6813 N Lancer Ln · Oklahoma City, OK 73132

$324,000

2 bd · 4.0 ba · 3,716 sqft · MultiFamily public records · 113 Days on market

Built 1971 9,043 sqft lot Est $331k · at est.

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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 +16.7/30.0
• ARV discount +8.4/15.0
• DSCR +5.2/10.0
• 1% rule +4.2/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Great investment opportunity! This beautiful duplex in Oklahoma City would be a great addition to anyone's portfolio or a great remodel project. 6813 will need some tidying up; 6815 is in need of a full remodel. Its just off NW Expressway and close to all the amenities NW OKC has to offer. Please schedule your showing one day in advance. Buyer to verify schools. Property to be sold in as-is condition. Come check out this gem today!

Key facts

• New toilets
• Updated duplex
• Tile flooring

Tags

• UPDATED DUPLEX
• INCOME PRODUCING DUPLEX
• TILE FLOORING
• FRESH INTERIOR PAINT
• NEW TOILETS
• MODERN PLUMBING FIXTURES

Property features AI

Finance

• Other: Leased/occupied at time of listing; Located in Knight Lake addition
• Financial info: Listing terms include Cash and VA; FHA or VA possible; Rent range for efficiencies roughly $1,600–$1,700 (listed ranges); Property sold as leased / occupied (income property); Multi-unit: 2 units
• HOA & community: No mandatory association dues

Exterior

• Parking: 4 parking spaces
• Utilities: No flood insurance required (per listing data)
• Home design: Residential income property; Duplex; Existing property
• Construction: Brick and frame construction; Composition roof; Slab foundation
• Exterior features: Interior lot

Interior

• Kitchen: Dishwasher; Disposal; Refrigerator
• Bedrooms: 6 bedrooms
• Bathrooms: 4 full bathrooms; 1 half bathroom
• Interior features: Spray foam insulation; Two fireplaces (wood-burning)

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.2-bath units multifamily listed at $324k.

Deal economics

• At list price, monthly cash flow is $202 ($2k/yr) — positive. Per door: $101/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $299k (7.8% below list).
• Recommended offer: $295k (9.0% 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: 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: Tulakes Es (math 7% / reading 7%, grade F, #762 of 845 statewide, top 90%, 621 students, 0% FRL); Cooper Ms (math 12% / reading 18%, grade F, #220 of 345 statewide, top 65%, 621 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; 5,365 units permitted in Oklahoma County in 2024 (569 in 5+ unit buildings).
• At $2,986/mo this rent would consume 59% of the median local household income ($60k/yr) (locally 1610% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 113 days — a 9% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $46k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $250k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $294,840 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.92% ✗
• Cap rate: 7.04%
• Cash-on-cash: 2.67%
• DSCR: 1.12
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $330,724
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6326 NW 82nd St	0.66mi	3/3.0 (+1)	3,556 (-4%)	12mo	$315,000	$89	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 · 1.53% rent growth · sell at horizon

5-year hold

• IRR: -13.7%
• Equity multiple: 0.52×
• Total profit: $-43,999
• Equity at exit: $48,309

10-year hold

• IRR: -7.3%
• Equity multiple: 0.57×
• Total profit: $-39,115
• Equity at exit: $28,014

Cash invested: $90,720 (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: 18.1×

Monthly cashflow live

• Estimated rent: $2,986 high
• Mortgage (P&I): −$1,699
• Tax from tax record: −$323 /mo · $3,875/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$627
• Net cashflow: $202

Break-even live

Break-even rent $2,730

Max offer price $324,000

Occupancy floor 88%

Sensitivity live

Price	-10% $385	-5% $294	+0% $202	+5% $110	+10% $19
Rent	-10% $-34	-5% $84	+0% $202	+5% $320	+10% $438
Rate	-1.0pp $365	-0.5pp $284	base $202	+0.5pp $118	+1.0pp $33

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2.2	$2,986
Total (2 units)			$2,986

