2631 Silvertree Dr · Oklahoma City, OK 73120

$169,900

3 bd · 2.0 ba · 1,552 sqft · MultiFamily public records · 50 Days on market

Built 2002 4,726 sqft lot $109/sqft · at area comps Est $170k · at est.

---

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 +22.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +5.6/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

This duplex is for sale along with 4 other Duplexes MLS#. Each can be purchased individually or as a group. 24 hour notice to show. Do not enter property without a confirmed appointment. PLEASE Respect Renters Privacy. Owner has personally managed the property and is liquidating for health reasons. All of the properties are in good condition, when something broke, seller had it fixed promptly. Great location with Toll Road, Memorial Rd, grocery store, restaurants and shopping mall near by. Listing agent need a great deal of time to make arrangements with renters for showings. In most cases the renter will be present at showing. I have instructed the renter not to have a conversation with buyers, as that is a distraction to selling agent. All questions are to be directed to Listing Agent. There is a $35.00 year HOA fee for mowing of entry way area.

Key facts

• 2 garage spots
• Built 2002
• Listed 50 days

Property features AI

Finance

• Other: Owner is an associate; No home warranty; Not occupied
• Financial info: Offered as-is; Accepts Cash, Conventional, and special funding
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Utilities: Electricity available; Natural gas available; Public utilities
• Home design: Residential half duplex; One-level home; Entry on main level
• Construction: Brick and frame construction; Composition roof; Slab foundation; Existing property
• Exterior features: Covered patio; Covered porch; Rain gutters; Interior lot

Interior

• Kitchen: Electric free-standing oven
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Interior features: Microwave; Refrigerator; Gas log fireplace; Covered patio; Covered porch; Rain gutters
• Laundry & utility: Garage door lift

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $170k.

Deal economics

• At list price, monthly cash flow is $274 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: Quail Creek Es (math 17% / reading 17%, grade F, #540 of 845 statewide, top 68%, 543 students, 0% FRL); John Marshall Hs (math 2% / reading 8%, grade F, #430 of 447 statewide, top 99%, 829 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: Rents rising (+2.0%/yr); 333 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 33% of the median local income ($65k/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 50 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y 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.

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 $164,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.06% ✓
• Cap rate: 8.22%
• Cash-on-cash: 6.90%
• DSCR: 1.31
• GRM: 7.9

CMA / ARV

• ARV (median comp): $169,753
• List price: $169,900
• Delta: 0.09%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.05% rent growth · sell at horizon

5-year hold

• IRR: -6.8%
• Equity multiple: 0.75×
• Total profit: $-11,803
• Equity at exit: $25,333

10-year hold

• IRR: 1.7%
• Equity multiple: 1.11×
• Total profit: $5,340
• Equity at exit: $14,690

Cash invested: $47,572 (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 73120

• Rents YoY: 2.0%
• Active inventory: 333
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,799 high
• Mortgage (P&I): −$891
• Tax from tax record: −$186 /mo · $2,235/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $274

