1212 NE 17th St · Oklahoma City, OK 73111

$120,000

3 bd · 1.0 ba · 1,265 sqft · SingleFamily public records · 35 Days on market

Built 1928 7,000 sqft lot $95/sqft · 42% below area Est $207k · 42% 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 +25.4/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +5.5/10.0
• 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

Listing remarks

Investor Opportunity – Cash Buyers Preferred 1212 NE 17th St, Oklahoma City, OK Fully remodeled 3-bedroom, 1-bath home located in a growing rental market. This property is rent-ready and ideal for investors seeking a low-maintenance, income-producing asset. This is truly priced to sell—an incredible opportunity to build wealth in a growing community. Recently renovated, this home features a new roof, updated flooring, and a beautifully remodeled kitchen and bathroom, offering modern comfort with strong long-term value. Whether you’re a first-time buyer or investor, this property presents excellent potential for appreciation and rental income. Don’t miss your chance

Key facts

• Remodeled bathroom
• Remodeled kitchen
• Updated flooring

Tags

• REMODELED KITCHEN
• NEW ROOF
• UPDATED FLOORING
• REMODELED BATHROOM

Property features AI

Finance

• Other: Homestead: No; Legal addition: Gast Heights Add; Directions: South of NE 23, East of Kelly St; Backup wanted; Previously pending — back on market; Not occupied; Active MLS status; Days on market: 6; Current listing price: $120,000
• Financial info: Loan qualification: Yes
• HOA & community: No mandatory association dues

Exterior

• Home design: Single family residence; One-story; Existing property; Entry level: One
• Construction: Concrete construction; Composition roof; Combination foundation
• Exterior features: Porch; Interior lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Interior features: One living area; Mock fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $278 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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: Emerson Alternative Ed. (Es) (math 24% / reading 24%, grade F, #354 of 845 statewide, top 47%, 64 students, 0% FRL); Classen Ms of Advanced Studies (math 35% / reading 46%, grade F, #6 of 345 statewide, top 1%, 855 students, 0% FRL); Capitol Hill Hs (math 2% / reading 4%, grade F, #444 of 447 statewide, top 99%, 1,455 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.
• Zoned-school proficiency averages 23% at this address vs 8% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Oklahoma City average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.1%/yr); 83 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 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 $830 of loan paydown is wiped out by about $4k 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 35 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 25y 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 $18k; list at $120k implies a 549% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — 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 $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.05% ✓
• Cap rate: 9.07%
• Cash-on-cash: 9.93%
• DSCR: 1.44
• GRM: 7.9

CMA / ARV

• ARV (median comp): $206,806
• List price: $120,000
• Delta: -41.97%
• 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
1450 NE 16th Ter	0.29mi	3/1.0	1,096 (-13%)	4mo	$135,000	$123	61
2605 N Kate Ave	0.66mi	3/1.0	1,320 (+4%)	2mo	$93,500	$71	60
1744 NE 20th St	0.60mi	2/1.0 (-1)	1,308 (+3%)	2mo	$114,999	$88	60
1607 NE 11th St	0.62mi	3/2.0	1,307 (+3%)	5mo	$205,000	$157	57
2139 N Stonewall Ave	0.32mi	2/1.0 (-1)	1,134 (-10%)	7mo	$205,000	$181	57
1529 NE Euclid St	0.54mi	3/2.0	1,359 (+7%)	3mo	$225,000	$166	56
1600 NE 20th St	0.46mi	3/2.0	1,386 (+10%)	4mo	$232,000	$167	56
2200 N Rhode Island Ave	0.64mi	3/1.0	1,190 (-6%)	6mo	$154,900	$130	55
2217 N Fonshill Ave	0.41mi	3/2.0	1,429 (+13%)	2mo	$239,000	$167	53
1620 NE 12th St	0.58mi	2/2.0 (-1)	1,170 (-8%)	2mo	$200,000	$171	50
2204 N Jordan Ave	0.54mi	2/1.0 (-1)	1,121 (-11%)	3mo	$57,500	$51	48
1600 E Madison St	0.65mi	3/1.0	1,134 (-10%)	5mo	$95,000	$84	48

