3517 NW 11th St · Oklahoma City, OK 73107

$60,000

2 bd · 1.0 ba · 820 sqft · Other public records · 170 Days on market

Built 1940 6,752 sqft lot $73/sqft · 52% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.3/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property offers a solid foundation and an excellent opportunity for renovation or full customization. Whether you’re looking to update key areas, open the floor plan, or completely reimagine the space, this home is ready for your vision. The generous lot and flexible layout provide countless options for creating the perfect residence or investment property. Conveniently located near local amenities, schools, and major routes, it’s an ideal canvas to build value and make it truly your own. ( will be sold in conjunction with 3521 NW 11th )

Key facts

• Generous lot
• Flexible layout
• Solid foundation

Tags

• SOLID FOUNDATION
• FLEXIBLE LAYOUT
• GENEROUS LOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $60k.

Deal economics

• At list price, monthly cash flow is $442 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.1% 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: 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: Rents rising fast (+7.3%/yr); 216 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); 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 $415 of loan paydown is wiped out by about $2k 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 + 7.3% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 170 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $8k; list at $60k implies a 659% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 170 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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: 1.69% ✓
• Cap rate: 15.13%
• Cash-on-cash: 31.54%
• DSCR: 2.40
• GRM: 4.9

CMA / ARV

• ARV (median comp): $125,652
• List price: $60,000
• Delta: -52.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 7.29% rent growth · sell at horizon

5-year hold

• IRR: 30.9%
• Equity multiple: 2.37×
• Total profit: $22,962
• Equity at exit: $8,946

10-year hold

• IRR: 40.3%
• Equity multiple: 5.56×
• Total profit: $76,653
• Equity at exit: $5,188

Cash invested: $16,800 (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 73107

• Rents YoY: 7.3%
• Active inventory: 216
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,016 high
• Mortgage (P&I): −$315
• Tax from tax record: −$21 /mo · $256/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $442

Break-even live

Break-even rent $457

Max offer price $60,000

Occupancy floor 52%

Sensitivity live

Price	-10% $476	-5% $459	+0% $442	+5% $425	+10% $408
Rent	-10% $361	-5% $401	+0% $442	+5% $482	+10% $522
Rate	-1.0pp $472	-0.5pp $457	base $442	+0.5pp $426	+1.0pp $410