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: $81,000
• Closing costs: $9,720
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $324,000 Active 113 DOM
2. 2026-06-18
   days on market $324,000 Active 110 DOM
3. 2026-06-17
   days on market $324,000 Active 109 DOM
4. 2026-06-16
   days on market $324,000 Active 108 DOM
5. 2026-06-15
   days on market $324,000 Active 107 DOM
6. 2026-06-13
   days on market $324,000 Active 105 DOM
7. 2026-06-13
   days on market $324,000 Active 104 DOM
8. 2026-06-09
   days on market $324,000 Active 101 DOM
9. 2026-06-08
   pricedays on market $324,000 Active 100 DOM
10. 2026-06-07
    days on market $344,000 Active 99 DOM
11. 2026-06-03
    days on market $344,000 Active 95 DOM
12. 2026-06-02
    days on market $344,000 Active 94 DOM
13. 2026-06-01
    days on market $344,000 Active 93 DOM
14. 2026-05-31
    days on market $344,000 Active 92 DOM
15. 2026-04-22
    price $344,000
16. 2026-04-08
    price $352,000
17. 2026-03-24
    price $360,000
18. 2026-02-20
    listed $370,000 Active
19. 2025-08-09
    historical $1,600
20. 2025-07-25
    listed $1,600
21. 2023-11-30
    soldstatus $250,000 Closed 437-char remark

    Show marketing remark (437 chars)

    Great investment opportunity! This beautiful duplex in Oklahoma City would be a great addition to anyone's portfolio or a great remodel project. 6813 will need some tidying up; 6815 is in need of a full remodel. Its just off NW Expressway and close to all the amenities NW OKC has to offer. Please schedule your showing one day in advance. Buyer to verify schools. Property to be sold in as-is condition. Come check out this gem today!

22. 2023-10-17
    status Pending 437-char remark

    Show marketing remark (437 chars)

    Great investment opportunity! This beautiful duplex in Oklahoma City would be a great addition to anyone's portfolio or a great remodel project. 6813 will need some tidying up; 6815 is in need of a full remodel. Its just off NW Expressway and close to all the amenities NW OKC has to offer. Please schedule your showing one day in advance. Buyer to verify schools. Property to be sold in as-is condition. Come check out this gem today!

23. 2023-10-10
    listed $249,000 Active 437-char remark

    Show marketing remark (437 chars)

    Great investment opportunity! This beautiful duplex in Oklahoma City would be a great addition to anyone's portfolio or a great remodel project. 6813 will need some tidying up; 6815 is in need of a full remodel. Its just off NW Expressway and close to all the amenities NW OKC has to offer. Please schedule your showing one day in advance. Buyer to verify schools. Property to be sold in as-is condition. Come check out this gem today!

24. 1991-02-06
    soldstatus $125,000

ⓘ 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: $3,875 · $323/mo
• Projected year-2 tax: $3,875 · $323/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°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: $35,832
• − Mortgage interest: −$18,149
• − Property taxes: −$3,875
• − Insurance: −$1,620
• − Repairs & maintenance: −$2,867
• − Management: −$2,867
• − Depreciation: −$9,425
• Taxable loss: −$2,971
• Est. tax savings @ 24.0%: +$713
• After-tax cash flow: $3,136/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

+175.2% since first listed

10 events — show timeline

• 2026-04-22 Price Changed $344,000 MLSOK
• 2026-04-08 Price Changed $352,000 MLSOK
• 2026-03-24 Price Changed $360,000 MLSOK
• 2026-02-20 Listed $370,000 MLSOK
• 2025-08-09 Rental Removed $1,600 MLSOK
• 2025-07-25 Listed for Rent $1,600 MLSOK
• 2023-11-30 Sold (MLS) $250,000 MLSOK
• 2023-10-17 Pending — MLSOK
• 2023-10-10 Listed $249,000 MLSOK
• 1991-02-06 Sold (Public Records) $125,000 Public Records

Property tax history

+9.6%/yr

Latest (2025): $3,875 · +4.0% YoY. Source: county tax records.