1109 NW 197th St · Oklahoma City, OK 73012

$259,950

4 bd · 2.0 ba · 2,908 sqft · SingleFamily public records · 56 Days on market

Built 1989 8,751 sqft lot Est $425k · 39% under

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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 +20.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +5.4/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

open to the informal eating and kitchen. The kitchen is a cooks dream. Very large with lots of cabinet space and counter space. Also buit-in desk and butler`s pantry. The study is hughe. One wall has built-in shelves and cabinets. Master bedroom & bathroom is a master retreat.

Key facts

• Two dining spaces
• Flexible floor plan
• Two living areas

Tags

• TWO LIVING AREAS
• TWO DINING SPACES
• DEDICATED OFFICE
• ENTIRE WALL OF BUILT-INS
• FUNCTIONAL LAYOUT
• FLEXIBLE FLOOR PLAN

Property features AI

Finance

• Other: REO / Bank-owned; Located in Danforth Farms Sec 1
• Financial info: Sold as-is; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: Two-car garage
• Home design: Single family residence; One-level entry; Residential property
• Construction: Brick construction; Composition roof; Slab foundation; Existing property
• Exterior features: Covered porch; Interior lot

Interior

• Bedrooms: Four bedrooms
• Bathrooms: Two full bathrooms
• Interior features: Two living areas; Two dining areas; Study / home office; One fireplace with insert

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $352 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Recommended offer: $252k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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.
• Edmond (suburban): math 38% / reading 40% proficiency, ranked #11 of 270 in OK (top 4%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Frontier Es (math 42% / reading 48%, grade D-, #60 of 845 statewide, top 7%, 826 students, 0% FRL); Santa Fe Hs (math 36% / reading 52%, grade F, #18 of 447 statewide, top 4%, 2,796 students, 0% FRL) — zoned schools average 0% FRL vs 22% district-wide (22 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+1.2%/yr); 626 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $2k of loan paydown is wiped out by about $8k 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 56 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 26y 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 $165k; list at $260k implies a 58% 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 $252,151 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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 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: 1.04% ✓
• Cap rate: 7.92%
• Cash-on-cash: 5.80%
• DSCR: 1.26
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $424,568
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1200 NW 199th St	0.10mi	3/2.5 (-1)	2,827 (-3%)	4mo	$336,000	$119	80
1104 NW 198th St	0.03mi	3/2.0 (-1)	2,685 (-8%)	2mo	$355,000	$132	79
729 NW 198th St	0.32mi	4/3.0	2,800 (-4%)	2mo	$465,000	$166	73
713 NW 199th St	0.38mi	4/3.0	2,795 (-4%)	1mo	$499,000	$179	71
1221 NW 196th St	0.18mi	4/3.0	2,663 (-8%)	4mo	$379,000	$142	70
2209 Bretton Ln	0.51mi	4/4.0	2,922 (+0%)	0mo	$499,000	$171	67
2908 Overland Way	0.62mi	4/2.5	2,816 (-3%)	0mo	$410,000	$146	64
19501 Danforth Farms Blvd	0.40mi	4/3.0	2,682 (-8%)	3mo	$329,500	$123	62
19508 Danforth Farms Blvd	0.35mi	4/3.0	3,264 (+12%)	0mo	$425,000	$130	59
2008 Bretton Cir	0.40mi	4/3.5	3,160 (+9%)	3mo	$634,999	$201	58
19917 Rambling Creek Dr	0.30mi	5/3.0 (+1)	2,550 (-12%)	4mo	$469,000	$184	54
19516 Danforth Farms Blvd	0.32mi	5/3.5 (+1)	3,260 (+12%)	1mo	$430,000	$132	53

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 · 1.21% rent growth · sell at horizon

5-year hold

• IRR: -9.3%
• Equity multiple: 0.66×
• Total profit: $-24,456
• Equity at exit: $38,759

10-year hold

• IRR: -2.5%
• Equity multiple: 0.85×
• Total profit: $-11,248
• Equity at exit: $22,476

Cash invested: $72,786 (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 73012

• Home prices YoY: -17.9%
• Rents YoY: 1.2%
• Active inventory: 626
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,708 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$316 /mo · $3,789/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$569
• Net cashflow: $352

