5609 NW 114th St · Oklahoma City, OK 73162

$249,777

4 bd · 2.0 ba · 2,224 sqft · SingleFamily public records · 3 Days on market

Built 1974 9,074 sqft lot Est $311k · 20% 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 +14.2/30.0
• DSCR +4.3/10.0
• Livability +4.0/5.0
• Rent growth +3.9/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

* * * MULTIPLE OFFER SITUATION- highest and best offers due on 5/4/26 at 12PM * * * Located in a well-established Oklahoma City neighborhood, 5609 NW 114th St offers space, potential, and an opportunity to truly make it your own. This 4-bedroom, 3-bath home is priced with updates in mind, making it ideal for buyers ready to add their personal touch. Inside, you’ll find a spacious and inviting layout with multiple living areas, perfect for both everyday living and entertaining. The kitchen features ample cabinetry, formica countertops, and flows seamlessly into the dinette and formal dining area. The primary suite includes an en-suite bathroom and walk-in closet space, while the a

Key facts

• Walk-in closet space
• Mother-in-law suite
• Sizable backyard

Tags

• MULTIPLE LIVING AREAS
• AMPLE CABINETRY
• EN-SUITE BATHROOM
• WALK-IN CLOSET SPACE
• MOTHER-IN-LAW SUITE
• SIZABLE BACKYARD

Property features AI

Finance

• Other: In-law plan included; Property status: existing
• Financial info: Loan qualification available; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: Concrete driveway; 2-car garage
• Utilities: Electricity available; Natural gas available; Public water/sewer
• Home design: Single-family residence; One level; Residential property; Interior lot
• Construction: Brick and frame construction; Composition roof (replaced 2021); Slab foundation
• Exterior features: Covered patio; Covered porch; Screened porch; Rain gutters; Exterior storage

Interior

• Kitchen: Built-in range (gas); Dishwasher; Disposal
• Bedrooms: 4 bedrooms; Primary bedroom with ceiling fan, full bath and walk-in closet; Other bedrooms with ceiling fans
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 3 full bathrooms
• Interior features: Ceiling fans; Built-ins; Fireplace
• Laundry & utility: Inside utility

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $41 ($489/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 $203k (18.5% below list).
• Recommended offer: $203k (18.5% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Dennis Es (math 27% / reading 27%, grade F, #311 of 845 statewide, top 40%, 513 students, 0% FRL); Putnam City North Hs (math 18% / reading 29%, grade F, #218 of 447 statewide, top 49%, 1,579 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 fast (+5.6%/yr); 166 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $80k; list at $250k implies a 212% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $203,471 (18.5% below list)

Questions for the listing agent

1. Built in 1974 — 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. 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: 0.81% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.70%
• DSCR: 1.03
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $311,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5609 NW 114th St	0.00mi	4/3.0	2,224 (0%)	0mo	$260,000	$117	96
11717 Bellhurst Ave	0.21mi	3/2.0 (-1)	2,151 (-3%)	2mo	$325,000	$151	78
11212 N Ann Arbor Ave	0.38mi	4/3.0	2,281 (+3%)	0mo	$272,500	$119	73
5508 NW 108th Ter	0.41mi	4/2.5	2,296 (+3%)	5mo	$242,000	$105	69
5213 NW 111th Ter	0.31mi	4/3.0	2,434 (+9%)	0mo	$315,000	$129	66
5524 NW 107 St	0.49mi	4/2.5	2,420 (+9%)	3mo	$320,000	$132	58
10716 Eastlake Cir	0.57mi	4/2.5	2,350 (+6%)	5mo	$330,000	$140	58
12301 Arthur Ave	0.59mi	3/2.0 (-1)	2,107 (-5%)	2mo	$380,000	$180	57
5409 NW 121st St	0.52mi	3/2.5 (-1)	2,400 (+8%)	0mo	$400,000	$167	55
10613 Whitechapel St	0.57mi	3/2.5 (-1)	2,340 (+5%)	5mo	$391,475	$167	54
6120 Winchester Dr	0.61mi	4/3.0	2,390 (+8%)	2mo	$289,000	$121	54
12304 Maiden Ln	0.63mi	3/2.5 (-1)	2,345 (+5%)	4mo	$399,900	$171	52

