2136 N Jordan Ave · Oklahoma City, OK 73111

$104,999

3 bd · 1.0 ba · 1,020 sqft · SingleFamily public records · 100 Days on market

Built 1944 6,499 sqft lot $103/sqft · 12% below area Est $145k · 28% under ↓ 30% since listing

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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 +26.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +6.0/10.0
• 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 MLS

Move-in ready 2 BR / 2 BA single-family home on a well-maintained lot in North East Oklahoma City. Open-concept living and dining with abundant natural light, remodeled kitchen featuring nice countertops, and tile backsplash. Spacious primary suite with private bath and ample closet space. Updated flooring throughout, energy-efficient windows, and central HVAC. Fully fenced backyard with lots of potential— ideal for entertaining and pets. The backyard includes private driveway parking. Convenient location near shopping, parks, schools and quick access to major routes. This Home is For Sale By Owner.

Key facts

• Remodeled kitchen
• Updated flooring
• Convenient location

Tags

• REMODELED KITCHEN
• UPDATED FLOORING
• ENERGY EFFICIENT WINDOWS
• FULLY FENCED BACKYARD
• PRIVATE DRIVEWAY PARKING
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $96k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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 (+2.1%/yr); 81 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 5,365 units permitted in Oklahoma County in 2024 (569 in 5+ unit buildings).
• This rent runs 34% of the median local income ($40k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 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 100 days — a 9% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $25k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1944 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,549 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1944 — 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: 1.10% ✓
• Cap rate: 9.35%
• Cash-on-cash: 10.92%
• DSCR: 1.49
• GRM: 7.5

CMA / ARV

• ARV (median comp): $145,469
• List price: $104,999
• Delta: -27.82%
• 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
2131 N Jordan Ave	0.03mi	2/1.0 (-1)	1,031 (+1%)	2mo	$88,000	$85	90
1542 NE 20th St	0.11mi	2/1.0 (-1)	981 (-4%)	2mo	$135,000	$138	82
2221 N Lottie Ave	0.38mi	2/1.0 (-1)	1,024 (+0%)	2mo	$45,000	$44	75
2204 N Jordan Ave	0.05mi	2/1.0 (-1)	1,121 (+10%)	3mo	$57,500	$51	74
1600 E Madison St	0.20mi	3/1.0	1,134 (+11%)	5mo	$95,000	$84	68
1450 NE 16th Ter	0.42mi	3/1.0	1,096 (+8%)	4mo	$135,000	$123	65
1716 N Highland Dr	0.66mi	3/1.0	1,040 (+2%)	7mo	$145,000	$139	60
1720 Wickliff St	0.33mi	2/1.5 (-1)	902 (-12%)	0mo	$100,000	$111	58
2715 N Missouri Ave	0.50mi	3/1.0	1,141 (+12%)	6mo	$140,000	$123	51
1521 NE 11th St	0.73mi	2/1.0 (-1)	972 (-5%)	4mo	$65,000	$67	49
1449 NE 14th St	0.50mi	2/1.0 (-1)	884 (-13%)	2mo	$100,000	$113	48
1620 NE 12th St	0.63mi	2/2.0 (-1)	1,170 (+15%)	2mo	$200,000	$171	36

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: -0.9%
• Equity multiple: 0.97×
• Total profit: $-1,017
• Equity at exit: $15,656

10-year hold

• IRR: 7.9%
• Equity multiple: 1.57×
• Total profit: $16,868
• Equity at exit: $9,078

Cash invested: $29,400 (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: 81
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,159 high
• Mortgage (P&I): −$551
• Tax from tax record: −$54 /mo · $649/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $267

Break-even live

Break-even rent $821

Max offer price $104,999

Occupancy floor 72%

Sensitivity live

Price	-10% $327	-5% $297	+0% $267	+5% $238	+10% $208
Rent	-10% $176	-5% $222	+0% $267	+5% $313	+10% $359
Rate	-1.0pp $320	-0.5pp $294	base $267	+0.5pp $240	+1.0pp $213