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 · 2.13% rent growth · sell at horizon

5-year hold

• IRR: -2.3%
• Equity multiple: 0.91×
• Total profit: $-2,881
• Equity at exit: $17,892

10-year hold

• IRR: 6.5%
• Equity multiple: 1.47×
• Total profit: $15,675
• Equity at exit: $10,375

Cash invested: $33,600 (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 73111

• Home prices YoY: -13.6%
• Rents YoY: 2.1%
• Active inventory: 83
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,266 high
• Mortgage (P&I): −$629
• Tax from tax record: −$42 /mo · $509/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $278

Break-even live

Break-even rent $914

Max offer price $120,000

Occupancy floor 73%

Sensitivity live

Price	-10% $346	-5% $312	+0% $278	+5% $244	+10% $210
Rent	-10% $178	-5% $228	+0% $278	+5% $328	+10% $378
Rate	-1.0pp $338	-0.5pp $309	base $278	+0.5pp $247	+1.0pp $215

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1200 NE 17th St Unit B Oklahoma City, OK	2.0	1.0	1002	$2,100	$2.10	45d	1	0.02mi
1220 NE 17th St Oklahoma City, OK	2.0	1.0	1100	$1,195	$1.09	45d	1	0.04mi
939 East Dr Oklahoma City, OK	2.0	1.0	1039	$1,100	$1.06	25d	1	0.23mi
2128 N Stonewall Ave Unit 1 Oklahoma City, OK	2.0	1.0	960	$800	$0.83	4d	1	0.26mi
2135 N Lottie Ave Oklahoma City, OK	3.0	2.0	1602	$1,600	$1.00	45d	1	0.27mi
2148 N Stonewall Ave Oklahoma City, OK	2.0	1.0	1055	$875	$0.83	5d	1	0.31mi
1450 NE 16th Ter Oklahoma City, OK	3.0	1.0	1096	$1,295	$1.18	45d	1	0.31mi
2225 Glen Ellyn St Oklahoma City, OK	2.0	1.0	1095	$925	$0.84	45d	1	0.37mi
2312 N Everest Ave Oklahoma City, OK	3.0	1.0	1100	$1,299	$1.18	45d	1	0.39mi
912 NE 21st St Oklahoma City, OK	2.0	1.0	1521	$1,350	$0.89	23d	1	0.40mi
1444 NE 13th St Unit 1446 Oklahoma City, OK	2.0	2.0	1167	$1,199	$1.03	18d	1	0.43mi
1801 N Jordan Ave Oklahoma City, OK	2.0	1.0	1080	$1,000	$0.93	16d	1	0.45mi
1609 NE 18th St Oklahoma City, OK	2.0	1.0	899	$900	$1.00	5d	1	0.46mi
1148 N Lottie Ave Oklahoma City, OK	2.0	1.0	1040	$1,150	$1.11	4d	1	0.49mi
735 NE 14th St Oklahoma City, OK	2.0	1.0	1216	$1,299	$1.07	5d	1	0.51mi
737 NE 14th St Oklahoma City, OK	2.0	2.0	1216	$1,299	$1.07	45d	1	0.51mi
1426 NE 24th St Oklahoma City, OK	4.0	1.0	1280	$1,200	$0.94	4d	1	0.54mi
1727 NE 19th St Oklahoma City, OK	3.0	1.0	892	$995	$1.12	45d	1	0.58mi
1445 NE 10th St Oklahoma City, OK	2.0	1.0	1011	$1,195	$1.18	18d	1	0.68mi
1428 NE 10th St Oklahoma City, OK	3.0	2.0	1487	$1,600	$1.08	45d	1	0.68mi
1633 NE 11th St Oklahoma City, OK	3.0	2.0	1284	$1,945	$1.51	3d	1	0.69mi
2709 N Fonshill Ave Oklahoma City, OK	2.0	1.0	949	$1,100	$1.16	25d	1	0.76mi
1712 NE 25th St Oklahoma City, OK	4.0	1.0	1100	$1,550	$1.41	45d	1	0.80mi
1812 NE 24th St Oklahoma City, OK	3.0	1.0	1071	$1,175	$1.10	4d	1	0.80mi
736 NE 26th St Oklahoma City, OK	2.0	1.0	927	$1,050	$1.13	4d	1	0.81mi
1615 NE 9th St Oklahoma City, OK	3.0	2.0	1724	$2,700	$1.57	3d	1	0.82mi
1436 NE 8th St Oklahoma City, OK	2.0	1.0	1048	$1,095	$1.04	45d	1	0.83mi
2908 N Fonshill Ave Oklahoma City, OK	3.0	2.0	1325	$1,225	$0.92	45d	1	0.83mi
714 NE 27th St Unit 4 Oklahoma City, OK	2.0	1.0	950	$845	$0.89	25d	1	0.90mi
1904 NE 25th St Oklahoma City, OK	2.0	1.0	939	$950	$1.01	5d	1	0.92mi
1700 NE 8th St Oklahoma City, OK	4.0	2.5	1860	$1,925	$1.03	5d	1	0.96mi
1700 NE 8th St Unit NA Oklahoma City, OK	4.0	2.5	1860	$1,925	$1.03	3d	1	0.96mi
1704 Cairo Ave Oklahoma City, OK	4.0	2.0	1519	$1,295	$0.85	25d	1	0.96mi
1921 NE 25th St Unit 3 Oklahoma City, OK	2.0	1.0	900	$875	$0.97	21d	1	0.97mi
1706 NE 8th St Oklahoma City, OK	3.0	2.0	1389	$1,345	$0.97	4d	1	0.97mi
2107 Hardin Dr Oklahoma City, OK	3.0	1.0	999	$875	$0.88	45d	1	0.98mi
1931 NE 25th St Unit 10 Oklahoma City, OK	2.0	1.0	900	$875	$0.97	25d	1	0.99mi
2105 NE 12th St Oklahoma City, OK	3.0	2.0	1180	$1,650	$1.40	23d	1	1.00mi
2143 NE 19th St Oklahoma City, OK	2.0	1.0	1265	$945	$0.75	45d	1	1.01mi
2300 Granada Blvd Oklahoma City, OK	3.0	1.0	999	$1,000	$1.00	13d	1	1.02mi

