1413 NE 15th St · Oklahoma City, OK 73117

$65,000

3 bd · 1.0 ba · 1,020 sqft · SingleFamily public records · 2 Days on market

Built 1930 6,251 sqft lot Est $113k · 43% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.2/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks

Investor Special in a High-Growth Location! Located just minutes from OU Medical and downtown Oklahoma City, this property offers a prime opportunity for investors looking to capitalize on the area's continued revitalization. Surrounded by renovated homes and ongoing redevelopment, the potential here is hard to ignore. The home will require a full rehabilitation, making it an ideal project for experienced investors, flippers, or builders seeking their next value-add opportunity. With strong activity throughout the neighborhood and convenient access to major employment centers, hospitals, dining, and entertainment, this is your chance to invest in a rapidly improving area with significant up

Key facts

• Renovated homes
• Full rehabilitation
• Convenient access

Tags

• RENOVATED HOMES
• FULL REHABILITATION
• CONVENIENT ACCESS

Property features AI

Finance

• Other: Homestead not indicated; Located in Culbertson E Highland addition; Directions: From N Lottie Ave, turn onto NE 15th St. The property will be at your left.; Occupied
• Financial info: Loan qualification allowed; Not assumable; Annual tax amount listed
• HOA & community: No mandatory association dues

Exterior

• Utilities: Living area per assessor: 1,020
• Home design: Single family residence; One level property; Existing property
• Construction: Frame construction; Composition roof; Slab foundation; Built (existing)
• Exterior features: Outbuildings; Interior lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Other heating; Window unit cooling
• Interior features: One living area; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $605 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Cap rate 17.5% 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.
• 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.
• Zoned schools: Thelma R. Parks Es (math 2% / reading 2%, grade F, #802 of 845 statewide, top 100%, 472 students, 0% FRL); Douglass Hs (math 2% / reading 2%, grade F, #445 of 447 statewide, top 100%, 556 students, 0% FRL) — zoned schools average 0% FRL vs 82% district-wide (82 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 75 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 5,365 units permitted in Oklahoma County in 2024 (569 in 5+ unit buildings).
• At $1,273/mo this rent would consume 65% of the median local household income ($23k/yr) (locally 681% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $2k of equity ($449 loan paydown + $2k appreciation (2.4% local appreciation)).
• Oklahoma County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.4% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $28k; list at $65k implies a 136% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,000

Questions for the listing agent

1. Built in 1930 — 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. 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: 1.96% ✓
• Cap rate: 17.46%
• Cash-on-cash: 39.87%
• DSCR: 2.77
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $113,220
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1450 NE 16th Ter	0.07mi	3/1.0	1,096 (+8%)	4mo	$135,000	$123	81
1400 NE 16th St	0.04mi	2/1.0 (-1)	978 (-4%)	10mo	$75,000	$77	78
2131 N Jordan Ave	0.43mi	2/1.0 (-1)	1,031 (+1%)	2mo	$88,000	$85	72
1542 NE 20th St	0.34mi	2/1.0 (-1)	981 (-4%)	2mo	$135,000	$138	71
2221 N Lottie Ave	0.49mi	2/1.0 (-1)	1,024 (+0%)	2mo	$45,000	$44	69
1521 NE 11th St	0.38mi	2/1.0 (-1)	972 (-5%)	4mo	$65,000	$67	66
1449 NE 14th St	0.13mi	2/1.0 (-1)	884 (-13%)	2mo	$100,000	$113	65
1720 Wickliff St	0.39mi	2/1.5 (-1)	902 (-12%)	0mo	$100,000	$111	55
2204 N Jordan Ave	0.49mi	2/1.0 (-1)	1,121 (+10%)	3mo	$57,500	$51	53
1620 NE 12th St	0.36mi	2/2.0 (-1)	1,170 (+15%)	2mo	$200,000	$171	48
1600 E Madison St	0.63mi	3/1.0	1,134 (+11%)	5mo	$95,000	$84	48
2139 N Stonewall Ave	0.52mi	2/1.0 (-1)	1,134 (+11%)	7mo	$205,000	$181	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 44.5%
• Equity multiple: 3.44×
• Total profit: $44,344
• Equity at exit: $27,114

10-year hold

• IRR: 44.9%
• Equity multiple: 6.85×
• Total profit: $106,415
• Equity at exit: $40,213

Cash invested: $18,200 (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 73117

• Home prices YoY: 1.3%
• Active inventory: 75
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,273 high
• Mortgage (P&I): −$341
• Tax from tax record: −$33 /mo · $395/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $605

