8113 NW 113th St · Oklahoma City, OK 73162

$160,000

3 bd · 2.0 ba · 1,685 sqft · SingleFamily public records · 4 Days on market

Built 1984 9,100 sqft lot Est $226k · 29% under

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Why this score? — see what drove the B- 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 +25.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +6.2/10.0
• Livability +4.0/5.0
• Rent growth +3.9/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

BEAUTIFUL CERAMIC TILE IN ENTRY AND MASTER BATH. GLASS SHOWER DOOR IN MASTER BATH PLUS HIS AND HER WALK-IN CLOSETS. SPACIOUS CATHEDRAL CEILING IN LIVING ROOM WITH FIREPLACE/BOOKSHELF. LOTS OF STORAGE SPACE. NEW EXTERIOR PAINT! HURRY! IT WON`T LAST LONG...

Key facts

• Spacious living area
• Walk-in closet
• Roomy kitchen

Tags

• SPACIOUS LIVING AREA
• VAULTED CEILINGS
• ROOMY KITCHEN
• WALK-IN CLOSET
• EN SUITE BATH
• OVERSIZED GARAGE

Property features AI

Finance

• Financial info: Listing offered as-is; Accepted listing terms include Cash Only and Conventional financing; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Utilities: Electricity available; Natural gas available; High-speed internet available; Public utilities
• Home design: Single family residence; One-level property; Residential, existing construction
• Construction: Masonry veneer exterior; Composition roof; Slab foundation
• Exterior features: Wood fence; Interior lot

Interior

• Kitchen: Electric range (free-standing); Electric oven; Dishwasher; Disposal; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: Ceiling fan(s); Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $355 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 9.0% 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: Will Rogers Es (math 12% / reading 22%, grade F, #540 of 845 statewide, top 68%, 365 students, 0% FRL); Putnam City North Hs (math 18% / reading 29%, grade F, #218 of 447 statewide, top 49%, 1,579 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 (+5.6%/yr); 166 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); solid renter incomes; 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 $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.
• At projected returns (-3.0% appreciation + 5.6% rent growth), your $45k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 25y 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 $95k; list at $160k implies a 68% 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 $160,000

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. 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.
5. 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.
6. 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: 1.12% ✓
• Cap rate: 8.95%
• Cash-on-cash: 9.50%
• DSCR: 1.42
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $225,790
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8113 NW 113th St	0.00mi	3/2.0	1,685 (0%)	1mo	$140,000	$83	99
11304 N Eagle Ln	0.28mi	3/2.0	1,652 (-2%)	1mo	$228,000	$138	83
11441 Walters Ave	0.36mi	3/2.0	1,611 (-4%)	2mo	$195,000	$121	74
10704 Cruces Dr	0.54mi	3/2.0	1,664 (-1%)	3mo	$235,000	$141	70
11608 Century Dr	0.21mi	3/2.0	1,886 (+12%)	1mo	$227,500	$121	70
11413 Roxboro Ave	0.56mi	3/2.0	1,640 (-3%)	4mo	$225,000	$137	66
11516 Walters Ave	0.42mi	3/2.0	1,525 (-10%)	1mo	$215,000	$141	64
8344 NW 109th Ter	0.45mi	3/2.0	1,798 (+7%)	5mo	$237,000	$132	64
11421 Wallace Ave	0.46mi	3/2.0	1,824 (+8%)	2mo	$231,900	$127	63
11407 Wallace Ave	0.45mi	3/2.0	1,517 (-10%)	5mo	$225,000	$148	58
12108 Sylvester Dr	0.53mi	4/2.0 (+1)	1,858 (+10%)	2mo	$249,000	$134	52
8324 NW 118th St	0.42mi	4/2.0 (+1)	1,921 (+14%)	5mo	$246,000	$128	48

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 · 5.59% rent growth · sell at horizon

5-year hold

• IRR: 0.8%
• Equity multiple: 1.03×
• Total profit: $1,474
• Equity at exit: $23,857

10-year hold

• IRR: 12.9%
• Equity multiple: 2.14×
• Total profit: $51,198
• Equity at exit: $13,834

Cash invested: $44,800 (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 73162

• Rents YoY: 5.6%
• Active inventory: 166
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,799 high
• Mortgage (P&I): −$839
• Tax from tax record: −$161 /mo · $1,934/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $355

