5817 Jericho · Oklahoma City, OK 73084

$184,900

2 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 24 Days on market

Built 1950 0.49 ac lot

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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).

• Cash flow +10.5/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• 1% rule +3.1/10.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks

Investor alert — this Spencer property is packed with potential and ready for your vision. Welcome to 5817 Jericho, a classic single-story ranch set on a spacious, tree-shaded lot that offers great curb appeal and endless opportunity for value-add creativity. With 5 bedrooms, 2 bathrooms, and multiple living areas, this home provides an exceptional layout for redesign, rental strategies, or a full transformation. The traditional living room pairs with a separate den, giving you flexible space for a home office, playroom, second living area, or future conversion options. The property also features well water for reduced utility costs and a wide driveway with plenty of off-street parkin

Key facts

• Off street parking
• Wide driveway
• Tree shaded lot

Tags

• TREE SHADED LOT
• WELL WATER
• WIDE DRIVEWAY
• OFF STREET PARKING
• LARGE GRASSY LOT
• MATURE TREES

Property features AI

Exterior

• Home design: Built in 1950
• Construction: Built in 1950 (original construction)
• Exterior features: Located in the Northeast Oklahoma City subdivision

Interior

• Interior features: Living area of 1,152 (listed)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-96 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $171k (7.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (19.1% below list).
• Recommended offer: $150k (19.1% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: Emerson Alternative Ed. (Es) (math 24% / reading 24%, grade F, #354 of 845 statewide, top 47%, 64 students, 0% FRL); Classen Ms of Advanced Studies (math 35% / reading 46%, grade F, #6 of 345 statewide, top 1%, 855 students, 0% FRL); Southeast Hs (math 8% / reading 17%, grade F, #355 of 447 statewide, top 80%, 854 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.
• Zoned-school proficiency averages 26% at this address vs 8% district-wide (+17 pts) — the actual schools serving this property are materially stronger than the Oklahoma City average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 50 active listings in the ZIP; 5,365 units permitted in Oklahoma County in 2024 (569 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Oklahoma County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 26y 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.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,600 (19.1% 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. Built in 1950 — 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. 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?
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: 0.81% ✗
• Cap rate: 5.67%
• Cash-on-cash: -2.22%
• DSCR: 0.90
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $62,208
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5710 N Marshall Ave	0.34mi	2/1.0	1,010 (-12%)	24mo	$24,000	$24	44
5331 Stilwell St	0.60mi	3/2.0 (+1)	1,294 (+12%)	20mo	$70,000	$54	26

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.7%
• Equity multiple: 2.83×
• Total profit: $94,612
• Equity at exit: $166,573

10-year hold

• IRR: 20.3%
• Equity multiple: 6.48×
• Total profit: $283,468
• Equity at exit: $359,220

Cash invested: $51,772 (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 73084

• Home prices YoY: 24.3%
• Active inventory: 50
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,496 medium
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,774/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $-96

Break-even live

Break-even rent $1,617

Max offer price $171,014

Occupancy floor —

Sensitivity live

Price	-10% $32	-5% $-32	+0% $-96	+5% $-160	+10% $-224
Rent	-10% $-214	-5% $-155	+0% $-96	+5% $-37	+10% $22
Rate	-1.0pp $-3	-0.5pp $-49	base $-96	+0.5pp $-144	+1.0pp $-193

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $184,900 Active 24 DOM
2. 2026-06-18
   days on market $184,900 Active 21 DOM
3. 2026-06-17
   days on market $184,900 Active 20 DOM
4. 2026-06-16
   days on market $184,900 Active 19 DOM
5. 2026-06-15
   days on market $184,900 Active 18 DOM
6. 2026-06-13
   days on market $184,900 Active 16 DOM
7. 2026-06-09
   days on market $184,900 Active 12 DOM
8. 2026-06-08
   days on market $184,900 Active 11 DOM
9. 2026-06-07
   days on market $184,900 Active 10 DOM
10. 2026-06-05
    days on market $184,900 Active 7 DOM
11. 2026-06-03
    days on market $184,900 Active 6 DOM
12. 2026-06-02
    days on market $184,900 Active 5 DOM
13. 2026-06-01
    days on market $184,900 Active 4 DOM
14. 2026-05-31
    days on market $184,900 Active 3 DOM
15. 2026-05-23
    listed $185,000 Active
16. 2011-11-16
    historical
17. 2011-09-16
    listed $37,000
18. 2010-12-16
    historical
19. 2010-09-15
    listed $25,000
20. 2007-12-19
    historical
21. 2006-04-12
    historical
22. 2006-03-31
    listed $59,900
23. 2001-09-27
    historical
24. 2001-09-05
    listed $39,900
25. 2000-12-19
    listed $25,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $17,952
• − Mortgage interest: −$10,357
• − Property taxes: −$2,774
• − Insurance: −$924
• − Repairs & maintenance: −$1,436
• − Management: −$1,436
• − Depreciation: −$5,379
• Taxable loss: −$4,355
• Est. tax savings @ 24.0%: +$1,045
• After-tax cash flow: $-106/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
• City population: 498,656
• Population (ZIP): 6,296

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 0.64)
• Race & ethnicity: Black 52% White 24% Hispanic / Latino 16% Two or more races 12% Native American 2%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Italian 2% Lithuanian 2%
• Foreign-born: 6% · Canada
• Languages at home: 86% English-only · Spanish 14%

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: ▲ 53.65%
• Current HPI: 274.4301
• Rent YoY: —
• Metro: —
• 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

+640.0% since first listed

11 events — show timeline

• 2026-05-23 Listed $185,000 FSBO.com
• 2011-11-16 Listing Removed — MLSOK
• 2011-09-16 Listed $37,000 MLSOK
• 2010-12-16 Listing Removed — MLSOK
• 2010-09-15 Listed $25,000 MLSOK
• 2007-12-19 Listing Removed — MLSOK
• 2006-04-12 Listing Removed — MLSOK
• 2006-03-31 Listed $59,900 MLSOK
• 2001-09-27 Listing Removed — MLSOK
• 2001-09-05 Listed $39,900 MLSOK
• 2000-12-19 Listed $25,000 MLSOK

Property tax history

+6.5%/yr

Latest (2025): $216 · +4.0% YoY. Source: county tax records.