8805 NW 83rd St · Oklahoma City, OK 73132

$183,000

3 bd · 2.0 ba · 1,526 sqft · SingleFamily public records · 26 Days on market

Built 1981 6,795 sqft lot Est $259k · 29% 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).

• Cash flow +15.0/30.0
• ARV discount +15.0/15.0
• DSCR +4.6/10.0
• Livability +4.0/5.0
• 1% rule +3.9/10.0
• 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

Location! Location! Location! Look at this price! Blink and it will be gone. This true 4 bedroom 2 bath home is in Putnam City School District, close to shopping and eateries, one mile to NW Expressway, one mile to Kilpatrick Turnpike, three miles to Lake Hefner, three miles to Lake Overholser, and more! Recent upgrades include a newer hot water heater, new wood-style flooring in kitchen, utility room, and guest bath, new flooring in master bath, new carpet in living room, recent exterior paint, and new front shutters. Your spacious master suite offers two closets! House has amazing storage, stainless appliances, a 12x12 patio, 6x6 barbecue paver patio, custom 2-inch faux wood blinds, a full privacy fence, and a 2-car garage as well! Your new home is completely move in ready and is priced to move quickly.

Key facts

• 6,795 sq ft lot
• 2 garage spots
• Built 1981

Property features AI

Finance

• Other: Property listed as active; previously pending and now back on market; Living area recorded as 1,526 (assessor)
• Financial info: Loan qualification: buyer may qualify; Assumable loan: No
• HOA & community: No mandatory association dues

Exterior

• Parking: Concrete parking; 2-car garage
• Security: No security details provided
• Utilities: No specific utility provider details provided
• Home design: Single family residence; One-level property; Existing property
• Construction: Brick and frame construction; Composition roof; Slab foundation; Built previously (existing)
• Exterior features: Porch; Interior lot

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: 4 bedrooms
• Flooring: No flooring details provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating or cooling details provided
• Interior features: Ceiling fan(s); Wood-burning fireplace
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $183k.

Deal economics

• At list price, monthly cash flow is $57 ($685/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 $162k (11.2% below list).
• Recommended offer: $162k (11.2% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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); 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; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 5,365 units permitted in Oklahoma County in 2024 (569 in 5+ unit buildings).
• This rent runs 32% 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

• It's been on market 26 days — a 2% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 24y 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 $130k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $162,495 (11.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
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: 0.89% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.34%
• DSCR: 1.06
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $259,420
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8736 NW 84th St	0.05mi	3/2.0	1,537 (+1%)	0mo	$236,000	$154	96
8805 NW 83rd St	0.00mi	4/2.0 (+1)	1,526 (0%)	0mo	$183,000	$120	95
8701 NW 86th Pl	0.25mi	3/2.0	1,475 (-3%)	2mo	$174,900	$119	81
8729 Raven Ave	0.39mi	3/2.0	1,615 (+6%)	3mo	$230,000	$142	70
9208 NW 91st St	0.71mi	3/2.0	1,530 (+0%)	0mo	$277,500	$181	66
7608 Windstone Dr	0.66mi	3/2.0	1,543 (+1%)	2mo	$287,087	$186	66
8512 NW 75th St	0.66mi	3/2.0	1,556 (+2%)	2mo	$277,399	$178	64
7520 Meadow Lake Dr	0.67mi	3/2.0	1,573 (+3%)	1mo	$248,000	$158	63
8929 N Eagle Ln	0.49mi	3/1.5	1,703 (+12%)	3mo	$210,000	$123	54
7500 Meadow Lake Dr	0.71mi	3/2.0	1,380 (-10%)	1mo	$235,000	$170	50
7713 Three Woods Ln	0.72mi	3/2.0	1,695 (+11%)	2mo	$299,900	$177	46
9300 NW 87th St	0.67mi	3/2.0	1,300 (-15%)	2mo	$281,990	$217	42

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: -15.8%
• Equity multiple: 0.45×
• Total profit: $-28,388
• Equity at exit: $27,286

10-year hold

• IRR: -10.1%
• Equity multiple: 0.42×
• Total profit: $-29,473
• Equity at exit: $15,822

Cash invested: $51,240 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,625 high
• Mortgage (P&I): −$960
• Tax from tax record: −$191 /mo · $2,289/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $57

Break-even live

Break-even rent $1,553

Max offer price $183,000

Occupancy floor 91%

Sensitivity live

Price	-10% $161	-5% $109	+0% $57	+5% $5	+10% $-47
Rent	-10% $-71	-5% $-7	+0% $57	+5% $121	+10% $185
Rate	-1.0pp $149	-0.5pp $104	base $57	+0.5pp $10	+1.0pp $-39