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1233 1/2 N Grand Blvd Oklahoma City, OK	2.0	1.0	950	$925	$0.97	24d	1	0.08mi
3609 NW 13th St Oklahoma City, OK	2.0	1.5	1042	$1,250	$1.20	3d	1	0.20mi
3608 NW 16th St Oklahoma City, OK	2.0	1.0	784	$950	$1.21	44d	1	0.35mi
3224 NW 13th St Oklahoma City, OK	2.0	1.0	640	$900	$1.41	15d	1	0.39mi
3733 NW 15th St Oklahoma City, OK	3.0	1.0	995	$1,150	$1.16	24d	1	0.41mi
1017 N Tabor Ave Oklahoma City, OK	2.0	1.0	792	$950	$1.20	24d	1	0.42mi
3403 NW 17th St Unit B Oklahoma City, OK	1.0	1.0	572	$1,050	$1.84	44d	1	0.46mi
3205 NW 14th St Unit b Oklahoma City, OK	1.0	1.0	613	$850	$1.39	4d	1	0.47mi
3625 NW 18th St Oklahoma City, OK	3.0	2.0	1040	$1,500	$1.44	44d	1	0.53mi
3114 NW 12th St Unit 1 Oklahoma City, OK	1.0	1.0	567	$795	$1.40	4d	1	0.55mi
3800 NW 19th St Oklahoma City, OK	3.0	1.0	1073	$1,250	$1.16	24d	1	0.63mi
3024 NW 14th St Oklahoma City, OK	2.0	1.0	924	$895	$0.97	16d	1	0.65mi
3021 NW 13th St Oklahoma City, OK	3.0	1.0	1072	$995	$0.93	24d	1	0.66mi
2946 NW 13th St Oklahoma City, OK	1.0	1.0	624	$725	$1.16	12d	1	0.70mi
2916 NW 14th St Oklahoma City, OK	2.0	4.0	800	$900	$1.12	3d	1	0.79mi
3733 NW 22nd St Apt 210 Oklahoma City, OK	2.0	1.0	850	$950	$1.12	44d	1	0.85mi
4220 NW 10th St Unit 28A Oklahoma City, OK	1.0	1.0	680	$715	$1.05	24d	1	0.91mi
4220 NW 10th St Unit 5C Oklahoma City, OK	2.0	1.0	860	$815	$0.95	24d	1	0.91mi
4220 NW 10th St Unit 7A Oklahoma City, OK	2.0	1.0	860	$815	$0.95	11d	1	0.91mi
4220 NW 10th St Oklahoma City, OK	1.0–2.0	1.0	730	$845	$1.16	5d	11	0.91mi
4220 NW 10th St Unit 15G Oklahoma City, OK	1.0	1.0	600	$710	$1.18	24d	1	0.91mi
4220 NW 10th St Unit 4F Oklahoma City, OK	2.0	1.0	860	$795	$0.92	24d	1	0.91mi
4220 NW 10th St Unit 27F Oklahoma City, OK	2.0	1.0	860	$845	$0.98	24d	1	0.91mi
4220 NW 10th St Unit 11F Oklahoma City, OK	3.0	2.0	1100	$1,055	$0.96	24d	1	0.91mi
4220 NW 10th St Unit 7H Oklahoma City, OK	2.0	1.0	860	$795	$0.92	11d	1	0.91mi
3003 NW 20th St Oklahoma City, OK	2.0	1.0	909	$999	$1.10	44d	1	0.92mi
1207 N Ross Ave Unit 1 Oklahoma City, OK	2.0	1.0	850	$880	$1.04	4d	1	0.92mi
2801 NW 11th St Oklahoma City, OK	2.0	1.0	1100	$1,150	$1.05	15d	1	0.92mi
3905 NW 23rd St Oklahoma City, OK	2.0	1.5	1044	$1,100	$1.05	17d	1	0.98mi
2854 NW 19th St Unit 2854 Oklahoma City, OK	2.0	1.0	811	$1,280	$1.58	3d	1	0.99mi
2820 General Pershing Blvd Oklahoma City, OK	1.0–3.0	1.0–2.0	951	$1,185	$1.25	2d	39	0.99mi
3109 NW 23rd St Oklahoma City, OK	2.0	1.0	1006	$925	$0.92	44d	1	1.00mi
2645 NW 13th St Unit A Oklahoma City, OK	1.0	1.0	700	$600	$0.86	22d	1	1.09mi
3829 NW 26th St Oklahoma City, OK	2.0	1.0	895	$1,125	$1.26	3d	1	1.12mi
3228 NW 27th St Oklahoma City, OK	2.0	1.0	1088	$1,195	$1.10	12d	1	1.14mi
2612 NW 12th St Oklahoma City, OK	1.0	1.0	925	$750	$0.81	24d	1	1.15mi
2608 NW 12th St Oklahoma City, OK	1.0	1.0	860	$950	$1.10	24d	1	1.16mi
2608 NW 12th St Oklahoma City, OK	1.0	1.0	860	$950	$1.10	44d	1	1.16mi
2609 NW 12th St Oklahoma City, OK	1.0	1.0	850	$800	$0.94	44d	1	1.16mi
1307 N Meridian Ave Oklahoma City, OK	2.0	1.0–2.0	1242	$925	$0.74	3d	6	1.21mi

Listing history 3 events

1. 2025-12-08
   listed $60,000 Active 560-char remark

   Show marketing remark (560 chars)

   This property offers a solid foundation and an excellent opportunity for renovation or full customization. Whether you’re looking to update key areas, open the floor plan, or completely reimagine the space, this home is ready for your vision. The generous lot and flexible layout provide countless options for creating the perfect residence or investment property. Conveniently located near local amenities, schools, and major routes, it’s an ideal canvas to build value and make it truly your own. ( will be sold in conjunction with 3521 NW 11th )

2. 1991-11-08
   soldstatus $7,902
3. 1991-09-04
   soldstatus $34,500

ⓘ 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: $256 · $21/mo
• Projected year-2 tax: $540 · $45/mo
• Expected delta: +$284/yr (+$24/mo · 110.8%)

ⓘ 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 · 18 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: $12,192
• − Mortgage interest: −$3,361
• − Property taxes: −$256
• − Insurance: −$300
• − Repairs & maintenance: −$975
• − Management: −$975
• − Depreciation: −$1,745
• Taxable income: $4,578
• Est. tax owed @ 24.0%: −$1,099
• After-tax cash flow: $4,201/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): 25,791
• Household income: $56,873
• Rent vs Own: 45.5% rent · 54.5% own
• Severe rent burden: 1210.0

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 0.64)
• Race & ethnicity: White 47% Hispanic / Latino 37% Two or more races 13% Native American 6% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Lithuanian 1% Italian 1% Slovak 1%
• Foreign-born: 19% · Canada, Vietnam
• Languages at home: 67% English-only · Spanish 30% 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: ▼ -245.03%
• Current HPI: 274.7844
• Rent YoY: ▲ 7.29%
• 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

+73.9% since first listed

3 events — show timeline

• 2025-12-08 Listed $60,000 MLSOK
• 1991-11-08 Sold (Public Records) $7,902 Public Records
• 1991-09-04 Sold (Public Records) $34,500 Public Records

Property tax history

-3.8%/yr

Latest (2025): $256 · -0.8% YoY. Source: county tax records.