Break-even live

Break-even rent $2,262

Max offer price $259,950

Occupancy floor 82%

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: $64,988
• Closing costs: $7,798
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18801 Hidden Hill Ter Edmond, OK	4.0	2.5	2395	$3,000	$1.25	24d	1	0.83mi
2612 Pine Vly Edmond, OK	4.0	3.0	2453	$2,580	$1.05	2d	1	0.91mi
18704 Neri Dr Edmond, OK	4.0	3.0	2579	$3,195	$1.24	2d	1	1.19mi
1528 NW 179th St Edmond, OK	4.0	2.0	2067	$2,221	$1.07	14d	1	1.36mi
2425 Flint Ridge Rd Edmond, OK	4.0	3.0	2423	$2,600	$1.07	2d	1	1.45mi
18600 Luna Dr Edmond, OK	4.0	2.0	1989	$2,395	$1.20	2d	1	1.48mi

Listing history 19 events

1. 2026-06-18
   days on market $259,950 Active 56 DOM
2. 2026-06-17
   days on market $259,950 Active 55 DOM
3. 2026-06-16
   days on market $259,950 Active 54 DOM
4. 2026-06-15
   days on market $259,950 Active 53 DOM
5. 2026-06-13
   days on market $259,950 Active 51 DOM
6. 2026-06-09
   days on market $259,950 Active 47 DOM
7. 2026-06-08
   days on market $259,950 Active 46 DOM
8. 2026-06-07
   days on market $259,950 Active 45 DOM
9. 2026-06-03
   days on market $259,950 Active 41 DOM
10. 2026-06-02
    days on market $259,950 Active 40 DOM
11. 2026-06-01
    days on market $259,950 Active 39 DOM
12. 2026-05-31
    days on market $259,950 Active 38 DOM
13. 2026-05-15
    status Active
14. 2026-05-07
    status Pending
15. 2026-04-15
    listed $259,950 Active
16. 2001-06-26
    soldstatus $165,000 286-char remark

    Show marketing remark (286 chars)

    open to the informal eating and kitchen. The kitchen is a cooks dream. Very large with lots of cabinet space and counter space. Also buit-in desk and butler`s pantry. The study is hughe. One wall has built-in shelves and cabinets. Master bedroom & bathroom is a master retreat.

17. 2001-06-26
    soldstatus $167,000

    Show marketing remark (286 chars)

    open to the informal eating and kitchen. The kitchen is a cooks dream. Very large with lots of cabinet space and counter space. Also buit-in desk and butler`s pantry. The study is hughe. One wall has built-in shelves and cabinets. Master bedroom & bathroom is a master retreat.

18. 2000-12-26
    listed $167,500 286-char remark

    Show marketing remark (286 chars)

    open to the informal eating and kitchen. The kitchen is a cooks dream. Very large with lots of cabinet space and counter space. Also buit-in desk and butler`s pantry. The study is hughe. One wall has built-in shelves and cabinets. Master bedroom & bathroom is a master retreat.

19. 1989-11-08
    soldstatus $114,000

ⓘ 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: $3,789 · $316/mo
• Projected year-2 tax: $3,789 · $316/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,496
• − Mortgage interest: −$14,561
• − Property taxes: −$3,789
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,600
• − Management: −$2,600
• − Depreciation: −$7,562
• Taxable income: $85
• Est. tax owed @ 24.0%: −$20
• After-tax cash flow: $4,204/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: Edmond
• NCES district ID: 4010590
• Math proficiency: 38% ▼ -12.00%
• Reading proficiency: 40% ▼ -12.00%
• Median HH income: $73,212
• Composite: 35.88/100
• National rank: #4814
• State rank: #11 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): 46,993
• Household income: $126,659
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 898.0

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: Predominantly White (67%)
• Race & ethnicity: White 67% Two or more races 10% Black 8% Asian 8% Hispanic / Latino 8% Native American 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 3% Slovak 2% Romanian 2%
• Foreign-born: 11% · Canada, China, Vietnam
• Languages at home: 86% English-only · Spanish 4% Other Indo-European 2% Chinese 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: ▼ -44.41%
• Current HPI: 203.1105
• Rent YoY: ▲ 1.21%
• 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

+128.0% since first listed

7 events — show timeline

• 2026-05-15 Relisted — MLSOK
• 2026-05-07 Pending — MLSOK
• 2026-04-15 Listed $259,950 MLSOK
• 2001-06-26 Sold (Public Records) $167,000 Public Records
• 2001-06-26 Sold (MLS) $165,000 MLSOK
• 2000-12-26 Listed $167,500 MLSOK
• 1989-11-08 Sold (Public Records) $114,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $3,789 · +5.3% YoY. Source: county tax records.