Listing history 43 events

1. 2026-06-21
   statusdays on market $120,000 Pending 35 DOM
2. 2026-06-18
   days on market $120,000 Active 34 DOM
3. 2026-06-17
   days on market $120,000 Active 33 DOM
4. 2026-06-16
   days on market $120,000 Active 32 DOM
5. 2026-06-15
   days on market $120,000 Active 31 DOM
6. 2026-06-13
   days on market $120,000 Active 29 DOM
7. 2026-06-09
   days on market $120,000 Active 25 DOM
8. 2026-06-08
   days on market $120,000 Active 24 DOM
9. 2026-06-07
   days on market $120,000 Active 23 DOM
10. 2026-06-05
    days on market $120,000 Active 20 DOM
11. 2026-06-03
    days on market $120,000 Active 19 DOM
12. 2026-06-02
    days on market $120,000 Active 18 DOM
13. 2026-06-01
    days on market $120,000 Active 17 DOM
14. 2026-05-31
    days on market $120,000 Active 16 DOM
15. 2026-05-18
    status Active 761-char remark
16. 2026-05-08
    status Pending 761-char remark
17. 2026-05-06
    status Active 761-char remark
18. 2026-04-29
    status Pending 761-char remark
19. 2026-04-27
    status Active
20. 2026-04-25
    listed $120,000 Active 761-char remark
21. 2026-04-24
    price $120,000
22. 2026-04-16
    price $135,000
23. 2026-04-15
    price $137,500
24. 2026-03-23
    price $140,000
25. 2026-03-11
    price $150,000
26. 2026-02-26
    listed $152,000 Active
27. 2026-02-26
    historical
28. 2026-01-26
    price $152,000
29. 2025-11-19
    price $155,000
30. 2025-10-21
    status Active
31. 2025-10-13
    status Pending
32. 2025-09-27
    status Active
33. 2025-09-19
    status Pending
34. 2025-09-05
    listed $160,000 Active
35. 2025-09-04
    historical
36. 2025-07-12
    price $155,000
37. 2025-05-29
    price $160,000
38. 2025-04-12
    listed $170,000 Active
39. 2013-04-01
    soldstatus $18,500
40. 2012-10-31
    listed $29,000
41. 2001-08-22
    historical
42. 2001-06-20
    listed $39,000
43. 1979-07-01
    soldstatus $19,500