Break-even live

Break-even rent $1,351

Max offer price $160,000

Occupancy floor 75%

Sensitivity live

Price	-10% $445	-5% $400	+0% $355	+5% $309	+10% $264
Rent	-10% $212	-5% $284	+0% $355	+5% $426	+10% $497
Rate	-1.0pp $435	-0.5pp $395	base $355	+0.5pp $313	+1.0pp $271

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8301 NW 112th St Oklahoma City, OK	3.0	2.0	1720	$1,625	$0.94	24d	1	0.15mi
11629 Kings Cir Oklahoma City, OK	4.0	2.0	2082	$1,950	$0.94	3d	1	0.19mi
8024 NW 110th Dr Oklahoma City, OK	3.0	2.0	1445	$1,695	$1.17	24d	1	0.41mi
8016 NW 110th Dr Oklahoma City, OK	3.0	2.0	1445	$1,695	$1.17	12d	1	0.42mi
8000 NW 110th Dr Oklahoma City, OK	3.0	2.0	1445	$1,745	$1.21	15d	1	0.43mi
8609 NW 113th Ct Oklahoma City, OK	3.0	2.0	1800	$2,000	$1.11	24d	1	0.45mi
10723 Lawson Place Rd Oklahoma City, OK	3.0	2.0	1200	$1,495	$1.25	24d	1	0.50mi
12216 Sylvester Dr Oklahoma City, OK	3.0	2.0	2052	$1,845	$0.90	24d	1	0.54mi
8012 NW 105th St Oklahoma City, OK	3.0	2.0	1200	$1,495	$1.25	12d	1	0.66mi
10526 Utica Dr Oklahoma City, OK	3.0	2.0	1200	$1,545	$1.29	24d	1	0.67mi
8816 NW 114th St Oklahoma City, OK	3.0	2.0	2013	$2,200	$1.09	4d	1	0.67mi
10522 Harvest Moon Ave Oklahoma City, OK	3.0	2.5	1500	$1,395	$0.93	24d	1	0.69mi
7501 NW 115th St Oklahoma City, OK	3.0	2.0	1387	$1,560	$1.12	2d	1	0.70mi
8002 NW 105th Ter Unit A Oklahoma City, OK	3.0	2.0	1200	$1,495	$1.25	15d	1	0.71mi
8027 NW 104th St Oklahoma City, OK	2.0	2.0	1570	$1,395	$0.89	3d	1	0.77mi
8824 NW 109th Ln Oklahoma City, OK	3.0	2.5	1520	$1,745	$1.15	24d	1	0.77mi
24 Redstone Blvd Oklahoma City, OK	2.0	1.0–2.0	857	$1,950	$2.27	2d	11	0.78mi
11606 Mackenzie Way Yukon, OK	3.0	2.0	1215	$2,850	$2.35	24d	1	0.82mi
11608 Mackenzie Way Yukon, OK	3.0	2.5	1259	$1,545	$1.23	15d	1	0.82mi
11608 Mackenzie Way Yukon, OK	3.0	2.5	1259	$1,495	$1.19	11d	1	0.82mi
11505 Mackenzie Way Yukon, OK	3.0	2.0	1200	$1,495	$1.25	20d	1	0.85mi
8922 NW 109th Ter Oklahoma City, OK	3.0	2.5	1412	$1,600	$1.13	24d	1	0.85mi
12008 Brinley Reign Dr Yukon, OK	3.0	2.0	1382	$1,850	$1.34	24d	1	0.90mi
9113 NW 121st St Yukon, OK	4.0	2.0	1650	$1,986	$1.20	24d	1	1.08mi
7136 NW 115th St Unit 7138 Oklahoma City, OK	3.0	2.0	1489	$1,325	$0.89	24d	1	1.10mi
7137 NW 116th St Unit 7137 Oklahoma City, OK	3.0	2.0	1465	$1,350	$0.92	24d	1	1.11mi
7420 NW 126th St Oklahoma City, OK	3.0	2.0	1580	$1,600	$1.01	24d	1	1.12mi
9777 N Council Rd Oklahoma City, OK	2.0	2.0	1086	$1,319	$1.21	24d	1	1.13mi
9777 N Council Rd Oklahoma City, OK	2.0	2.0	1086	$1,329	$1.22	20d	1	1.13mi
9777 N Council Rd Oklahoma City, OK	3.0	2.0	1178	$1,499	$1.27	20d	1	1.13mi
9777 N Council Rd Oklahoma City, OK	3.0	2.0	1178	$1,499	$1.27	21d	1	1.13mi
9777 N Council Rd Oklahoma City, OK	3.0	2.0	1421	$1,539	$1.08	16d	1	1.13mi
9017 NW 127th St Oklahoma City, OK	3.0	2.0	1200	$1,695	$1.41	24d	1	1.21mi
12829 High Plains Ave Oklahoma City, OK	3.0	2.5	2006	$2,195	$1.09	3d	1	1.22mi
9109 NW 127th St Oklahoma City, OK	3.0	2.0	1400	$1,845	$1.32	21d	1	1.25mi
9109 NW 127th St Oklahoma City, OK	3.0	2.0	1400	$1,845	$1.32	24d	1	1.25mi
12721 Cortona Ter Yukon, OK	4.0	2.0	1650	$2,095	$1.27	24d	1	1.28mi
11620 Krew Way Yukon, OK	4.0	2.0	1459	$1,725	$1.18	2d	1	1.32mi
11625 Krew Way Yukon, OK	4.0	2.0	1459	$1,595	$1.09	4d	1	1.35mi
11628 Annette Dr Yukon, OK	3.0	2.0	1248	$1,555	$1.25	24d	1	1.37mi