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: $45,750
• Closing costs: $5,490
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8817 NW 82nd St Oklahoma City, OK	4.0	2.0	1464	$1,595	$1.09	21d	1	0.05mi
8812 NW 85th Pl Oklahoma City, OK	3.0	2.0	2054	$1,750	$0.85	4d	1	0.13mi
8901 NW 85th Pl Oklahoma City, OK	3.0	2.0	1764	$1,695	$0.96	25d	1	0.17mi
7700 Westhall Pl Oklahoma City, OK	3.0	2.5	1478	$1,610	$1.09	25d	1	0.44mi
7700 Westhall Pl Unit 7700 WP Oklahoma City, OK	3.0	2.5	1478	$1,745	$1.18	6d	1	0.44mi
8337 Aspen Pl Oklahoma City, OK	4.0	2.5	2013	$1,900	$0.94	5d	1	0.47mi
8940 Tilman Dr Oklahoma City, OK	3.0	2.0	1250	$1,500	$1.20	6d	1	0.48mi
9016 NW 75th St Yukon, OK	3.0	2.0	1512	$1,849	$1.22	5d	1	0.55mi
8904 N Davis Ave Oklahoma City, OK	3.0	2.0	1479	$1,550	$1.05	5d	1	0.55mi
9104 Scarlet Blvd Yukon, OK	3.0	2.0	1873	$1,995	$1.07	4d	1	0.58mi
8137 NW 82nd St Oklahoma City, OK	4.0	2.0	2189	$1,760	$0.80	19d	1	0.58mi
8900 N Shannon Ave Unit 1 Oklahoma City, OK	3.0	2.0	1839	$1,750	$0.95	25d	1	0.58mi
8900 N Shannon Ave Oklahoma City, OK	3.0	2.0	1839	$1,795	$0.98	4d	1	0.58mi
8912 N Markwell Ave Oklahoma City, OK	3.0	2.0	1416	$1,450	$1.02	21d	1	0.60mi
8800 NW 92nd St Oklahoma City, OK	3.0	2.0	1538	$1,725	$1.12	25d	1	0.62mi
8113 NW 83rd St Oklahoma City, OK	4.0	2.0	1986	$1,925	$0.97	25d	1	0.64mi
8508 NW 75th St Oklahoma City, OK	3.0	2.0	1520	$1,845	$1.21	4d	1	0.68mi
8021 NW 80th St Oklahoma City, OK	3.0	2.0	1300	$1,320	$1.02	6d	1	0.74mi
8404 NW 74th St Oklahoma City, OK	3.0	2.0	1958	$1,795	$0.92	4d	1	0.79mi
8205 NW 90th Ter Oklahoma City, OK	3.0	2.0	1780	$1,500	$0.84	4d	1	0.82mi
9317 NW 71st St Yukon, OK	3.0	2.0	1488	$1,900	$1.28	3d	1	0.89mi
7917 NW 84th St Oklahoma City, OK	3.0	2.0	1384	$1,495	$1.08	4d	1	0.92mi
9428 NW 91st St Yukon, OK	3.0	2.0	1721	$1,945	$1.13	25d	1	0.93mi
9211 N Council Rd Oklahoma City, OK	2.0	2.0	1078	$1,159	$1.08	25d	1	0.94mi
9329 NW 70th St Yukon, OK	4.0	2.0	1718	$1,783	$1.04	25d	1	0.95mi
9100 Yassir Blvd Yukon, OK	4.0	2.0	1724	$1,850	$1.07	5d	1	0.99mi
8113 Cinnamon Teal Dr Oklahoma City, OK	3.0	2.0	1436	$1,550	$1.08	25d	1	1.03mi
9777 N Council Rd Oklahoma City, OK	2.0	2.0	1086	$1,329	$1.22	22d	1	1.20mi
9777 N Council Rd Oklahoma City, OK	2.0	2.0	1086	$1,319	$1.21	25d	1	1.20mi
9777 N Council Rd Oklahoma City, OK	3.0	2.0	1178	$1,499	$1.27	21d	1	1.20mi
9777 N Council Rd Oklahoma City, OK	3.0	2.0	1178	$1,499	$1.27	23d	1	1.20mi
9777 N Council Rd Oklahoma City, OK	3.0	2.0	1421	$1,539	$1.08	18d	1	1.20mi

Listing history 14 events

1. 2026-05-21
   status Pending
2. 2026-05-08
   status Active
3. 2026-05-02
   status Pending
4. 2026-05-01
   price $183,000
5. 2026-04-17
   listed $190,000 Active
6. 2018-12-27
   soldstatus $130,000
7. 2018-12-21
   soldstatus $129,900 Sold 822-char remark

