4205 NW 16th Ter · Oklahoma City, OK 73107

$135,000

3 bd · 2.0 ba · 1,689 sqft · SingleFamily public records · 73 Days on market

Built 1951 10,285 sqft lot $80/sqft · 23% below area Est $204k · 34% under ↓ 18% since listing

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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 +16.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.1/10.0
• 1% rule +4.5/10.0
• Rent growth +4.3/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity in a convenient OKC location! This home offers solid potential for investors, landlords, or buyers looking to put in some sweat equity and make it their own. This home features a functional layout and a spacious lot with room to add value through updates and improvements. Perfect for a rental, flip, or affordable primary residence. Don’t miss the chance to unlock the potential this property has to offer! Property is being sold as-is.

Key facts

• Spacious lot
• Convenient location
• Functional layout

Tags

• CONVENIENT LOCATION
• FUNCTIONAL LAYOUT
• SPACIOUS LOT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $78 ($933/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 $129k (4.7% below list).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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 fast (+7.3%/yr); 216 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 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 $933 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 73 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $35k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1951 — 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 $126,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — 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: 0.95% ✗
• Cap rate: 6.98%
• Cash-on-cash: 2.47%
• DSCR: 1.11
• GRM: 8.7

CMA / ARV

• ARV (median comp): $204,031
• List price: $135,000
• Delta: -33.83%
• 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
4203 NW 16th Ter	0.01mi	3/2.0	1,572 (-7%)	4mo	$175,000	$111	84
4304 NW 17th St	0.14mi	3/2.0	1,620 (-4%)	13mo	$225,000	$139	76
3913 NW 19th St	0.40mi	3/2.0	1,750 (+4%)	2mo	$220,000	$126	74
4213 NW 11th St	0.40mi	3/1.5	1,698 (+0%)	11mo	$210,000	$124	69
2209 N Warren Ave	0.40mi	3/2.0	1,779 (+5%)	10mo	$165,000	$93	64
1818 N Shawnee Ave	0.27mi	3/1.5	1,445 (-14%)	3mo	$150,000	$104	59
2609 N Geraldine Ave	0.63mi	3/2.0	1,544 (-9%)	2mo	$174,000	$113	55
2201 N Shawnee Ave	0.48mi	3/1.0	1,512 (-10%)	5mo	$190,000	$126	52
4328 NW 12th St	0.35mi	3/2.0	1,932 (+14%)	10mo	$225,000	$116	51
910 N Warren Ave	0.72mi	4/2.0 (+1)	1,604 (-5%)	4mo	$240,000	$150	50
1220 N Utah Ave	0.35mi	4/2.5 (+1)	1,459 (-14%)	11mo	$221,750	$152	45
4506 NW 11th St	0.58mi	3/1.0	1,436 (-15%)	7mo	$225,000	$157	38

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 · 7.29% rent growth · sell at horizon

5-year hold

• IRR: -7.6%
• Equity multiple: 0.71×
• Total profit: $-11,109
• Equity at exit: $20,129

10-year hold

• IRR: 6.7%
• Equity multiple: 1.60×
• Total profit: $22,760
• Equity at exit: $11,672

Cash invested: $37,800 (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 73107

• Rents YoY: 7.3%
• Active inventory: 216
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,286 high
• Mortgage (P&I): −$708
• Tax from tax record: −$174 /mo · $2,087/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $78

Break-even live

Break-even rent $1,187

Max offer price $135,000

Occupancy floor 89%

Sensitivity live

Price	-10% $154	-5% $116	+0% $78	+5% $40	+10% $1
Rent	-10% $-24	-5% $27	+0% $78	+5% $129	+10% $179
Rate	-1.0pp $146	-0.5pp $112	base $78	+0.5pp $43	+1.0pp $7

