1936 NW 11th St · Oklahoma City, OK 73106

$169,900

2 bd · 1.0 ba · 1,244 sqft · SingleFamily public records · 55 Days on market

Built 1920 7,000 sqft lot $137/sqft · 27% below area Est $234k · 27% under ↓ 11% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +12.2/30.0
• Livability +4.0/5.0
• DSCR +3.6/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Tudor-style home full of character and timeless appeal! This well-maintained 2-bedroom, 1-bath home features beautiful wood floors and rich wood trim throughout, adding warmth and classic charm to every room. Enjoy peace of mind with a 1-year-old HVAC system, a tankless hot water tank, insulated windows, a durable metal roof with a lifetime warranty, and fresh exterior paint that enhances curb appeal. The spacious layout offers comfortable living and dining areas, plus a functional kitchen ready for everyday living. Step outside to find a large backyard complete with an outbuilding with electric, perfect for a workshop, storage, or hobby space. The seller will leave the generator, the outlet is on the back of the house. Conveniently located with easy access to major roads, this home blends historic charm with key updates—don’t miss it!

Key facts

• Wood trim
• Wood floors
• Tudor-style home

Tags

• TUDOR-STYLE HOME
• WOOD FLOORS
• WOOD TRIM
• 1-YEAR-OLD HVAC SYSTEM
• TANKLESS HOT WATER TANK
• INSULATED WINDOWS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-34 ($-410/yr) — negative.
• To cash-flow at today's rent, offer at most $164k (3.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (28.7% below list).
• Recommended offer: $121k (28.7% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: Eugene Field Es (math 12% / reading 12%, grade F, #667 of 845 statewide, top 82%, 420 students, 0% FRL); Taft Ms (math 2% / reading 5%, grade F, #330 of 345 statewide, top 96%, 1,045 students, 0% FRL); Northwest Classen Hs (math 5% / reading 10%, grade F, #420 of 447 statewide, top 95%, 1,702 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 (+2.9%/yr); 170 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 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.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $121,132 (28.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
8. 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.
9. 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.
10. 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: 0.71% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.86%
• DSCR: 0.96
• GRM: 11.7

CMA / ARV

• ARV (median comp): $234,036
• List price: $169,900
• Delta: -27.40%
• 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
1911 NW 13th St	0.18mi	2/2.0	1,138 (-8%)	2mo	$230,400	$202	72
1615 NW 11th St	0.43mi	2/2.0	1,209 (-3%)	3mo	$165,000	$136	69
2016 N Indiana Ave	0.66mi	2/1.0	1,242 (-0%)	2mo	$205,000	$165	68
2225 NW 13th St	0.39mi	3/1.5 (+1)	1,170 (-6%)	4mo	$105,000	$90	62
2003 NW 13th St	0.19mi	3/1.5 (+1)	1,080 (-13%)	1mo	$196,000	$181	61
2508 NW 13th St	0.70mi	2/1.0	1,197 (-4%)	4mo	$200,000	$167	58
2419 W Park Pl	0.62mi	2/1.0	1,124 (-10%)	3mo	$165,000	$147	53
1628 NW 8th St	0.45mi	3/2.0 (+1)	1,112 (-11%)	2mo	$179,000	$161	51
1503 NW 16th St	0.65mi	3/1.0 (+1)	1,366 (+10%)	1mo	$299,900	$220	48
2509 NW 11 St	0.69mi	2/1.0	1,103 (-11%)	2mo	$75,000	$68	47
1712 NW 19th St	0.67mi	3/2.0 (+1)	1,335 (+7%)	4mo	$290,000	$217	44
2443 NW 12th St	0.66mi	3/1.0 (+1)	1,425 (+14%)	2mo	$115,000	$81	39

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 · 2.93% rent growth · sell at horizon

5-year hold

• IRR: -17.9%
• Equity multiple: 0.37×
• Total profit: $-29,889
• Equity at exit: $25,333

10-year hold

• IRR: -10.3%
• Equity multiple: 0.38×
• Total profit: $-29,564
• 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 73106

• Home prices YoY: -34.8%
• Rents YoY: 2.9%
• Active inventory: 170
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,211 high
• Mortgage (P&I): −$891
• Tax from tax record: −$29 /mo · $353/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $-34

Break-even live

Break-even rent $1,255

Max offer price $163,858

Occupancy floor 98%

Sensitivity live

Price	-10% $62	-5% $14	+0% $-34	+5% $-276	+10% $-335
Rent	-10% $-130	-5% $-82	+0% $-34	+5% $14	+10% $61
Rate	-1.0pp $51	-0.5pp $9	base $-34	+0.5pp $-78	+1.0pp $-123