Break-even live

Break-even rent $1,453

Max offer price $169,900

Occupancy floor 80%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2611 Silvertree Dr Oklahoma City, OK	3.0	2.0	1500	$1,550	$1.03	44d	1	0.09mi
2700 Indian Creek Blvd Oklahoma City, OK	1.0–3.0	1.0–2.0	1261	$1,549	$1.23	2d	5	0.17mi
2608 Crescent Ave Oklahoma City, OK	3.0	2.5	1600	$2,345	$1.47	21d	1	0.22mi
2610 Crescent Ave Oklahoma City, OK	3.0	2.5	1387	$2,125	$1.53	21d	1	0.23mi
2501 Patti Pl Oklahoma City, OK	3.0	2.0	1377	$1,600	$1.16	44d	1	0.24mi
2841 Indian Creek Blvd Oklahoma City, OK	2.0	2.0	1129	$1,100	$0.97	23d	1	0.28mi
2841 Indian Creek Blvd Oklahoma City, OK	2.0	2.0	1129	$1,100	$0.97	16d	1	0.28mi
2533 NW 129th St Oklahoma City, OK	3.0	2.0	1500	$2,200	$1.47	23d	1	0.30mi
2533 NW 129th St Oklahoma City, OK	3.0	2.5	1497	$2,200	$1.47	4d	1	0.30mi
2544 NW 130th St Oklahoma City, OK	4.0	3.0	1950	$2,499	$1.28	4d	1	0.30mi
2516 NW 131st St Oklahoma City, OK	4.0	2.5	2000	$2,950	$1.48	23d	1	0.36mi
2638 Cedar Tree Rd Oklahoma City, OK	3.0	2.5	1650	$1,945	$1.18	23d	1	0.37mi
12831 Stratford Dr Oklahoma City, OK	1.0–3.0	1.0–2.0	1122	$3,736	$3.33	1d	22	0.37mi
2540 NW 132nd Pl Oklahoma City, OK	3.0	2.5	1385	$2,400	$1.73	23d	1	0.38mi
12109 Camelot Dr Oklahoma City, OK	4.0	2.5	2033	$1,825	$0.90	23d	1	0.41mi
2523 NW 132nd Pl Oklahoma City, OK	3.0	2.5	1328	$2,450	$1.84	23d	1	0.41mi
12323 Cedar Springs Ln Oklahoma City, OK	3.0	2.5	1524	$1,500	$0.98	44d	1	0.45mi
12305 Cedar Springs Ln Oklahoma City, OK	2.0	2.5	1472	$1,250	$0.85	44d	1	0.48mi
12701 N Pennsylvania Ave Oklahoma City, OK	3.0	1.0–2.0	912	$1,595	$1.75	1d	15	0.58mi
2529 NW 116th St Oklahoma City, OK	3.0	2.0	1625	$1,650	$1.02	44d	1	0.69mi
2532 NW 116th St Oklahoma City, OK	4.0	2.0	1860	$2,805	$1.51	23d	1	0.72mi
12136 Thorn Ridge Rd Oklahoma City, OK	4.0	3.0	2188	$2,600	$1.19	44d	1	0.72mi
2221 NW 117th St Oklahoma City, OK	3.0	2.5	1627	$1,625	$1.00	2d	1	0.86mi
2126 NW 118th St Oklahoma City, OK	2.0	2.5	1360	$1,445	$1.06	23d	1	0.87mi
11417 N May Ave Unit D Oklahoma City, OK	3.0	2.0	1275	$1,345	$1.05	2d	1	0.88mi
11407 N May Ave Oklahoma City, OK	3.0	3.0	1613	$1,450	$0.90	44d	1	0.92mi
11004 N May Ave Oklahoma City, OK	1.0–2.0	1.0–2.5	1129	$1,170	$1.04	12d	1	1.09mi
14200 N May Ave Oklahoma City, OK	1.0–3.0	1.0–2.0	1031	$1,725	$1.67	2d	17	1.10mi
12321 Edison Dr Oklahoma City, OK	3.0	2.0	1491	$1,495	$1.00	44d	1	1.16mi
14300 N May Ave Oklahoma City, OK	1.0–3.0	1.0–2.0	923	$1,620	$1.75	3d	15	1.18mi
11007 Greystone Ave Oklahoma City, OK	2.0	2.0	1269	$1,500	$1.18	4d	1	1.21mi
2300 NW 145th St Oklahoma City, OK	1.0–3.0	1.0–2.0	1000	$2,225	$2.23	1d	12	1.24mi
1540 NW 126th St Oklahoma City, OK	3.0	2.0	1458	$1,600	$1.10	10d	1	1.26mi
10904 N Linn Ave Oklahoma City, OK	3.0	2.0	1452	$1,650	$1.14	44d	1	1.27mi
14320 Mezzaluna Ave Oklahoma City, OK	2.0	2.0	1267	$1,619	$1.28	14d	1	1.28mi
2600 Watermark Blvd Oklahoma City, OK	1.0–2.0	1.0–2.5	1066	$1,567	$1.47	2d	10	1.29mi
13600 N Blackwelder Ave Oklahoma City, OK	3.0	1.0–2.0	850	$1,995	$2.35	2d	27	1.32mi
1800 NW 115th St Oklahoma City, OK	1.0–3.0	1.0–2.0	1019	$2,050	$2.01	2d	8	1.32mi
14425 N Pennsylvania Ave Unit 20B Oklahoma City, OK	2.0	2.0	1134	$1,299	$1.15	23d	1	1.32mi
14201 N Kentucky Ave Oklahoma City, OK	1.0–2.0	1.0–2.0	905	$2,340	$2.59	2d	18	1.35mi

Listing history 22 events

1. 2026-06-18
   days on market $169,900 Active 50 DOM
2. 2026-06-17
   days on market $169,900 Active 49 DOM
3. 2026-06-16
   days on market $169,900 Active 48 DOM
4. 2026-06-15
   days on market $169,900 Active 47 DOM
5. 2026-06-13
   days on market $169,900 Active 45 DOM
6. 2026-06-09
   days on market $169,900 Active 41 DOM
7. 2026-06-08
   days on market $169,900 Active 40 DOM
8. 2026-06-07
   days on market $169,900 Active 39 DOM
9. 2026-06-05
   days on market $169,900 Active 36 DOM
10. 2026-06-03
    days on market $169,900 Active 35 DOM
11. 2026-06-02
    days on market $169,900 Active 34 DOM
12. 2026-06-01
    days on market $169,900 Active 33 DOM
13. 2026-05-31
    days on market $169,900 Active 32 DOM
14. 2026-04-29
    listed $169,900 Active 620-char remark
15. 2020-02-10
    soldstatus $1,062,500
16. 2020-02-05
    soldstatus $1,062,500 Sold 872-char remark

