4056 NW 36th St · Oklahoma City, OK 73112

$79,900

2 bd · 1.0 ba · 980 sqft · Condo public records · 126 Days on market

Built 1973 $200/mo HOA · 19% of rent

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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 +22.3/30.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

SOLD DURING PROCESSING; SELLER IS A LICENSED REAL ESTATE BROKERAGE SELLING OWN PROPERTY MANOR 3 UNIT 1, WILLOW SPRINGS MANOR

Key facts

• Tile flooring
• $200 HOA
• 2 garage spots

Tags

• TILE FLOORING
• RECENTLY REPLACED HVAC
• PARTIALLY CONVERTED GARAGE

Property features AI

Finance

• Other: Homestead exemption claimed
• Financial info: Property is assumable; Buyer may qualify for loan; Sold as-is
• HOA & community: Mandatory association dues; Association fee $2,400; HOA covers garbage, insurance, exterior maintenance, and partial utilities

Exterior

• Parking: Concrete parking; 2-car garage
• Security: Security system; Smoke alarm
• Utilities: Utilities details not provided
• Home design: Residential condominium; Flat entry level (condo); Faces south; Existing property
• Construction: Concrete, frame, and masonry veneer construction; Other roof type; Double-pane windows; Slab foundation; Handicap accessible
• Exterior features: Covered patio; Open deck; Corner lot

Interior

• Kitchen: Built-in electric range and oven
• Bedrooms: 2 bedrooms
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating
• Interior features: Accessible bedroom and central living area and kitchen; Security system and smoke alarm; Tile flooring; No fireplace; Two living areas; One dining area
• Laundry & utility: Washer/dryer info not provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $80k.

Deal economics

• At list price, monthly cash flow is $131 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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: Windsor Hills Es (math 11% / reading 9%, grade F, #695 of 845 statewide, top 84%, 688 students, 0% FRL); Putnam City West Hs (math 10% / reading 20%, grade F, #323 of 447 statewide, top 74%, 1,803 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 (+4.8%/yr); 192 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $552 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 4.8% rent growth), your $22k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 27y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $80k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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.
10. 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.
11. 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: 1.31% ✓
• Cap rate: 8.26%
• Cash-on-cash: 7.03%
• DSCR: 1.31
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.8% rent growth · sell at horizon

5-year hold

• IRR: -3.0%
• Equity multiple: 0.89×
• Total profit: $-2,561
• Equity at exit: $11,913

10-year hold

• IRR: 9.1%
• Equity multiple: 1.77×
• Total profit: $17,175
• Equity at exit: $6,908

Cash invested: $22,372 (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 73112

• Rents YoY: 4.8%
• Active inventory: 192
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,049 high
• Mortgage (P&I): −$419
• Tax from tax record: −$45 /mo · $540/yr
• Insurance: −$33
• HOA: −$200
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $131