   Show marketing remark (822 chars)

   Location! Location! Location! Look at this price! Blink and it will be gone. This true 4 bedroom 2 bath home is in Putnam City School District, close to shopping and eateries, one mile to NW Expressway, one mile to Kilpatrick Turnpike, three miles to Lake Hefner, three miles to Lake Overholser, and more! Recent upgrades include a newer hot water heater, new wood-style flooring in kitchen, utility room, and guest bath, new flooring in master bath, new carpet in living room, recent exterior paint, and new front shutters. Your spacious master suite offers two closets! House has amazing storage, stainless appliances, a 12x12 patio, 6x6 barbecue paver patio, custom 2-inch faux wood blinds, a full privacy fence, and a 2-car garage as well! Your new home is completely move in ready and is priced to move quickly.

8. 2018-11-30
   status Pending 822-char remark

   Show marketing remark (822 chars)

   Location! Location! Location! Look at this price! Blink and it will be gone. This true 4 bedroom 2 bath home is in Putnam City School District, close to shopping and eateries, one mile to NW Expressway, one mile to Kilpatrick Turnpike, three miles to Lake Hefner, three miles to Lake Overholser, and more! Recent upgrades include a newer hot water heater, new wood-style flooring in kitchen, utility room, and guest bath, new flooring in master bath, new carpet in living room, recent exterior paint, and new front shutters. Your spacious master suite offers two closets! House has amazing storage, stainless appliances, a 12x12 patio, 6x6 barbecue paver patio, custom 2-inch faux wood blinds, a full privacy fence, and a 2-car garage as well! Your new home is completely move in ready and is priced to move quickly.

9. 2018-11-24
   listed $129,900 Active 822-char remark

   Show marketing remark (822 chars)

   Location! Location! Location! Look at this price! Blink and it will be gone. This true 4 bedroom 2 bath home is in Putnam City School District, close to shopping and eateries, one mile to NW Expressway, one mile to Kilpatrick Turnpike, three miles to Lake Hefner, three miles to Lake Overholser, and more! Recent upgrades include a newer hot water heater, new wood-style flooring in kitchen, utility room, and guest bath, new flooring in master bath, new carpet in living room, recent exterior paint, and new front shutters. Your spacious master suite offers two closets! House has amazing storage, stainless appliances, a 12x12 patio, 6x6 barbecue paver patio, custom 2-inch faux wood blinds, a full privacy fence, and a 2-car garage as well! Your new home is completely move in ready and is priced to move quickly.

10. 2005-10-24
    soldstatus $108,000
11. 2002-08-21
    soldstatus $90,000
12. 2002-08-16
    soldstatus $90,000 128-char remark

    Show marketing remark (128 chars)

    Wonderful, one-owner home with excellent maintenance history & Lots of space. Well-kept & move-in ready. Will sell fast!

13. 2002-06-12
    listed $92,900 128-char remark

    Show marketing remark (128 chars)

    Wonderful, one-owner home with excellent maintenance history & Lots of space. Well-kept & move-in ready. Will sell fast!

14. 1982-05-01
    soldstatus $72,000

ⓘ 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: $2,289 · $191/mo
• Projected year-2 tax: $2,289 · $191/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 · 20 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: $19,499
• − Mortgage interest: −$10,251
• − Property taxes: −$2,289
• − Insurance: −$915
• − Repairs & maintenance: −$1,560
• − Management: −$1,560
• − Depreciation: −$5,324
• Taxable loss: −$2,399
• Est. tax savings @ 24.0%: +$576
• After-tax cash flow: $1,260/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

+154.2% since first listed

14 events — show timeline

• 2026-05-21 Pending — MLSOK
• 2026-05-08 Relisted — MLSOK
• 2026-05-02 Pending — MLSOK
• 2026-05-01 Price Changed $183,000 MLSOK
• 2026-04-17 Listed $190,000 MLSOK
• 2018-12-27 Sold (Public Records) $130,000 Public Records
• 2018-12-21 Sold (MLS) $129,900 MLSOK
• 2018-11-30 Pending — MLSOK
• 2018-11-24 Listed $129,900 MLSOK
• 2005-10-24 Sold (Public Records) $108,000 Public Records
• 2002-08-21 Sold (Public Records) $90,000 Public Records
• 2002-08-16 Sold (MLS) $90,000 MLSOK
• 2002-06-12 Listed $92,900 MLSOK
• 1982-05-01 Sold (Public Records) $72,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $2,289 · +5.7% YoY. Source: county tax records.