    Show marketing remark (872 chars)

    This duplex is for sale along with 4 other Duplexes MLS#. Each can be purchased individually or as a group. 24 hour notice to show. Do not enter property without a confirmed appointment. PLEASE Respect Renters Privacy. Owner has personally managed the property and is liquidating for health reasons. All of the properties are in good condition, when something broke, seller had it fixed promptly. Great location with Toll Road, Memorial Rd, grocery store, restaurants and shopping mall near by. Listing agent need a great deal of time to make arrangements with renters for showings. In most cases the renter will be present at showing. I have instructed the renter not to have a conversation with buyers, as that is a distraction to selling agent. All questions are to be directed to Listing Agent. There is a $35.00 year HOA fee for mowing of entry way area.

17. 2020-01-02
    status Pending 872-char remark

    Show marketing remark (872 chars)

    This duplex is for sale along with 4 other Duplexes MLS#. Each can be purchased individually or as a group. 24 hour notice to show. Do not enter property without a confirmed appointment. PLEASE Respect Renters Privacy. Owner has personally managed the property and is liquidating for health reasons. All of the properties are in good condition, when something broke, seller had it fixed promptly. Great location with Toll Road, Memorial Rd, grocery store, restaurants and shopping mall near by. Listing agent need a great deal of time to make arrangements with renters for showings. In most cases the renter will be present at showing. I have instructed the renter not to have a conversation with buyers, as that is a distraction to selling agent. All questions are to be directed to Listing Agent. There is a $35.00 year HOA fee for mowing of entry way area.

18. 2019-12-30
    listed $255,000 Active 872-char remark

    Show marketing remark (872 chars)

    This duplex is for sale along with 4 other Duplexes MLS#. Each can be purchased individually or as a group. 24 hour notice to show. Do not enter property without a confirmed appointment. PLEASE Respect Renters Privacy. Owner has personally managed the property and is liquidating for health reasons. All of the properties are in good condition, when something broke, seller had it fixed promptly. Great location with Toll Road, Memorial Rd, grocery store, restaurants and shopping mall near by. Listing agent need a great deal of time to make arrangements with renters for showings. In most cases the renter will be present at showing. I have instructed the renter not to have a conversation with buyers, as that is a distraction to selling agent. All questions are to be directed to Listing Agent. There is a $35.00 year HOA fee for mowing of entry way area.

19. 2008-03-15
    historical
20. 2007-12-12
    listed $147,500
21. 2002-12-27
    soldstatus $204,000
22. 2002-05-01
    soldstatus $10,000

ⓘ 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: $2,235 · $186/mo
• Projected year-2 tax: $2,235 · $186/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,593
• − Mortgage interest: −$9,517
• − Property taxes: −$2,235
• − Insurance: −$850
• − Repairs & maintenance: −$1,727
• − Management: −$1,727
• − Depreciation: −$4,943
• Taxable income: $594
• Est. tax owed @ 24.0%: −$143
• After-tax cash flow: $3,140/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): 35,559
• Household income: $64,745
• Rent vs Own: 48.3% rent · 51.7% own
• Severe rent burden: 2029.0

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 0.62)
• Race & ethnicity: White 57% Black 21% Two or more races 11% Hispanic / Latino 7% Native American 3% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 7% · Canada, China, Jamaica
• Languages at home: 92% English-only · Spanish 4% French/Haitian/Cajun 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: ▼ -279.69%
• Current HPI: 227.2832
• Rent YoY: ▲ 2.05%
• 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

+1599.0% since first listed

9 events — show timeline

• 2026-04-29 Listed $169,900 MLSOK
• 2020-02-10 Sold (Public Records) $1,062,500 Public Records
• 2020-02-05 Sold (MLS) $1,062,500 MLSOK
• 2020-01-02 Pending — MLSOK
• 2019-12-30 Listed $255,000 MLSOK
• 2008-03-15 Listing Removed — MLSOK
• 2007-12-12 Listed $147,500 MLSOK
• 2002-12-27 Sold (Public Records) $204,000 Public Records
• 2002-05-01 Sold (Public Records) $10,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $2,235 · +4.2% YoY. Source: county tax records.