Break-even live

Break-even rent $507

Max offer price $65,000

Occupancy floor 48%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1450 NE 16th Ter Oklahoma City, OK	3.0	1.0	1096	$1,295	$1.18	43d	1	0.07mi
1444 NE 13th St Unit 1446 Oklahoma City, OK	2.0	2.0	1167	$1,199	$1.03	17d	1	0.18mi
1220 NE 17th St Oklahoma City, OK	2.0	1.0	1100	$1,195	$1.09	43d	1	0.22mi
1801 N Jordan Ave Oklahoma City, OK	2.0	1.0	1080	$1,000	$0.93	14d	1	0.26mi
1200 NE 17th St Unit B Oklahoma City, OK	2.0	1.0	1002	$2,100	$2.10	43d	1	0.27mi
1609 NE 18th St Oklahoma City, OK	2.0	1.0	899	$900	$1.00	4d	1	0.31mi
1148 N Lottie Ave Oklahoma City, OK	2.0	1.0	1040	$1,150	$1.11	3d	1	0.37mi
1727 NE 19th St Oklahoma City, OK	3.0	1.0	892	$995	$1.12	43d	1	0.43mi
1633 NE 11th St Oklahoma City, OK	3.0	2.0	1284	$1,945	$1.51	1d	1	0.44mi
1722 NE 20th St Oklahoma City, OK	2.0	1.0	800	$1,070	$1.34	43d	1	0.44mi
939 East Dr Oklahoma City, OK	2.0	1.0	1039	$1,100	$1.06	23d	1	0.47mi
1445 NE 10th St Oklahoma City, OK	2.0	1.0	1011	$1,195	$1.18	17d	1	0.48mi
1428 NE 10th St Oklahoma City, OK	3.0	2.0	1487	$1,600	$1.08	43d	1	0.49mi
2128 N Stonewall Ave Unit 1 Oklahoma City, OK	2.0	1.0	960	$800	$0.83	3d	1	0.50mi
1401 NE 22nd St Oklahoma City, OK	2.0	1.0	728	$1,100	$1.51	23d	1	0.51mi
2148 N Stonewall Ave Oklahoma City, OK	2.0	1.0	1055	$875	$0.83	4d	1	0.54mi
2312 N Everest Ave Oklahoma City, OK	3.0	1.0	1100	$1,299	$1.18	43d	1	0.56mi
1801 E Park Pl Oklahoma City, OK	2.0	1.0	734	$695	$0.95	43d	1	0.56mi
2225 Glen Ellyn St Oklahoma City, OK	2.0	1.0	1095	$925	$0.84	43d	1	0.57mi
1426 NE 24th St Oklahoma City, OK	4.0	1.0	1280	$1,200	$0.94	2d	1	0.61mi
1439 NE 24th St Oklahoma City, OK	3.0	1.0	874	$1,025	$1.17	16d	1	0.63mi
1436 NE 8th St Oklahoma City, OK	2.0	1.0	1048	$1,095	$1.04	43d	1	0.64mi
735 NE 14th St Oklahoma City, OK	2.0	1.0	1216	$1,299	$1.07	4d	1	0.69mi
737 NE 14th St Oklahoma City, OK	2.0	2.0	1216	$1,299	$1.07	43d	1	0.69mi
1706 NE 8th St Oklahoma City, OK	3.0	2.0	1389	$1,345	$0.97	3d	1	0.73mi
2105 NE 12th St Oklahoma City, OK	3.0	2.0	1180	$1,650	$1.40	21d	1	0.74mi
1812 NE 24th St Oklahoma City, OK	3.0	1.0	1071	$1,175	$1.10	2d	1	0.77mi
2132 NE 19th St Oklahoma City, OK	2.0	1.0	850	$950	$1.12	43d	1	0.78mi
1712 NE 25th St Oklahoma City, OK	4.0	1.0	1100	$1,550	$1.41	43d	1	0.80mi
2107 Hardin Dr Oklahoma City, OK	3.0	1.0	999	$875	$0.88	43d	1	0.82mi
2143 NE 19th St Oklahoma City, OK	2.0	1.0	1265	$945	$0.75	43d	1	0.82mi
1438 NE 27th St Oklahoma City, OK	3.0	1.0	736	$1,000	$1.36	43d	1	0.86mi
2709 N Fonshill Ave Oklahoma City, OK	2.0	1.0	949	$1,100	$1.16	23d	1	0.86mi
1904 NE 25th St Oklahoma City, OK	2.0	1.0	939	$950	$1.01	4d	1	0.88mi
2200 Hardin Dr Oklahoma City, OK	3.0	1.0	1091	$1,025	$0.94	43d	1	0.88mi
2300 Granada Blvd Oklahoma City, OK	3.0	1.0	999	$1,000	$1.00	11d	1	0.88mi
1921 NE 25th St Unit 3 Oklahoma City, OK	2.0	1.0	900	$875	$0.97	19d	1	0.92mi
2112 NE 23rd St Oklahoma City, OK	3.0	1.0	1117	$1,070	$0.96	17d	1	0.93mi
1931 NE 25th St Unit 10 Oklahoma City, OK	2.0	1.0	900	$875	$0.97	23d	1	0.93mi
2908 N Fonshill Ave Oklahoma City, OK	3.0	2.0	1325	$1,225	$0.92	43d	1	0.93mi

Listing history 3 events

1. 2026-06-18
   days on market $65,000 Active 2 DOM
2. 2026-06-16
   remarks 699-char remark
3. 2026-06-16
   listed $65,000 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: $395 · $33/mo
• Projected year-2 tax: $585 · $49/mo
• Expected delta: +$190/yr (+$16/mo · 48.0%)

ⓘ 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 5/10 Major 7 d/yr ≥107°F today · 18 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: $15,274
• − Mortgage interest: −$3,641
• − Property taxes: −$395
• − Insurance: −$325
• − Repairs & maintenance: −$1,222
• − Management: −$1,222
• − Depreciation: −$1,891
• Taxable income: $6,578
• Est. tax owed @ 24.0%: −$1,579
• After-tax cash flow: $5,677/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): 6,225
• Household income: $23,413
• Rent vs Own: 62.2% rent · 37.8% own
• Severe rent burden: 681.0

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 0.56)
• Race & ethnicity: Black 63% White 16% Two or more races 13% Hispanic / Latino 12% Asian 2%
• Hispanic origin (detail): Mexican 10%
• Foreign-born: 10% · Canada, Guatemala, China
• Languages at home: 87% English-only · Spanish 8% Other Indo-European 1% 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: ▲ 2.42%
• Current HPI: 192.3185
• Rent YoY: —
• 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

+136.4% since first listed

2 events — show timeline

• 2026-06-16 Listed $65,000 MLSOK
• 1992-09-10 Sold (Public Records) $27,500 Public Records

Property tax history

+5.7%/yr

Latest (2025): $395 · +4.2% YoY. Source: county tax records.