoma City, OK	2.0	1.5	1122	$995	$0.89	25d	1	1.34mi
6004 Northwest Expy Oklahoma City, OK	3.0	2.5	1400	$1,195	$0.85	25d	1	1.36mi
4608 N Libby Ave Warr Acres, OK	4.0	2.0	1290	$1,595	$1.24	4d	1	1.37mi
6066 Northwest Expy Warr Acres, OK	2.0	1.5	1122	$1,145	$1.02	25d	1	1.38mi
5560 N Portland Ave Oklahoma City, OK	1.0–2.0	1.0–2.0	955	$1,249	$1.31	3d	50	1.39mi
7333 Edenborough Dr Oklahoma City, OK	3.0	2.0	1993	$1,950	$0.98	5d	1	1.42mi
7333 Edenborough Dr Oklahoma City, OK	3.0	2.0	1993	$1,895	$0.95	12d	1	1.42mi

Listing history 20 events

1. 2026-02-25
   status Pending
2. 2026-02-22
   listed $150,000 Active
3. 2026-02-01
   status Active
4. 2026-01-31
   historical
5. 2025-12-25
   status Active
6. 2025-11-15
   status Active
7. 2025-11-01
   status Active
8. 2025-10-09
   listed $149,000 Active
9. 2022-07-01
   soldstatus $66,000
10. 2007-05-09
    historical
11. 2006-11-26
    listed $131,500
12. 2006-10-03
    soldstatus $81,000
13. 2006-09-29
    soldstatus $81,000
14. 2006-09-13
    listed $95,000
15. 2006-09-12
    historical
16. 2006-07-09
    listed $95,000
17. 2005-08-24
    historical
18. 2004-12-09
    listed $96,777
19. 1989-04-17
    soldstatus $63,500
20. 1979-06-01
    soldstatus $59,000

ⓘ 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: $2,737 · $228/mo
• Projected year-2 tax: $2,737 · $228/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 ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $17,300
• − Mortgage interest: −$8,402
• − Property taxes: −$2,737
• − Insurance: −$750
• − Repairs & maintenance: −$1,384
• − Management: −$1,384
• − Depreciation: −$4,364
• Taxable loss: −$1,721
• Est. tax savings @ 24.0%: +$413
• After-tax cash flow: $1,154/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: Putnam City
• NCES district ID: 4025290
• Math proficiency: 12% ▼ -18.00%
• Reading proficiency: 16% ▼ -14.00%
• Median HH income: $46,657
• Composite: 12.61/100
• National rank: #9614
• State rank: #227 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): 27,834
• Household income: $60,419
• Rent vs Own: 47.7% rent · 52.3% own
• Severe rent burden: 1610.0

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 0.68)
• Race & ethnicity: White 51% Black 17% Hispanic / Latino 16% Two or more races 12% Asian 5% Native American 2%
• Hispanic origin (detail): Mexican 10% Puerto Rican 1%
• Common ancestry: Serbian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 11% · Canada, Vietnam, Philippines
• Languages at home: 84% English-only · Spanish 10% Other Asian/Pacific 1% Vietnamese 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: ▼ -196.70%
• Current HPI: 214.9695
• Rent YoY: ▲ 1.53%
• 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

+154.2% since first listed

20 events — show timeline

• 2026-02-25 Pending — MLSOK
• 2026-02-22 Listed $150,000 MLSOK
• 2026-02-01 Relisted — MLSOK
• 2026-01-31 Listing Removed — MLSOK
• 2025-12-25 Relisted — MLSOK
• 2025-11-15 Relisted — MLSOK
• 2025-11-01 Relisted — MLSOK
• 2025-10-09 Listed $149,000 MLSOK
• 2022-07-01 Sold (Public Records) $66,000 Public Records
• 2007-05-09 Listing Removed — MLSOK
• 2006-11-26 Listed $131,500 MLSOK
• 2006-10-03 Sold (Public Records) $81,000 Public Records
• 2006-09-29 Sold (MLS) $81,000 MLSOK
• 2006-09-13 Listed $95,000 MLSOK
• 2006-09-12 Listing Removed — MLSOK
• 2006-07-09 Listed $95,000 MLSOK
• 2005-08-24 Listing Removed — MLSOK
• 2004-12-09 Listed $96,777 MLSOK
• 1989-04-17 Sold (Public Records) $63,500 Public Records
• 1979-06-01 Sold (Public Records) $59,000 Public Records

Property tax history

+6.0%/yr

Latest (2025): $2,737 · +4.4% YoY. Source: county tax records.