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1722 NE 20th St Oklahoma City, OK	2.0	1.0	800	$1,070	$1.34	44d	1	0.15mi
1727 NE 19th St Oklahoma City, OK	3.0	1.0	892	$995	$1.12	44d	1	0.19mi
1609 NE 18th St Oklahoma City, OK	2.0	1.0	899	$900	$1.00	4d	1	0.21mi
1401 NE 22nd St Oklahoma City, OK	2.0	1.0	728	$1,100	$1.51	24d	1	0.25mi
1439 NE 24th St Oklahoma City, OK	3.0	1.0	874	$1,025	$1.17	16d	1	0.26mi
1426 NE 24th St Oklahoma City, OK	4.0	1.0	1280	$1,200	$0.94	3d	1	0.28mi
1801 N Jordan Ave Oklahoma City, OK	2.0	1.0	1080	$1,000	$0.93	15d	1	0.28mi
1812 NE 24th St Oklahoma City, OK	3.0	1.0	1071	$1,175	$1.10	3d	1	0.29mi
1712 NE 25th St Oklahoma City, OK	4.0	1.0	1100	$1,550	$1.41	44d	1	0.33mi
1904 NE 25th St Oklahoma City, OK	2.0	1.0	939	$950	$1.01	4d	1	0.41mi
1450 NE 16th Ter Oklahoma City, OK	3.0	1.0	1096	$1,295	$1.18	44d	1	0.43mi
2312 N Everest Ave Oklahoma City, OK	3.0	1.0	1100	$1,299	$1.18	44d	1	0.43mi
1921 NE 25th St Unit 3 Oklahoma City, OK	2.0	1.0	900	$875	$0.97	20d	1	0.45mi
1931 NE 25th St Unit 10 Oklahoma City, OK	2.0	1.0	900	$875	$0.97	24d	1	0.47mi
1438 NE 27th St Oklahoma City, OK	3.0	1.0	736	$1,000	$1.36	44d	1	0.48mi
2107 Hardin Dr Oklahoma City, OK	3.0	1.0	999	$875	$0.88	44d	1	0.49mi
2709 N Fonshill Ave Oklahoma City, OK	2.0	1.0	949	$1,100	$1.16	24d	1	0.50mi
2300 Granada Blvd Oklahoma City, OK	3.0	1.0	999	$1,000	$1.00	12d	1	0.51mi
1220 NE 17th St Oklahoma City, OK	2.0	1.0	1100	$1,195	$1.09	44d	1	0.51mi
2225 Glen Ellyn St Oklahoma City, OK	2.0	1.0	1095	$925	$0.84	44d	1	0.51mi
2128 N Stonewall Ave Unit 1 Oklahoma City, OK	2.0	1.0	960	$800	$0.83	3d	1	0.54mi
2148 N Stonewall Ave Oklahoma City, OK	2.0	1.0	1055	$875	$0.83	4d	1	0.54mi
2112 NE 23rd St Oklahoma City, OK	3.0	1.0	1117	$1,070	$0.96	17d	1	0.54mi
2132 NE 19th St Oklahoma City, OK	2.0	1.0	850	$950	$1.12	44d	1	0.55mi
1200 NE 17th St Unit B Oklahoma City, OK	2.0	1.0	1002	$2,100	$2.10	44d	1	0.55mi
2908 N Fonshill Ave Oklahoma City, OK	3.0	2.0	1325	$1,225	$0.92	44d	1	0.56mi
2143 NE 19th St Oklahoma City, OK	2.0	1.0	1265	$945	$0.75	44d	1	0.57mi
2200 Hardin Dr Oklahoma City, OK	3.0	1.0	1091	$1,025	$0.94	44d	1	0.58mi
1444 NE 13th St Unit 1446 Oklahoma City, OK	2.0	2.0	1167	$1,199	$1.03	17d	1	0.59mi
2308 NE 21st St Oklahoma City, OK	3.0	1.0	1400	$1,250	$0.89	3d	1	0.72mi
1637 Bishop Bobby L Williams Dr Oklahoma City, OK	2.0	1.0	820	$1,150	$1.40	44d	1	0.73mi
1633 NE 11th St Oklahoma City, OK	3.0	2.0	1284	$1,945	$1.51	2d	1	0.74mi
939 East Dr Oklahoma City, OK	2.0	1.0	1039	$1,100	$1.06	24d	1	0.75mi
2313 NE 23rd St Oklahoma City, OK	3.0	2.5	1500	$1,095	$0.73	44d	1	0.75mi
2020 NE 30th St Oklahoma City, OK	3.0	1.0	1056	$1,150	$1.09	44d	1	0.76mi
2105 NE 12th St Oklahoma City, OK	3.0	2.0	1180	$1,650	$1.40	22d	1	0.80mi
2132 Miramar Blvd Oklahoma City, OK	2.0	1.0	768	$800	$1.04	3d	1	0.80mi
1801 E Park Pl Oklahoma City, OK	2.0	1.0	734	$695	$0.95	44d	1	0.80mi
2265 NE 16th Ter Oklahoma City, OK	4.0	2.0	1356	$1,400	$1.03	44d	1	0.81mi
1148 N Lottie Ave Oklahoma City, OK	2.0	1.0	1040	$1,150	$1.11	3d	1	0.84mi

