1410 NE 11th St · Oklahoma City, OK 73117

$139,900

3 bd · 2.0 ba · 1,323 sqft · SingleFamily public records · 93 Days on market

Built 1923 7,100 sqft lot $106/sqft · 14% below area Est $162k · 14% under ↓ 6% since listing

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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 +24.1/30.0
• ARV discount +13.6/15.0
• DSCR +7.8/10.0
• Appreciation +6.2/10.0
• 1% rule +5.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks MLS

Area is close to OU/Health Sciences Center. Light filled newly renovated home, New paint on exterior steel siding. Freshly painted Interior. Flooring redone with wearable laminate. Large kitchen, separate dining room. Large fenced back yard. Primary bedroom has a 1/2 bath.

Key facts

• Flooring redone
• Separate dining room
• Large kitchen

Tags

• NEWLY RENOVATED HOME
• FRESHLY PAINTED INTERIOR
• FLOORING REDONE
• LARGE KITCHEN
• SEPARATE DINING ROOM
• LARGE FENCED BACK YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $278 ($3k/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 $140k (0.0% below list).
• Recommended offer: $127k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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: schools F, 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.
• Market conditions: 75 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $1,399/mo this rent would consume 72% 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 $4k of equity ($967 loan paydown + $3k 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 $39k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.
• 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 $127,309 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.00% ✗
• Cap rate: 8.68%
• Cash-on-cash: 8.51%
• DSCR: 1.38
• GRM: 8.3

CMA / ARV

• ARV (median comp): $161,796
• List price: $139,900
• Delta: -13.53%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1529 NE Euclid St	0.22mi	3/2.0	1,359 (+3%)	3mo	$225,000	$166	83
1607 NE 11th St	0.25mi	3/2.0	1,307 (-1%)	5mo	$205,000	$157	82
1421 NE 8th St	0.26mi	3/2.0	1,365 (+3%)	2mo	$189,000	$138	81
1420 NE 15th St	0.34mi	3/1.5	1,375 (+4%)	11mo	$220,000	$160	67
1621 NE Euclid St	0.29mi	3/2.0	1,428 (+8%)	8mo	$221,500	$155	66
1701 NE 7th St	0.44mi	3/2.0	1,385 (+5%)	9mo	$220,000	$159	64
1620 NE 12th St	0.31mi	2/2.0 (-1)	1,170 (-12%)	2mo	$200,000	$171	60
1600 NE 20th St	0.68mi	3/2.0	1,386 (+5%)	4mo	$232,000	$167	57
1220 NE 19th St	0.64mi	3/2.0	1,390 (+5%)	8mo	$230,000	$165	56
1225 NE 14th St	0.34mi	3/1.0	1,476 (+12%)	10mo	$200,000	$136	52
1108 NE 16th St	0.50mi	3/1.0	1,503 (+14%)	0mo	$202,000	$134	50
2024 NE 12th St	0.67mi	4/1.5 (+1)	1,205 (-9%)	3mo	$70,000	$58	45

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: 14.0%
• Equity multiple: 1.77×
• Total profit: $30,204
• Equity at exit: $58,358

10-year hold

• IRR: 16.2%
• Equity multiple: 3.25×
• Total profit: $88,111
• Equity at exit: $86,550

Cash invested: $39,172 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,399 high
• Mortgage (P&I): −$734
• Tax from tax record: −$35 /mo · $426/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $278

Break-even live

Break-even rent $1,047

Max offer price $139,900

Occupancy floor 75%

Sensitivity live

Price	-10% $357	-5% $317	+0% $278	+5% $238	+10% $199
Rent	-10% $167	-5% $222	+0% $278	+5% $333	+10% $388
Rate	-1.0pp $348	-0.5pp $313	base $278	+0.5pp $241	+1.0pp $205

