816 NE 25th St · Oklahoma City, OK 73105

$100,000

2 bd · 1.0 ba · 1,119 sqft · SingleFamily public records · 167 Days on market

Built 1963 7,945 sqft lot Est $128k · 22% 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 +25.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +6.1/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A LITTLE TLC COULD MAKE THIS AN EXCELLENT HOME FOR A SMALL FAMILY, OR INVESTMENT FOR THE FUTURE. EASY TO SHOW. HARDWOOD FLOORS, CERAMIC TILE FLOORING IN THE KITCHEN. NICE NEIGHBORHOOD NEAR THE CAPITOL. CHECK IT OUT.

Key facts

• 7,945 sq ft lot
• Garage
• Built 1963

Property features AI

Finance

• Other: Homestead not claimed; Located in Neffs Capitol Add
• Financial info: Court approval required for sale; Loan qualification not indicated
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Home design: Single family residence; One level; Residential property; Existing construction
• Construction: Frame and masonry veneer construction; Composition roof; Conventional foundation
• Exterior features: Interior lot

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Floor furnace heating; Window unit(s) for cooling
• Interior features: One living area; No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $222 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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: M.L. King Jr. Es (math 12% / reading 8%, grade F, #711 of 845 statewide, top 87%, 450 students, 0% FRL); Classen Ms of Advanced Studies (math 35% / reading 46%, grade F, #6 of 345 statewide, top 1%, 855 students, 0% FRL); Douglass Hs (math 2% / reading 2%, grade F, #445 of 447 statewide, top 100%, 556 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 (+2.2%/yr); 45 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 $691 of loan paydown is wiped out by about $3k 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 167 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y ago; this cycle's ask has dropped $75k (43%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $42k; list at $100k implies a 135% 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 $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 167 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 1963 — 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: 1.11% ✓
• Cap rate: 8.95%
• Cash-on-cash: 9.50%
• DSCR: 1.42
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $127,566
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2139 N Stonewall Ave	0.42mi	2/1.0	1,134 (+1%)	7mo	$205,000	$181	72
913 NE 28th St	0.24mi	3/1.0 (+1)	1,182 (+6%)	8mo	$155,000	$131	68
801 NE 32nd St	0.48mi	3/1.0 (+1)	1,102 (-2%)	4mo	$80,000	$73	67
712 NE 29th St	0.29mi	2/2.0	1,006 (-10%)	3mo	$180,000	$179	63
2221 N Lottie Ave	0.52mi	2/1.0	1,024 (-8%)	2mo	$45,000	$44	60
301 NE 26th St	0.50mi	2/1.0	1,189 (+6%)	8mo	$135,000	$114	59
825 NE 30th St	0.35mi	3/1.0 (+1)	1,002 (-10%)	4mo	$108,000	$108	58
733 NE 34th Ter	0.63mi	3/1.0 (+1)	1,202 (+7%)	1mo	$78,000	$65	53
3600 Springlake Dr	0.72mi	3/1.5 (+1)	1,090 (-3%)	3mo	$83,000	$76	52
2719 N Walnut St	0.58mi	2/2.0	980 (-12%)	6mo	$175,000	$179	43
846 Marilyn St	0.71mi	3/1.0 (+1)	1,000 (-11%)	5mo	$68,000	$68	40
1435 NE 27th St	0.69mi	3/2.0 (+1)	1,275 (+14%)	6mo	$210,000	$165	31

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 · 2.21% rent growth · sell at horizon

5-year hold

• IRR: -2.8%
• Equity multiple: 0.89×
• Total profit: $-2,962
• Equity at exit: $14,910

10-year hold

• IRR: 6.0%
• Equity multiple: 1.43×
• Total profit: $12,050
• Equity at exit: $8,646

Cash invested: $28,000 (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 73105

• Home prices YoY: -11.3%
• Rents YoY: 2.2%
• Active inventory: 45
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,108 high
• Mortgage (P&I): −$524
• Tax from tax record: −$88 /mo · $1,052/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $222

Break-even live

Break-even rent $828

Max offer price $100,000

Occupancy floor 75%

Sensitivity live

Price	-10% $278	-5% $250	+0% $222	+5% $193	+10% $165
Rent	-10% $134	-5% $178	+0% $222	+5% $266	+10% $309
Rate	-1.0pp $272	-0.5pp $247	base $222	+0.5pp $196	+1.0pp $169