ⓘ 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: $509 · $42/mo
• Projected year-2 tax: $1,080 · $90/mo
• Expected delta: +$571/yr (+$48/mo · 112.1%)

ⓘ 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: $15,186
• − Mortgage interest: −$6,722
• − Property taxes: −$509
• − Insurance: −$600
• − Repairs & maintenance: −$1,215
• − Management: −$1,215
• − Depreciation: −$3,491
• Taxable income: $1,435
• Est. tax owed @ 24.0%: −$344
• After-tax cash flow: $2,992/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): 10,727
• Household income: $40,340
• Rent vs Own: 45.8% rent · 54.2% own
• Severe rent burden: 804.0

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 Black (76%)
• Race & ethnicity: Black 76% White 13% Two or more races 7% Hispanic / Latino 6% Native American 2%
• Hispanic origin (detail): Mexican 4%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 6%

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: ▼ -34.64%
• Current HPI: 220.6395
• Rent YoY: ▲ 2.13%
• 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

+515.4% since first listed

30 events — show timeline

• 2026-05-29 Relisted — MLSOK
• 2026-05-18 Relisted — MLSOK
• 2026-05-08 Pending — MLSOK
• 2026-05-06 Relisted — MLSOK
• 2026-04-29 Pending — MLSOK
• 2026-04-27 Relisted — MLSOK
• 2026-04-25 Listed $120,000 MLSOK
• 2026-04-24 Price Changed $120,000 MLSOK
• 2026-04-16 Price Changed $135,000 MLSOK
• 2026-04-15 Price Changed $137,500 MLSOK
• 2026-03-23 Price Changed $140,000 MLSOK
• 2026-03-11 Price Changed $150,000 MLSOK
• 2026-02-26 Listing Removed — MLSOK
• 2026-02-26 Listed $152,000 MLSOK
• 2026-01-26 Price Changed $152,000 MLSOK
• 2025-11-19 Price Changed $155,000 MLSOK
• 2025-10-21 Relisted — MLSOK
• 2025-10-13 Pending — MLSOK
• 2025-09-27 Relisted — MLSOK
• 2025-09-19 Pending — MLSOK
• 2025-09-05 Listed $160,000 MLSOK
• 2025-09-04 Listing Removed — MLSOK
• 2025-07-12 Price Changed $155,000 MLSOK
• 2025-05-29 Price Changed $160,000 MLSOK
• 2025-04-12 Listed $170,000 MLSOK
• 2013-04-01 Sold (MLS) $18,500 MLSOK
• 2012-10-31 Listed $29,000 MLSOK
• 2001-08-22 Listing Removed — MLSOK
• 2001-06-20 Listed $39,000 MLSOK
• 1979-07-01 Sold (Public Records) $19,500 Public Records

Property tax history

+2.5%/yr

Latest (2025): $509 · +4.2% YoY. Source: county tax records.