Break-even live

Break-even rent $883

Max offer price $79,900

Occupancy floor 82%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3615 N Tulsa Ave Oklahoma City, OK	1.0	1.0	700	$775	$1.11	43d	1	0.12mi
3929 NW 32nd St Oklahoma City, OK	3.0	1.0	1050	$1,300	$1.24	43d	1	0.28mi
3912 NW 32nd St Oklahoma City, OK	2.0	1.0	894	$1,099	$1.23	43d	1	0.32mi
4396 NW 36th St Oklahoma City, OK	1.0–3.0	1.0–2.0	848	$1,044	$1.23	1d	9	0.46mi
4200 N Meridian Ave Oklahoma City, OK	1.0–2.0	1.0–2.0	801	$1,289	$1.61	4d	29	0.58mi
3175 N Portland Ave Oklahoma City, OK	2.0	2.0	918	$960	$1.05	23d	1	0.61mi
3175 N Portland Ave Oklahoma City, OK	1.0	1.0	700	$834	$1.19	14d	1	0.61mi
3175 N Portland Ave Oklahoma City, OK	2.0	1.0	865	$899	$1.04	43d	1	0.61mi
3175 N Portland Ave Oklahoma City, OK	1.0–2.0	1.0–2.0	809	$960	$1.19	15d	3	0.61mi
4020 N Meridian Ave Oklahoma City, OK	2.0	1.0	700	$849	$1.21	23d	1	0.61mi
3624 NW 42nd St Oklahoma City, OK	1.0–2.0	1.0–2.0	1050	$899	$0.86	2d	1	0.64mi
4529 NW 33rd St Oklahoma City, OK	3.0	1.0	950	$1,280	$1.35	2d	1	0.68mi
3827 N Harvard Ave Oklahoma City, OK	2.0	1.5	988	$1,100	$1.11	21d	1	0.68mi
3790 N Nicklas Ave Unit 3790 Oklahoma City, OK	1.0	1.0	720	$650	$0.90	23d	1	0.72mi
3742 N Nicklas Ave Unit 3742 Oklahoma City, OK	1.0	1.0	720	$650	$0.90	4d	1	0.72mi
3792 N Nicklas Ave Oklahoma City, OK	1.0	1.0	720	$650	$0.90	23d	1	0.72mi
3033 N Grand Blvd Oklahoma City, OK	1.0	1.0	672	$675	$1.00	1d	1	0.77mi
3829 NW 26th St Oklahoma City, OK	2.0	1.0	895	$1,125	$1.26	2d	1	0.84mi
2626 N Meridian Ave Oklahoma City, OK	1.0–2.0	1.0–2.0	1040	$845	$0.81	3d	1	0.98mi
3905 NW 23rd St Oklahoma City, OK	2.0	1.5	1044	$1,100	$1.05	16d	1	1.00mi
3221 NW 39th Ter Oklahoma City, OK	3.0	1.0	1073	$1,350	$1.26	16d	1	1.04mi
4204 NW 51st St Unit 2 Oklahoma City, OK	2.0	2.0	1005	$1,495	$1.49	23d	1	1.06mi
3801 NW 51st St Oklahoma City, OK	2.0	1.0	818	$1,100	$1.34	23d	1	1.09mi
3733 NW 22nd St Apt 210 Oklahoma City, OK	2.0	1.0	850	$950	$1.12	43d	1	1.11mi
3141 NW 32nd St Oklahoma City, OK	2.0	1.0	1010	$1,025	$1.01	21d	1	1.13mi
3541 NW 50th St Oklahoma City, OK	2.0	1.0	980	$949	$0.97	43d	1	1.15mi
3116 NW 32nd St Oklahoma City, OK	2.0	1.0	720	$950	$1.32	3d	1	1.19mi
3112 Cashion Pl Oklahoma City, OK	3.0	1.0	968	$1,150	$1.19	10d	1	1.23mi
2325 N Meridian Ave Oklahoma City, OK	2.0	1.0	800	$850	$1.06	11d	1	1.24mi
2325 N Meridian Ave Oklahoma City, OK	2.0	1.0	800	$850	$1.06	23d	1	1.24mi
3228 NW 27th St Oklahoma City, OK	2.0	1.0	1088	$1,195	$1.10	11d	1	1.25mi
4301 N Wall St Warr Acres, OK	3.0	1.0	747	$1,775	$2.38	19d	1	1.27mi
2317 N Meridian Ave Unit 35 Oklahoma City, OK	2.0	1.0	800	$850	$1.06	16d	1	1.27mi
4600 N Hamilton Dr Oklahoma City, OK	2.0	1.0	708	$1,050	$1.48	43d	1	1.32mi
5418 N Meridian Ave Oklahoma City, OK	2.0	1.0–2.0	690	$940	$1.36	2d	14	1.33mi
3800 NW 19th St Oklahoma City, OK	3.0	1.0	1073	$1,250	$1.16	23d	1	1.35mi
3044 NW 28th St Oklahoma City, OK	3.0	1.0	1030	$1,150	$1.12	2d	1	1.36mi
3045 Pioneer St Oklahoma City, OK	2.0	1.0	857	$1,050	$1.23	16d	1	1.38mi
4746 NW 23rd St Oklahoma City, OK	2.0	1.0	975	$815	$0.84	2d	1	1.38mi
4746 NW 23rd St Oklahoma City, OK	2.0	1.0	975	$725	$0.74	23d	1	1.38mi