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
736 NE 26th St Oklahoma City, OK	2.0	1.0	927	$1,050	$1.13	4d	1	0.09mi
714 NE 27th St Unit 4 Oklahoma City, OK	2.0	1.0	950	$845	$0.89	25d	1	0.17mi
704 NE 31st St Oklahoma City, OK	3.0	1.0	952	$1,300	$1.37	45d	1	0.39mi
2225 Glen Ellyn St Oklahoma City, OK	2.0	1.0	1095	$925	$0.84	45d	1	0.43mi
2148 N Stonewall Ave Oklahoma City, OK	2.0	1.0	1055	$875	$0.83	6d	1	0.44mi
2128 N Stonewall Ave Unit 1 Oklahoma City, OK	2.0	1.0	960	$800	$0.83	5d	1	0.48mi
2312 N Everest Ave Oklahoma City, OK	3.0	1.0	1100	$1,299	$1.18	45d	1	0.49mi
215 NE 28th St Oklahoma City, OK	2.0	1.0–2.0	694	$1,289	$1.86	4d	10	0.56mi
2709 N Fonshill Ave Oklahoma City, OK	2.0	1.0	949	$1,100	$1.16	25d	1	0.62mi
1427 NE 28th St Oklahoma City, OK	1.0	1.0	876	$695	$0.79	45d	1	0.65mi
701 Culbertson Dr Oklahoma City, OK	1.0	1.0	700	$825	$1.18	4d	1	0.65mi
1401 NE 22nd St Oklahoma City, OK	2.0	1.0	728	$1,100	$1.51	25d	1	0.66mi
2908 N Fonshill Ave Oklahoma City, OK	3.0	2.0	1325	$1,225	$0.92	45d	1	0.67mi
943 East Dr Oklahoma City, OK	1.0	1.0	900	$995	$1.11	6d	1	0.67mi
800 East Dr Unit 1 Oklahoma City, OK	1.0	1.0	752	$900	$1.20	5d	1	0.67mi
939 East Dr Oklahoma City, OK	2.0	1.0	1039	$1,100	$1.06	25d	1	0.67mi
1438 NE 27th St Oklahoma City, OK	3.0	1.0	736	$1,000	$1.36	45d	1	0.68mi
846 Marilyn St Oklahoma City, OK	3.0	1.0	1000	$1,049	$1.05	45d	1	0.69mi
1439 NE 24th St Oklahoma City, OK	3.0	1.0	874	$1,025	$1.17	18d	1	0.71mi
935 NE 16th St Oklahoma City, OK	1.0	1.0	727	$795	$1.09	45d	1	0.73mi
1200 NE 17th St Unit B Oklahoma City, OK	2.0	1.0	1002	$2,100	$2.10	45d	1	0.75mi
1220 NE 17th St Oklahoma City, OK	2.0	1.0	1100	$1,195	$1.09	45d	1	0.77mi
735 NE 14th St Oklahoma City, OK	2.0	1.0	1216	$1,299	$1.07	6d	1	0.84mi
737 NE 14th St Oklahoma City, OK	2.0	2.0	1216	$1,299	$1.07	45d	1	0.84mi
119 NW 27th St Oklahoma City, OK	1.0	1.0	750	$995	$1.33	13d	1	0.95mi
119 NW 27th St Oklahoma City, OK	1.0	1.0	750	$995	$1.33	45d	1	0.95mi
1812 NE 24th St Oklahoma City, OK	3.0	1.0	1071	$1,175	$1.10	4d	1	0.99mi
1637 Bishop Bobby L Williams Dr Oklahoma City, OK	2.0	1.0	820	$1,150	$1.40	45d	1	0.99mi
2420 N Robinson Ave Unit 1/2 Oklahoma City, OK	1.0	2.0	900	$975	$1.08	45d	1	1.00mi
1450 NE 16th Ter Oklahoma City, OK	3.0	1.0	1096	$1,295	$1.18	45d	1	1.01mi
3004 N Robinson Ave Oklahoma City, OK	2.0	1.0	1166	$1,500	$1.29	45d	1	1.02mi
1609 NE 18th St Oklahoma City, OK	2.0	1.0	899	$900	$1.00	6d	1	1.02mi
127 NW 30th St Oklahoma City, OK	2.0	1.5	1200	$995	$0.83	6d	1	1.02mi
2813 N Robinson Ave Oklahoma City, OK	2.0	1.0	1400	$1,025	$0.73	45d	1	1.02mi
2409 N Robinson Ave Unit D Oklahoma City, OK	1.0	1.0	700	$1,750	$2.50	45d	1	1.03mi
1722 NE 20th St Oklahoma City, OK	2.0	1.0	800	$1,070	$1.34	45d	1	1.04mi
1621 NE 33rd St Oklahoma City, OK	3.0	2.0	1500	$1,975	$1.32	45d	1	1.04mi
1801 N Jordan Ave Oklahoma City, OK	2.0	1.0	1080	$1,000	$0.93	16d	1	1.05mi
1727 NE 19th St Oklahoma City, OK	3.0	1.0	892	$995	$1.12	45d	1	1.08mi
3400 N Robinson Ave #5 Oklahoma City, OK	1.0	1.0	860	$825	$0.96	6d	1	1.09mi