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1148 N Lottie Ave Oklahoma City, OK	2.0	1.0	1040	$1,150	$1.11	4d	1	0.13mi
1445 NE 10th St Oklahoma City, OK	2.0	1.0	1011	$1,195	$1.18	18d	1	0.15mi
1428 NE 10th St Oklahoma City, OK	3.0	2.0	1487	$1,600	$1.08	44d	1	0.15mi
1444 NE 13th St Unit 1446 Oklahoma City, OK	2.0	2.0	1167	$1,199	$1.03	18d	1	0.20mi
1633 NE 11th St Oklahoma City, OK	3.0	2.0	1284	$1,945	$1.51	2d	1	0.29mi
1436 NE 8th St Oklahoma City, OK	2.0	1.0	1048	$1,095	$1.04	44d	1	0.30mi
1615 NE 9th St Oklahoma City, OK	3.0	2.0	1724	$2,700	$1.57	2d	1	0.31mi
1450 NE 16th Ter Oklahoma City, OK	3.0	1.0	1096	$1,295	$1.18	44d	1	0.37mi
1700 NE 8th St Oklahoma City, OK	4.0	2.5	1860	$1,925	$1.03	5d	1	0.45mi
1700 NE 8th St Unit NA Oklahoma City, OK	4.0	2.5	1860	$1,925	$1.03	2d	1	0.45mi
1706 NE 8th St Oklahoma City, OK	3.0	2.0	1389	$1,345	$0.97	4d	1	0.46mi
1220 NE 17th St Oklahoma City, OK	2.0	1.0	1100	$1,195	$1.09	44d	1	0.50mi
1200 NE 17th St Unit B Oklahoma City, OK	2.0	1.0	1002	$2,100	$2.10	44d	1	0.52mi
1801 N Jordan Ave Oklahoma City, OK	2.0	1.0	1080	$1,000	$0.93	15d	1	0.52mi
1609 NE 18th St Oklahoma City, OK	2.0	1.0	899	$900	$1.00	5d	1	0.59mi
939 East Dr Oklahoma City, OK	2.0	1.0	1039	$1,100	$1.06	24d	1	0.64mi
1727 NE 19th St Oklahoma City, OK	3.0	1.0	892	$995	$1.12	44d	1	0.70mi
2105 NE 12th St Oklahoma City, OK	3.0	2.0	1180	$1,650	$1.40	22d	1	0.72mi
737 NE 14th St Oklahoma City, OK	2.0	2.0	1216	$1,299	$1.07	44d	1	0.74mi
735 NE 14th St Oklahoma City, OK	2.0	1.0	1216	$1,299	$1.07	5d	1	0.74mi
2135 N Lottie Ave Oklahoma City, OK	3.0	2.0	1602	$1,600	$1.00	44d	1	0.76mi
2128 N Stonewall Ave Unit 1 Oklahoma City, OK	2.0	1.0	960	$800	$0.83	4d	1	0.80mi
2148 N Stonewall Ave Oklahoma City, OK	2.0	1.0	1055	$875	$0.83	5d	1	0.84mi
1704 Cairo Ave Oklahoma City, OK	4.0	2.0	1519	$1,295	$0.85	24d	1	0.86mi
2225 Glen Ellyn St Oklahoma City, OK	2.0	1.0	1095	$925	$0.84	44d	1	0.89mi
2312 N Everest Ave Oklahoma City, OK	3.0	1.0	1100	$1,299	$1.18	44d	1	0.89mi
912 NE 21st St Oklahoma City, OK	2.0	1.0	1521	$1,350	$0.89	22d	1	0.92mi
1426 NE 24th St Oklahoma City, OK	4.0	1.0	1280	$1,200	$0.94	3d	1	0.96mi
1217 Carverdale Dr Oklahoma City, OK	2.0	2.0	1323	$1,300	$0.98	44d	1	0.97mi
2143 NE 19th St Oklahoma City, OK	2.0	1.0	1265	$945	$0.75	44d	1	0.99mi
2265 NE 16th Ter Oklahoma City, OK	4.0	2.0	1356	$1,400	$1.03	44d	1	1.02mi
2107 Hardin Dr Oklahoma City, OK	3.0	1.0	999	$875	$0.88	44d	1	1.03mi
1321 Bellevidere Dr Oklahoma City, OK	3.0	2.0	1000	$1,200	$1.20	24d	1	1.03mi
2200 Hardin Dr Oklahoma City, OK	3.0	1.0	1091	$1,025	$0.94	44d	1	1.07mi
1812 NE 24th St Oklahoma City, OK	3.0	1.0	1071	$1,175	$1.10	3d	1	1.08mi
2300 Granada Blvd Oklahoma City, OK	3.0	1.0	999	$1,000	$1.00	12d	1	1.12mi
1712 NE 25th St Oklahoma City, OK	4.0	1.0	1100	$1,550	$1.41	44d	1	1.12mi
2112 NE 23rd St Oklahoma City, OK	3.0	1.0	1117	$1,070	$0.96	18d	1	1.17mi
1709 N Page Ave Oklahoma City, OK	2.0	1.0	967	$895	$0.93	24d	1	1.18mi
1904 NE 25th St Oklahoma City, OK	2.0	1.0	939	$950	$1.01	5d	1	1.18mi

