8509 Curtis Ter · Oklahoma City, OK 73132

$165,000

3 bd · 2.0 ba · 1,823 sqft · SingleFamily public records · 1 Days on market

Built 2000 8,773 sqft lot Est $304k · 46% under $5/mo HOA

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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 +21.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +5.6/10.0
• 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

Listing remarks MLS

BUILDER WILL PAY UP TO 2.5% TOWARD EXTRAS/CLOSING COSTS. WILL PAY $300 FOR "LENDER FEES" ON FHA/VA. ANY OVERAGE DEDUCTED FROM 2.5%

Key facts

• 8,773 sq ft lot
• 2 garage spots
• Built 2000

Property features AI

Finance

• Other: Located in Westgate At Wilshire Hills; Not homesteaded
• Financial info: Loan financing available; Not assumable
• HOA & community: Mandatory association with $60 fee; Association fee includes greenbelt

Exterior

• Parking: 2-car garage
• Home design: Single family residence; One story; Existing property
• Construction: Brick construction; Composition roof; Slab foundation
• Exterior features: Corner lot; Exterior storage

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: One living area; Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $242 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Cap rate 8.1% 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: Northridge Es (math 29% / reading 26%, grade F, #308 of 845 statewide, top 37%, 712 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); 190 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 5,365 units permitted in Oklahoma County in 2024 (569 in 5+ unit buildings).
• This rent runs 35% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.
• Current owner paid $110k; list at $165k implies a 50% gain — meaningful room to come down on a strong offer.

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 $165,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
6. 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.
7. 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: 1.06% ✓
• Cap rate: 8.05%
• Cash-on-cash: 6.29%
• DSCR: 1.28
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $304,441
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8716 NW 80th St	0.39mi	3/2.0	1,821 (-0%)	2mo	$242,500	$133	80
8604 NW 82nd St	0.33mi	4/2.0 (+1)	1,870 (+3%)	1mo	$263,150	$141	74
8020 Kaden Rd	0.56mi	3/2.0	1,808 (-1%)	0mo	$268,000	$148	72
7912 Lillas Way	0.46mi	2/2.0 (-1)	1,838 (+1%)	1mo	$307,500	$167	72
8708 Kate Xing	0.32mi	4/2.0 (+1)	1,950 (+7%)	0mo	$400,595	$205	68
9305 Scarlet Blvd	0.56mi	3/2.0	1,763 (-3%)	1mo	$299,900	$170	68
7617 Three Woods Ln	0.70mi	3/2.0	1,730 (-5%)	1mo	$310,900	$180	58
8821 NW 74th St	0.73mi	3/2.0	1,912 (+5%)	2mo	$305,000	$160	57
9220 NW 92nd St	0.60mi	3/2.0	1,649 (-10%)	1mo	$300,000	$182	56
9201 NW 92nd Ter	0.65mi	3/2.0	1,665 (-9%)	1mo	$290,000	$174	55
9416 NW 91st Cir	0.71mi	3/2.0	1,669 (-8%)	1mo	$270,000	$162	52
7520 Meadow Lake Dr	0.66mi	3/2.0	1,573 (-14%)	1mo	$248,000	$158	46

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: -8.3%
• Equity multiple: 0.70×
• Total profit: $-13,828
• Equity at exit: $24,602

10-year hold

• IRR: -0.7%
• Equity multiple: 0.95×
• Total profit: $-2,212
• Equity at exit: $14,266

Cash invested: $46,200 (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: 190
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,746 high
• Mortgage (P&I): −$865
• Tax from tax record: −$198 /mo · $2,374/yr
• Insurance: −$69
• HOA: −$5
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $242