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
1945 W Park Pl Oklahoma City, OK	2.0	1.0	912	$1,215	$1.33	5d	1	0.08mi
1740 NW 11th St Unit A Oklahoma City, OK	2.0	1.0	750	$945	$1.26	16d	1	0.24mi
2004 NW 15th St Oklahoma City, OK	2.0	1.0	982	$975	$0.99	45d	1	0.27mi
1701 NW 12th St Unit 11 Oklahoma City, OK	1.0	1.0	791	$1,445	$1.83	45d	1	0.33mi
1701 NW 12th St Unit 12 Oklahoma City, OK	1.0	1.0	791	$1,295	$1.64	25d	1	0.33mi
907 N Indiana Ave Oklahoma City, OK	2.0	1.0	850	$895	$1.05	25d	1	0.34mi
1744 NW 15th St Oklahoma City, OK	2.0	1.0	821	$1,600	$1.95	45d	1	0.35mi
2229 NW 12th St Unit 22295 Oklahoma City, OK	1.0	1.0	983	$895	$0.91	16d	1	0.36mi
1138 N Blackwelder Ave Unit 3 Oklahoma City, OK	2.0	2.0	1250	$1,599	$1.28	13d	1	0.37mi
2231 NW 12th St Unit 22315 Oklahoma City, OK	1.0	1.0	983	$795	$0.81	16d	1	0.37mi
1625 NW 12th St Oklahoma City, OK	2.0	2.0	868	$1,850	$2.13	3d	1	0.41mi
2319 NW 12th St Unit A Oklahoma City, OK	2.0	1.0	874	$925	$1.06	45d	1	0.47mi
2325 NW 12th St Unit D Oklahoma City, OK	2.0	1.0	836	$899	$1.08	45d	1	0.48mi
2325 NW 12th St Unit C Oklahoma City, OK	2.0	1.0	736	$899	$1.22	19d	1	0.48mi
1805 N Gatewood Ave Oklahoma City, OK	2.0	1.0	1200	$1,600	$1.33	4d	1	0.52mi
1625 NW 16th St Unit 2 Oklahoma City, OK	2.0	2.0	1136	$1,850	$1.63	45d	1	0.53mi
1824 Carey Pl Unit 1 Oklahoma City, OK	2.0	1.0	1024	$1,400	$1.37	6d	1	0.54mi
2306 NW 16th St Oklahoma City, OK	1.0	1.0	850	$1,050	$1.24	45d	1	0.54mi
2308 NW 16th St Oklahoma City, OK	1.0	1.0	850	$1,125	$1.32	4d	1	0.55mi
1608 NW 7th St Oklahoma City, OK	3.0	1.5	1028	$1,400	$1.36	13d	1	0.55mi
1628 NW 17th St Unit 1 Oklahoma City, OK	2.0	1.0	1125	$1,450	$1.29	45d	1	0.55mi
1831 N Gatewood Ave Unit 1833 Oklahoma City, OK	2.0	1.0	1000	$1,225	$1.23	23d	1	0.56mi
1831 N Gatewood Ave Unit 1831 Oklahoma City, OK	2.0	1.0	1000	$1,250	$1.25	45d	1	0.56mi
1630 NW 17th St Unit 2 Oklahoma City, OK	2.0	1.0	1125	$1,400	$1.24	45d	1	0.56mi
2010 NW 20th St Unit 2428 Oklahoma City, OK	1.0	1.0	800	$899	$1.12	45d	1	0.62mi
2209 NW 19th St Oklahoma City, OK	1.0	1.0	950	$1,000	$1.05	4d	1	0.63mi
2209 NW 19th St Oklahoma City, OK	1.0	1.0	950	$1,000	$1.05	6d	1	0.63mi
2207 NW 19th St Oklahoma City, OK	1.0	1.5	1208	$1,050	$0.87	6d	1	0.64mi
1514 NW 18th St Oklahoma City, OK	2.0	1.0	1025	$1,225	$1.20	25d	1	0.68mi
1514 NW 18th St Oklahoma City, OK	2.0	1.0	1025	$1,225	$1.20	6d	1	0.68mi
1300 NW 15th St Oklahoma City, OK	1.0	1.0	952	$925	$0.97	45d	1	0.69mi
1419 NW 17th St Oklahoma City, OK	1.0	1.0	1137	$925	$0.81	45d	1	0.70mi
2515 W Park Pl Oklahoma City, OK	1.0	1.0	950	$950	$1.00	45d	1	0.70mi
1215 NW 13th St Oklahoma City, OK	3.0	1.0	1368	$2,200	$1.61	45d	1	0.70mi
1209 NW 11th St Oklahoma City, OK	2.0	2.5	1400	$1,795	$1.28	6d	1	0.70mi
1209 NW 11th St Oklahoma City, OK	2.0	2.5	1400	$1,795	$1.28	19d	1	0.70mi
1407 1/2 NW 17th St Oklahoma City, OK	1.0	1.0	1100	$875	$0.80	45d	1	0.72mi
2526 1/2 NW 12th St Oklahoma City, OK	1.0	1.0	715	$900	$1.26	45d	1	0.72mi
1405 NW 17th St Oklahoma City, OK	1.0	1.0	1100	$975	$0.89	45d	1	0.73mi
2525 NW 11th St Oklahoma City, OK	3.0	2.0	1415	$1,550	$1.10	45d	1	0.73mi