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 · 5.59% rent growth · sell at horizon

5-year hold

• IRR: -12.6%
• Equity multiple: 0.54×
• Total profit: $-32,508
• Equity at exit: $37,243

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-1,701
• Equity at exit: $21,596

Cash invested: $69,938 (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 73162

• Rents YoY: 5.6%
• Active inventory: 166
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,035 high
• Mortgage (P&I): −$1,310
• Tax from tax record: −$153 /mo · $1,833/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $41

Break-even live

Break-even rent $1,983

Max offer price $249,777

Occupancy floor 93%

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: $62,444
• Closing costs: $7,493
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5613 NW 115th St Oklahoma City, OK	4.0	2.0	1978	$2,200	$1.11	21d	1	0.09mi
12405 Bannockburn Pl Oklahoma City, OK	3.0	2.0	1642	$1,450	$0.88	23d	1	0.78mi
4605 Dove Tree Ln Oklahoma City, OK	3.0	2.0	1507	$1,650	$1.09	44d	1	0.80mi
10201 Island View Dr Oklahoma City, OK	3.0	2.0	2023	$1,700	$0.84	2d	1	0.86mi
12400 Eric Field Pl Oklahoma City, OK	3.0	3.0	2233	$1,725	$0.77	14d	1	0.89mi
12425 Acadia Ct Oklahoma City, OK	3.0	2.0	1746	$1,700	$0.97	23d	1	0.90mi
6804 Elk Canyon Rd Oklahoma City, OK	3.0	2.0	1725	$1,400	$0.81	4d	1	1.26mi
7136 NW 115th St Unit 7138 Oklahoma City, OK	3.0	2.0	1489	$1,325	$0.89	23d	1	1.27mi
6913 Fawn Canyon Dr Oklahoma City, OK	3.0	2.0	1572	$1,699	$1.08	21d	1	1.27mi
9605 Hefner Village Blvd Oklahoma City, OK	3.0	2.5	1474	$1,600	$1.09	3d	1	1.28mi
7137 NW 116th St Unit 7137 Oklahoma City, OK	3.0	2.0	1465	$1,350	$0.92	23d	1	1.28mi
7028 Elk Canyon Rd Oklahoma City, OK	3.0	2.0	1404	$1,495	$1.06	17d	1	1.40mi

Listing history 4 events

1. 2026-05-05
   status Pending
2. 2026-05-01
   listed $249,777 Active
3. 1992-09-24
   soldstatus $80,000
4. 1982-12-01
   soldstatus $90,500

ⓘ 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: $1,833 · $153/mo
• Projected year-2 tax: $2,248 · $187/mo
• Expected delta: +$415/yr (+$35/mo · 22.6%)

ⓘ 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 · 20 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,417
• − Mortgage interest: −$13,991
• − Property taxes: −$1,833
• − Insurance: −$1,249
• − Repairs & maintenance: −$1,953
• − Management: −$1,953
• − Depreciation: −$7,266
• Taxable loss: −$3,830
• Est. tax savings @ 24.0%: +$919
• After-tax cash flow: $1,408/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): 28,728
• Household income: $88,031
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 913.0

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 0.59)
• Race & ethnicity: White 62% Black 14% Two or more races 11% Hispanic / Latino 8% Asian 6% Native American 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 4% Italian 2% Serbian 1%
• Foreign-born: 8% · Vietnam, Canada, China
• Languages at home: 90% English-only · Spanish 4% Vietnamese 2% 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: ▼ -172.35%
• Current HPI: 205.6639
• Rent YoY: ▲ 5.59%
• 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

+176.0% since first listed

4 events — show timeline

• 2026-05-05 Pending — MLSOK
• 2026-05-01 Listed $249,777 MLSOK
• 1992-09-24 Sold (Public Records) $80,000 Public Records
• 1982-12-01 Sold (Public Records) $90,500 Public Records

Property tax history

+2.0%/yr

Latest (2016): $1,833 · +1.4% YoY. Source: county tax records.