Listing history 10 events

1. 2026-04-22
   price $104,999 612-char remark

   Show marketing remark (612 chars)

   Move-in ready 2 BR / 2 BA single-family home on a well-maintained lot in North East Oklahoma City. Open-concept living and dining with abundant natural light, remodeled kitchen featuring nice countertops, and tile backsplash. Spacious primary suite with private bath and ample closet space. Updated flooring throughout, energy-efficient windows, and central HVAC. Fully fenced backyard with lots of potential— ideal for entertaining and pets. The backyard includes private driveway parking. Convenient location near shopping, parks, schools and quick access to major routes. This Home is For Sale By Owner.

2. 2026-04-14
   price $109,999 612-char remark

   Show marketing remark (612 chars)

   Move-in ready 2 BR / 2 BA single-family home on a well-maintained lot in North East Oklahoma City. Open-concept living and dining with abundant natural light, remodeled kitchen featuring nice countertops, and tile backsplash. Spacious primary suite with private bath and ample closet space. Updated flooring throughout, energy-efficient windows, and central HVAC. Fully fenced backyard with lots of potential— ideal for entertaining and pets. The backyard includes private driveway parking. Convenient location near shopping, parks, schools and quick access to major routes. This Home is For Sale By Owner.

3. 2026-03-25
   price $114,999 612-char remark

   Show marketing remark (612 chars)

   Move-in ready 2 BR / 2 BA single-family home on a well-maintained lot in North East Oklahoma City. Open-concept living and dining with abundant natural light, remodeled kitchen featuring nice countertops, and tile backsplash. Spacious primary suite with private bath and ample closet space. Updated flooring throughout, energy-efficient windows, and central HVAC. Fully fenced backyard with lots of potential— ideal for entertaining and pets. The backyard includes private driveway parking. Convenient location near shopping, parks, schools and quick access to major routes. This Home is For Sale By Owner.

4. 2026-02-17
   listed $129,900 Active 612-char remark

   Show marketing remark (612 chars)

   Move-in ready 2 BR / 2 BA single-family home on a well-maintained lot in North East Oklahoma City. Open-concept living and dining with abundant natural light, remodeled kitchen featuring nice countertops, and tile backsplash. Spacious primary suite with private bath and ample closet space. Updated flooring throughout, energy-efficient windows, and central HVAC. Fully fenced backyard with lots of potential— ideal for entertaining and pets. The backyard includes private driveway parking. Convenient location near shopping, parks, schools and quick access to major routes. This Home is For Sale By Owner.

5. 2025-12-15
   historical
6. 2025-12-09
   price $140,000
7. 2025-11-24
   price $145,999
8. 2025-10-29
   status Active
9. 2025-10-19
   status Pending
10. 2025-08-25
    listed $149,000 Active

ⓘ 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: $649 · $54/mo
• Projected year-2 tax: $945 · $79/mo
• Expected delta: +$296/yr (+$25/mo · 45.6%)

ⓘ 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 5/10 Major 6 d/yr ≥107°F today · 16 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: $13,912
• − Mortgage interest: −$5,882
• − Property taxes: −$649
• − Insurance: −$525
• − Repairs & maintenance: −$1,113
• − Management: −$1,113
• − Depreciation: −$3,055
• Taxable income: $1,576
• Est. tax owed @ 24.0%: −$378
• After-tax cash flow: $2,831/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

-29.5% since first listed

10 events — show timeline

• 2026-04-22 Price Changed $104,999 MLSOK
• 2026-04-14 Price Changed $109,999 MLSOK
• 2026-03-25 Price Changed $114,999 MLSOK
• 2026-02-17 Listed $129,900 MLSOK
• 2025-12-15 Listing Removed — MLSOK
• 2025-12-09 Price Changed $140,000 MLSOK
• 2025-11-24 Price Changed $145,999 MLSOK
• 2025-10-29 Relisted — MLSOK
• 2025-10-19 Pending — MLSOK
• 2025-08-25 Listed $149,000 MLSOK

Property tax history

+22.8%/yr

Latest (2025): $649 · +364.8% YoY. Source: county tax records.