Listing history 7 events

1. 2026-05-01
   status Pending
2. 2026-04-27
   listed $160,000 Active
3. 2001-06-22
   soldstatus $95,000
4. 2001-06-14
   soldstatus $94,900 260-char remark

   Show marketing remark (260 chars)

   BEAUTIFUL CERAMIC TILE IN ENTRY AND MASTER BATH. GLASS SHOWER DOOR IN MASTER BATH PLUS HIS AND HER WALK-IN CLOSETS. SPACIOUS CATHEDRAL CEILING IN LIVING ROOM WITH FIREPLACE/BOOKSHELF. LOTS OF STORAGE SPACE. NEW EXTERIOR PAINT! HURRY! IT WON`T LAST LONG...

5. 2001-04-01
   listed $94,900 260-char remark

   Show marketing remark (260 chars)

   BEAUTIFUL CERAMIC TILE IN ENTRY AND MASTER BATH. GLASS SHOWER DOOR IN MASTER BATH PLUS HIS AND HER WALK-IN CLOSETS. SPACIOUS CATHEDRAL CEILING IN LIVING ROOM WITH FIREPLACE/BOOKSHELF. LOTS OF STORAGE SPACE. NEW EXTERIOR PAINT! HURRY! IT WON`T LAST LONG...

6. 1998-04-30
   soldstatus $84,000
7. 1995-01-04
   soldstatus $67,113

ⓘ 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: $1,934 · $161/mo
• Projected year-2 tax: $1,934 · $161/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 ≥107°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: $21,593
• − Mortgage interest: −$8,962
• − Property taxes: −$1,934
• − Insurance: −$800
• − Repairs & maintenance: −$1,727
• − Management: −$1,727
• − Depreciation: −$4,655
• Taxable income: $1,787
• Est. tax owed @ 24.0%: −$429
• After-tax cash flow: $3,827/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): 28,728
• Household income: $88,031
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 913.0

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 0.59)
• Race & ethnicity: White 62% Black 14% Two or more races 11% Hispanic / Latino 8% Asian 6% Native American 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 4% Italian 2% Serbian 1%
• Foreign-born: 8% · Vietnam, Canada, China
• Languages at home: 90% English-only · Spanish 4% Vietnamese 2% 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: ▼ -172.35%
• Current HPI: 205.6639
• Rent YoY: ▲ 5.59%
• 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

+138.4% since first listed

7 events — show timeline

• 2026-05-01 Pending — MLSOK
• 2026-04-27 Listed $160,000 MLSOK
• 2001-06-22 Sold (Public Records) $95,000 Public Records
• 2001-06-14 Sold (MLS) $94,900 MLSOK
• 2001-04-01 Listed $94,900 MLSOK
• 1998-04-30 Sold (Public Records) $84,000 Public Records
• 1995-01-04 Sold (Public Records) $67,113 Public Records

Property tax history

+2.7%/yr

Latest (2025): $1,934 · +3.9% YoY. Source: county tax records.