Listing history 16 events

1. 2026-06-21
   days on market $139,900 Active 93 DOM
2. 2026-06-18
   days on market $139,900 Active 90 DOM
3. 2026-06-17
   days on market $139,900 Active 89 DOM
4. 2026-06-16
   days on market $139,900 Active 88 DOM
5. 2026-06-15
   days on market $139,900 Active 87 DOM
6. 2026-06-13
   days on market $139,900 Active 85 DOM
7. 2026-06-09
   days on market $139,900 Active 81 DOM
8. 2026-06-08
   days on market $139,900 Active 80 DOM
9. 2026-06-07
   days on market $139,900 Active 79 DOM
10. 2026-06-05
    days on market $139,900 Active 76 DOM
11. 2026-06-03
    days on market $139,900 Active 75 DOM
12. 2026-06-02
    days on market $139,900 Active 74 DOM
13. 2026-06-01
    days on market $139,900 Active 73 DOM
14. 2026-05-31
    days on market $139,900 Active 72 DOM
15. 2026-04-21
    price $139,900 273-char remark

    Show marketing remark (273 chars)

    Area is close to OU/Health Sciences Center. Light filled newly renovated home, New paint on exterior steel siding. Freshly painted Interior. Flooring redone with wearable laminate. Large kitchen, separate dining room. Large fenced back yard. Primary bedroom has a 1/2 bath.

16. 2026-03-20
    listed $149,000 Active 273-char remark

    Show marketing remark (273 chars)

    Area is close to OU/Health Sciences Center. Light filled newly renovated home, New paint on exterior steel siding. Freshly painted Interior. Flooring redone with wearable laminate. Large kitchen, separate dining room. Large fenced back yard. Primary bedroom has a 1/2 bath.

ⓘ 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: $426 · $35/mo
• Projected year-2 tax: $1,259 · $105/mo
• Expected delta: +$833/yr (+$69/mo · 195.7%)

ⓘ 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 6/10 Major 7 d/yr ≥107°F today · 19 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: $16,788
• − Mortgage interest: −$7,837
• − Property taxes: −$426
• − Insurance: −$700
• − Repairs & maintenance: −$1,343
• − Management: −$1,343
• − Depreciation: −$4,070
• Taxable income: $1,070
• Est. tax owed @ 24.0%: −$257
• After-tax cash flow: $3,076/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

-6.1% since first listed

2 events — show timeline

• 2026-04-21 Price Changed $139,900 MLSOK
• 2026-03-20 Listed $149,000 MLSOK

Property tax history

+5.8%/yr

Latest (2025): $426 · +4.2% YoY. Source: county tax records.