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3929 NW 18th St Oklahoma City, OK	4.0	1.5	1347	$1,200	$0.89	2d	1	0.35mi
4304 NW 11th St Oklahoma City, OK	3.0	1.5	1147	$1,200	$1.05	2d	1	0.48mi
1307 N Meridian Ave Oklahoma City, OK	2.0	1.0–2.0	1242	$925	$0.74	3d	6	0.49mi
1309 N Meridian Ave Oklahoma City, OK	1.0–2.0	1.0–1.5	925	$975	$1.05	3d	4	0.50mi
2221 N Meridian Ave Oklahoma City, OK	2.0	1.5	1200	$995	$0.83	3d	1	0.52mi
3800 NW 19th St Oklahoma City, OK	3.0	1.0	1073	$1,250	$1.16	24d	1	0.54mi
4220 NW 10th St Unit 11F Oklahoma City, OK	3.0	2.0	1100	$1,055	$0.96	24d	1	0.59mi
3629 NW 18th St Oklahoma City, OK	4.0	2.0	1176	$1,800	$1.53	44d	1	0.69mi
2626 N Meridian Ave Oklahoma City, OK	1.0–2.0	1.0–2.0	1040	$845	$0.81	4d	1	0.69mi
1041 N Tabor Ave Oklahoma City, OK	3.0	1.0	1200	$1,050	$0.88	24d	1	0.76mi
3701 NW 24th St Oklahoma City, OK	3.0	2.0	1404	$1,299	$0.93	44d	1	0.82mi
800 N Meridian Ave Oklahoma City, OK	1.0–3.0	1.0–2.0	912	$999	$1.09	24d	1	0.85mi
4036 NW 30th Ter Oklahoma City, OK	3.0	2.0	1675	$1,500	$0.90	24d	1	0.88mi
4425 NW 31st St Oklahoma City, OK	3.0	1.5	1222	$1,500	$1.23	24d	1	1.09mi
1616 Julie Pl Oklahoma City, OK	3.0	2.0	1600	$1,535	$0.96	24d	1	1.18mi
1912 N Moulton Ct Unit 1912 Oklahoma City, OK	3.0	2.0	1311	$1,400	$1.07	24d	1	1.19mi
3929 NW 32nd St Oklahoma City, OK	3.0	1.0	1050	$1,300	$1.24	44d	1	1.21mi
5700 NW 23rd St Oklahoma City, OK	3.0	2.0	1180	$1,050	$0.89	24d	1	1.24mi
3411 Cameron Ct Oklahoma City, OK	2.0	2.0	1409	$1,300	$0.92	44d	1	1.30mi
3411 Cameron Ct Oklahoma City, OK	2.0	2.0	1409	$1,300	$0.92	24d	1	1.30mi
4396 NW 36th St Oklahoma City, OK	1.0–3.0	1.0–2.0	848	$1,349	$1.59	2d	9	1.31mi
3145 NW 21st St Oklahoma City, OK	3.0	2.0	1728	$1,600	$0.93	3d	1	1.32mi
3228 NW 27th St Oklahoma City, OK	2.0	1.0	1088	$1,195	$1.10	12d	1	1.37mi
4128 NW 36th St Unit 4 Oklahoma City, OK	2.0	1.5	1130	$1,125	$1.00	24d	1	1.42mi
2112 N Drexel Blvd Oklahoma City, OK	4.0	2.0	1443	$1,695	$1.17	44d	1	1.44mi
1414 N Drexel Blvd Oklahoma City, OK	2.0	1.0	1604	$1,100	$0.69	2d	1	1.44mi

Listing history 11 events

1. 2026-06-02
   statusdays on market $135,000 Pending 73 DOM
2. 2026-06-01
   days on market $135,000 Active 72 DOM
3. 2026-05-31
   days on market $135,000 Active 71 DOM
4. 2026-05-07
   status Active 463-char remark

   Show marketing remark (463 chars)

   Great opportunity in a convenient OKC location! This home offers solid potential for investors, landlords, or buyers looking to put in some sweat equity and make it their own. This home features a functional layout and a spacious lot with room to add value through updates and improvements. Perfect for a rental, flip, or affordable primary residence. Don’t miss the chance to unlock the potential this property has to offer! Property is being sold as-is.

5. 2026-04-26
   status Pending 463-char remark

   Show marketing remark (463 chars)

   Great opportunity in a convenient OKC location! This home offers solid potential for investors, landlords, or buyers looking to put in some sweat equity and make it their own. This home features a functional layout and a spacious lot with room to add value through updates and improvements. Perfect for a rental, flip, or affordable primary residence. Don’t miss the chance to unlock the potential this property has to offer! Property is being sold as-is.