HOA detail condo

• Monthly dues: $200 · $2,400/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $79,900 Active 126 DOM
2. 2026-06-17
   days on market $79,900 Active 125 DOM
3. 2026-06-16
   days on market $79,900 Active 124 DOM
4. 2026-06-15
   days on market $79,900 Active 123 DOM
5. 2026-06-13
   days on market $79,900 Active 121 DOM
6. 2026-06-13
   days on market $79,900 Active 120 DOM
7. 2026-06-09
   days on market $79,900 Active 117 DOM
8. 2026-06-08
   days on market $79,900 Active 116 DOM
9. 2026-06-07
   days on market $79,900 Active 115 DOM
10. 2026-06-03
    days on market $79,900 Active 111 DOM
11. 2026-06-02
    days on market $79,900 Active 110 DOM
12. 2026-06-01
    days on market $79,900 Active 109 DOM
13. 2026-05-31
    days on market $79,900 Active 108 DOM
14. 2026-04-16
    price $79,900
15. 2026-04-09
    status Active
16. 2026-03-25
    status Pending
17. 2026-03-14
    status Active
18. 2026-02-24
    status Pending
19. 2026-02-18
    status Active
20. 2026-02-17
    price $84,900
21. 2026-01-08
    listed $89,900 Active
22. 1999-05-03
    soldstatus $39,900 126-char remark

    Show marketing remark (126 chars)

    SOLD DURING PROCESSING; SELLER IS A LICENSED REAL ESTATE BROKERAGE SELLING OWN PROPERTY MANOR 3 UNIT 1, WILLOW SPRINGS MANOR

23. 1999-03-15
    listed $39,900 126-char remark

    Show marketing remark (126 chars)

    SOLD DURING PROCESSING; SELLER IS A LICENSED REAL ESTATE BROKERAGE SELLING OWN PROPERTY MANOR 3 UNIT 1, WILLOW SPRINGS MANOR

24. 1984-03-01
    soldstatus $54,000

ⓘ 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: $540 · $45/mo
• Projected year-2 tax: $719 · $60/mo
• Expected delta: +$179/yr (+$15/mo · 33.2%)

ⓘ 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 5/10 Major 6 d/yr ≥107°F today · 16 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: $12,583
• − Mortgage interest: −$4,476
• − Property taxes: −$540
• − Insurance: −$400
• − Repairs & maintenance: −$1,007
• − Management: −$1,007
• − HOA: −$2,400
• − Depreciation: −$2,324
• Taxable income: $430
• Est. tax owed @ 24.0%: −$103
• After-tax cash flow: $1,470/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): 30,372
• Household income: $58,419
• Rent vs Own: 48.3% rent · 51.7% own
• Severe rent burden: 1555.0

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 0.65)
• Race & ethnicity: White 55% Hispanic / Latino 18% Black 13% Two or more races 12% Asian 4% Native American 3%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 12% · Canada, Vietnam, China
• Languages at home: 82% English-only · Spanish 12% Other Indo-European 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: ▼ -283.17%
• Current HPI: 253.682
• Rent YoY: ▲ 4.80%
• 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

+48.0% since first listed

11 events — show timeline

• 2026-04-16 Price Changed $79,900 MLSOK
• 2026-04-09 Relisted — MLSOK
• 2026-03-25 Pending — MLSOK
• 2026-03-14 Relisted — MLSOK
• 2026-02-24 Pending — MLSOK
• 2026-02-18 Relisted — MLSOK
• 2026-02-17 Price Changed $84,900 MLSOK
• 2026-01-08 Listed $89,900 MLSOK
• 1999-05-03 Sold (MLS) $39,900 MLSOK
• 1999-03-15 Listed $39,900 MLSOK
• 1984-03-01 Sold (Public Records) $54,000 Public Records

Property tax history

+6.5%/yr

Latest (2025): $540 · +4.5% YoY. Source: county tax records.