Listing history 4 events

1. 2026-05-18
   status Pending 868-char remark

   Show marketing remark (868 chars)

   Charming Tudor-style home full of character and timeless appeal! This well-maintained 2-bedroom, 1-bath home features beautiful wood floors and rich wood trim throughout, adding warmth and classic charm to every room. Enjoy peace of mind with a 1-year-old HVAC system, a tankless hot water tank, insulated windows, a durable metal roof with a lifetime warranty, and fresh exterior paint that enhances curb appeal. The spacious layout offers comfortable living and dining areas, plus a functional kitchen ready for everyday living. Step outside to find a large backyard complete with an outbuilding with electric, perfect for a workshop, storage, or hobby space. The seller will leave the generator, the outlet is on the back of the house. Conveniently located with easy access to major roads, this home blends historic charm with key updates—don’t miss it!

2. 2026-05-05
   price $169,900 868-char remark

   Show marketing remark (868 chars)

   Charming Tudor-style home full of character and timeless appeal! This well-maintained 2-bedroom, 1-bath home features beautiful wood floors and rich wood trim throughout, adding warmth and classic charm to every room. Enjoy peace of mind with a 1-year-old HVAC system, a tankless hot water tank, insulated windows, a durable metal roof with a lifetime warranty, and fresh exterior paint that enhances curb appeal. The spacious layout offers comfortable living and dining areas, plus a functional kitchen ready for everyday living. Step outside to find a large backyard complete with an outbuilding with electric, perfect for a workshop, storage, or hobby space. The seller will leave the generator, the outlet is on the back of the house. Conveniently located with easy access to major roads, this home blends historic charm with key updates—don’t miss it!

3. 2026-04-01
   price $179,900 868-char remark

   Show marketing remark (868 chars)

   Charming Tudor-style home full of character and timeless appeal! This well-maintained 2-bedroom, 1-bath home features beautiful wood floors and rich wood trim throughout, adding warmth and classic charm to every room. Enjoy peace of mind with a 1-year-old HVAC system, a tankless hot water tank, insulated windows, a durable metal roof with a lifetime warranty, and fresh exterior paint that enhances curb appeal. The spacious layout offers comfortable living and dining areas, plus a functional kitchen ready for everyday living. Step outside to find a large backyard complete with an outbuilding with electric, perfect for a workshop, storage, or hobby space. The seller will leave the generator, the outlet is on the back of the house. Conveniently located with easy access to major roads, this home blends historic charm with key updates—don’t miss it!

4. 2026-03-19
   listed $189,900 Active 868-char remark

   Show marketing remark (868 chars)

   Charming Tudor-style home full of character and timeless appeal! This well-maintained 2-bedroom, 1-bath home features beautiful wood floors and rich wood trim throughout, adding warmth and classic charm to every room. Enjoy peace of mind with a 1-year-old HVAC system, a tankless hot water tank, insulated windows, a durable metal roof with a lifetime warranty, and fresh exterior paint that enhances curb appeal. The spacious layout offers comfortable living and dining areas, plus a functional kitchen ready for everyday living. Step outside to find a large backyard complete with an outbuilding with electric, perfect for a workshop, storage, or hobby space. The seller will leave the generator, the outlet is on the back of the house. Conveniently located with easy access to major roads, this home blends historic charm with key updates—don’t miss it!

ⓘ 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: $353 · $29/mo
• Projected year-2 tax: $1,529 · $127/mo
• Expected delta: +$1,177/yr (+$98/mo · 333.7%)

ⓘ 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 4% 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: $14,536
• − Mortgage interest: −$9,517
• − Property taxes: −$353
• − Insurance: −$850
• − Repairs & maintenance: −$1,163
• − Management: −$1,163
• − Depreciation: −$4,943
• Taxable loss: −$3,452
• Est. tax savings @ 24.0%: +$828
• After-tax cash flow: $418/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): 12,140
• Household income: $60,205
• Rent vs Own: 64.6% rent · 35.4% own
• Severe rent burden: 892.0

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 0.67)
• Race & ethnicity: White 50% Hispanic / Latino 27% Two or more races 15% Black 7% Asian 6% Native American 3%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Scottish 3% Lithuanian 2% Slovak 2%
• Foreign-born: 17% · Canada, Vietnam, Jamaica
• Languages at home: 71% English-only · Spanish 21% German/W. Germanic 3% Vietnamese 2%

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: ▼ -237.74%
• Current HPI: 445.1464
• Rent YoY: ▲ 2.93%
• 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

-10.5% since first listed

4 events — show timeline

• 2026-05-18 Pending — MLSOK
• 2026-05-05 Price Changed $169,900 MLSOK
• 2026-04-01 Price Changed $179,900 MLSOK
• 2026-03-19 Listed $189,900 MLSOK

Property tax history

+4.0%/yr

Latest (2018): $353 · +4.1% YoY. Source: county tax records.