Break-even live

Break-even rent $1,439

Max offer price $165,000

Occupancy floor 81%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8901 NW 85th Pl Oklahoma City, OK	3.0	2.0	1764	$1,695	$0.96	23d	1	0.14mi
8812 NW 85th Pl Oklahoma City, OK	3.0	2.0	2054	$1,750	$0.85	2d	1	0.17mi
8817 NW 82nd St Oklahoma City, OK	4.0	2.0	1464	$1,595	$1.09	20d	1	0.20mi
8725 Pikes Peak Rd Yukon, OK	4.0	2.0	2327	$2,495	$1.07	14d	1	0.31mi
8725 Pikes Peak Rd Yukon, OK	4.0	2.0	2327	$2,495	$1.07	11d	1	0.31mi
9104 Scarlet Blvd Yukon, OK	3.0	2.0	1873	$1,995	$1.07	3d	1	0.44mi
9200 Stacy Lynn Ln Yukon, OK	4.0	2.0	2395	$2,645	$1.10	1d	1	0.49mi
8940 Tilman Dr Oklahoma City, OK	3.0	2.0	1250	$1,500	$1.20	4d	1	0.50mi
7700 Westhall Pl Oklahoma City, OK	3.0	2.5	1478	$1,610	$1.09	23d	1	0.55mi
7700 Westhall Pl Unit 7700 WP Oklahoma City, OK	3.0	2.5	1478	$1,745	$1.18	4d	1	0.55mi
8800 NW 92nd St Oklahoma City, OK	3.0	2.0	1538	$1,725	$1.12	23d	1	0.56mi
9016 NW 75th St Yukon, OK	3.0	2.0	1512	$1,849	$1.22	4d	1	0.61mi
8337 Aspen Pl Oklahoma City, OK	4.0	2.5	2013	$1,900	$0.94	3d	1	0.64mi
8904 N Davis Ave Oklahoma City, OK	3.0	2.0	1479	$1,550	$1.05	3d	1	0.66mi
8900 N Shannon Ave Unit 1 Oklahoma City, OK	3.0	2.0	1839	$1,750	$0.95	23d	1	0.69mi
8900 N Shannon Ave Oklahoma City, OK	3.0	2.0	1839	$1,795	$0.98	2d	1	0.69mi
8912 N Markwell Ave Oklahoma City, OK	3.0	2.0	1416	$1,450	$1.02	20d	1	0.72mi
9428 NW 91st St Yukon, OK	3.0	2.0	1721	$1,945	$1.13	23d	1	0.75mi
8137 NW 82nd St Oklahoma City, OK	4.0	2.0	2189	$1,760	$0.80	17d	1	0.76mi
9100 Yassir Blvd Yukon, OK	4.0	2.0	1724	$1,850	$1.07	4d	1	0.80mi
8113 NW 83rd St Oklahoma City, OK	4.0	2.0	1986	$1,925	$0.97	23d	1	0.80mi
8508 NW 75th St Oklahoma City, OK	3.0	2.0	1520	$1,845	$1.21	3d	1	0.84mi
9317 NW 71st St Yukon, OK	3.0	2.0	1488	$1,900	$1.28	1d	1	0.87mi
8205 NW 90th Ter Oklahoma City, OK	3.0	2.0	1780	$1,500	$0.84	2d	1	0.92mi
8021 NW 80th St Oklahoma City, OK	3.0	2.0	1300	$1,320	$1.02	4d	1	0.92mi
9329 NW 70th St Yukon, OK	4.0	2.0	1718	$1,783	$1.04	23d	1	0.93mi
8404 NW 74th St Oklahoma City, OK	3.0	2.0	1958	$1,795	$0.92	2d	1	0.96mi
7917 NW 84th St Oklahoma City, OK	3.0	2.0	1384	$1,495	$1.08	3d	1	1.08mi
8113 Cinnamon Teal Dr Oklahoma City, OK	3.0	2.0	1436	$1,550	$1.08	23d	1	1.21mi
9777 N Council Rd Oklahoma City, OK	3.0	2.0	1421	$1,539	$1.08	16d	1	1.25mi

HOA detail

• Monthly dues: $5 · $60/yr

Listing history 2 events

1. 2026-06-19
   remarks 680-char remark
2. 2026-06-19
   listed $165,000 Active 1 DOM

ⓘ 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: $2,374 · $198/mo
• Projected year-2 tax: $2,374 · $198/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 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,949
• − Mortgage interest: −$9,243
• − Property taxes: −$2,374
• − Insurance: −$825
• − Repairs & maintenance: −$1,676
• − Management: −$1,676
• − HOA: −$60
• − Depreciation: −$4,800
• Taxable income: $295
• Est. tax owed @ 24.0%: −$71
• After-tax cash flow: $2,836/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

+50.1% since first listed

3 events — show timeline

• 2026-06-18 Listed $165,000 MLSOK
• 2000-10-11 Sold (MLS) $109,950 MLSOK
• 2000-06-29 Listed $109,950 MLSOK

Property tax history

+2.6%/yr

Latest (2025): $2,374 · +3.9% YoY. Source: county tax records.