6. 2026-04-24
   status Active 463-char remark

   Show marketing remark (463 chars)

   Great opportunity in a convenient OKC location! This home offers solid potential for investors, landlords, or buyers looking to put in some sweat equity and make it their own. This home features a functional layout and a spacious lot with room to add value through updates and improvements. Perfect for a rental, flip, or affordable primary residence. Don’t miss the chance to unlock the potential this property has to offer! Property is being sold as-is.

7. 2026-04-24
   price $140,000 463-char remark

   Show marketing remark (463 chars)

   Great opportunity in a convenient OKC location! This home offers solid potential for investors, landlords, or buyers looking to put in some sweat equity and make it their own. This home features a functional layout and a spacious lot with room to add value through updates and improvements. Perfect for a rental, flip, or affordable primary residence. Don’t miss the chance to unlock the potential this property has to offer! Property is being sold as-is.

8. 2026-04-21
   status Pending 463-char remark

   Show marketing remark (463 chars)

   Great opportunity in a convenient OKC location! This home offers solid potential for investors, landlords, or buyers looking to put in some sweat equity and make it their own. This home features a functional layout and a spacious lot with room to add value through updates and improvements. Perfect for a rental, flip, or affordable primary residence. Don’t miss the chance to unlock the potential this property has to offer! Property is being sold as-is.

9. 2026-03-19
   price $154,899 463-char remark

   Show marketing remark (463 chars)

   Great opportunity in a convenient OKC location! This home offers solid potential for investors, landlords, or buyers looking to put in some sweat equity and make it their own. This home features a functional layout and a spacious lot with room to add value through updates and improvements. Perfect for a rental, flip, or affordable primary residence. Don’t miss the chance to unlock the potential this property has to offer! Property is being sold as-is.

10. 2026-03-12
    price $154,999 463-char remark

    Show marketing remark (463 chars)

    Great opportunity in a convenient OKC location! This home offers solid potential for investors, landlords, or buyers looking to put in some sweat equity and make it their own. This home features a functional layout and a spacious lot with room to add value through updates and improvements. Perfect for a rental, flip, or affordable primary residence. Don’t miss the chance to unlock the potential this property has to offer! Property is being sold as-is.

11. 2026-03-06
    listed $169,999 Active 463-char remark

    Show marketing remark (463 chars)

    Great opportunity in a convenient OKC location! This home offers solid potential for investors, landlords, or buyers looking to put in some sweat equity and make it their own. This home features a functional layout and a spacious lot with room to add value through updates and improvements. Perfect for a rental, flip, or affordable primary residence. Don’t miss the chance to unlock the potential this property has to offer! Property is being sold 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: $2,087 · $174/mo
• Projected year-2 tax: $2,087 · $174/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 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: $15,431
• − Mortgage interest: −$7,562
• − Property taxes: −$2,087
• − Insurance: −$675
• − Repairs & maintenance: −$1,234
• − Management: −$1,234
• − Depreciation: −$3,927
• Taxable loss: −$1,289
• Est. tax savings @ 24.0%: +$309
• After-tax cash flow: $1,243/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): 25,791
• Household income: $56,873
• Rent vs Own: 45.5% rent · 54.5% own
• Severe rent burden: 1210.0

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 0.64)
• Race & ethnicity: White 47% Hispanic / Latino 37% Two or more races 13% Native American 6% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Lithuanian 1% Italian 1% Slovak 1%
• Foreign-born: 19% · Canada, Vietnam
• Languages at home: 67% English-only · Spanish 30% 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: ▼ -245.03%
• Current HPI: 274.7844
• Rent YoY: ▲ 7.29%
• 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

-17.6% since first listed

8 events — show timeline

• 2026-05-07 Relisted — MLSOK
• 2026-04-26 Pending — MLSOK
• 2026-04-24 Relisted — MLSOK
• 2026-04-24 Price Changed $140,000 MLSOK
• 2026-04-21 Pending — MLSOK
• 2026-03-19 Price Changed $154,899 MLSOK
• 2026-03-12 Price Changed $154,999 MLSOK
• 2026-03-06 Listed $169,999 MLSOK

Property tax history

+4.3%/yr

Latest (2025): $2,087 · +4.2% YoY. Source: county tax records.