Listing history 14 events

1. 2026-06-13
   statusdays on market $100,000 Pending 167 DOM
2. 2026-06-09
   days on market $100,000 Active 165 DOM
3. 2026-06-08
   days on market $100,000 Active 164 DOM
4. 2026-06-07
   days on market $100,000 Active 163 DOM
5. 2026-06-05
   days on market $100,000 Active 160 DOM
6. 2026-06-03
   days on market $100,000 Active 159 DOM
7. 2026-06-02
   status $100,000 Active 158 DOM
8. 2026-05-01
   status Pending
9. 2026-04-04
   price $100,000
10. 2026-02-25
    price $150,000
11. 2025-11-21
    listed $175,000 Active
12. 2007-01-09
    soldstatus $42,500 217-char remark

    Show marketing remark (217 chars)

    A LITTLE TLC COULD MAKE THIS AN EXCELLENT HOME FOR A SMALL FAMILY, OR INVESTMENT FOR THE FUTURE. EASY TO SHOW. HARDWOOD FLOORS, CERAMIC TILE FLOORING IN THE KITCHEN. NICE NEIGHBORHOOD NEAR THE CAPITOL. CHECK IT OUT.

13. 2007-01-03
    soldstatus $35,833
14. 2006-10-22
    listed $48,500 217-char remark

    Show marketing remark (217 chars)

    A LITTLE TLC COULD MAKE THIS AN EXCELLENT HOME FOR A SMALL FAMILY, OR INVESTMENT FOR THE FUTURE. EASY TO SHOW. HARDWOOD FLOORS, CERAMIC TILE FLOORING IN THE KITCHEN. NICE NEIGHBORHOOD NEAR THE CAPITOL. CHECK IT OUT.

ⓘ 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: $1,052 · $88/mo
• Projected year-2 tax: $1,052 · $88/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 · 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: $13,299
• − Mortgage interest: −$5,602
• − Property taxes: −$1,052
• − Insurance: −$500
• − Repairs & maintenance: −$1,064
• − Management: −$1,064
• − Depreciation: −$2,909
• Taxable income: $1,108
• Est. tax owed @ 24.0%: −$266
• After-tax cash flow: $2,395/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): 5,900
• Household income: $50,102
• Rent vs Own: 64.5% rent · 35.5% own
• Severe rent burden: 557.0

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: Black 50% White 33% Two or more races 6% Asian 6% Hispanic / Latino 5%
• Common ancestry: Swedish 3% Italian 2% Romanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 87% English-only · Other Indo-European 3% Spanish 2% 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: ▼ -39.42%
• Current HPI: 309.7587
• Rent YoY: ▲ 2.21%
• 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

+106.2% since first listed

7 events — show timeline

• 2026-05-01 Pending — MLSOK
• 2026-04-04 Price Changed $100,000 MLSOK
• 2026-02-25 Price Changed $150,000 MLSOK
• 2025-11-21 Listed $175,000 MLSOK
• 2007-01-09 Sold (MLS) $42,500 MLSOK
• 2007-01-03 Sold (Public Records) $35,833 Public Records
• 2006-10-22 Listed $48,500 MLSOK

Property tax history

+3.4%/yr

Latest (2025): $1,052 · +4.2% YoY. Source: county tax records.