5425 W Lakeview Dr · Harrah, OK 73045

$125,000

3 bd · 3.0 ba · 1,844 sqft · SingleFamily public records · 13 Days on market

Built 1975 0.67 ac lot

---

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
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Fixer upper! Home is in a desireable location in Harrah. Priced to sell "As IS". You can customize this home & make it yours.Floor plan is great*large bedrms*super hobby room /pantry*xtra storage*Charming country/shabby chic decor* Complete AHS home warranty package (3 pkgs) for the buyer's first year! Conventional/Cash or Rehab Financing only!Buyer 2 verify sqr ftg as house may be larger than the court house #PLEASE SEE REALTOR REMARKS!

Key facts

• 0.67 acre lot
• Built 1975
• Listed 13 days

Property features AI

Finance

• Other: Occupied; Coming Soon (previous status)
• Financial info: Not assumable
• HOA & community: No mandatory association dues

Exterior

• Utilities: Homestead exempt
• Home design: Single-family residence; One-level entry; Residential property; Located in Horseshoe Lake addition
• Construction: Frame and masonry veneer construction; Composition roof; Slab foundation; Built (existing)
• Exterior features: Open deck

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Electric heating
• Interior features: One living area; One dining area; Open deck; Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $490 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 11.0% vs local median 4.3% in Harrah — 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 64/100 on livability (#163 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety D-.
• Harrah (town): math 24% / reading 29% proficiency, ranked #82 of 270 in OK (top 30%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Virginia Smith Es (395 students, 0% FRL); Harrah Hs (math 27% / reading 27%, grade F, #125 of 447 statewide, top 31%, 630 students, 0% FRL) — zoned schools average 0% FRL vs 42% district-wide (42 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 192 active listings in the ZIP; 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 $864 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 16y 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 $72k; list at $125k implies a 74% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,000

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-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. 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.
5. 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.
6. 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: 1.35% ✓
• Cap rate: 11.00%
• Cash-on-cash: 16.80%
• DSCR: 1.75
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $330,076
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5243 W Lakeview Dr	0.18mi	3/2.0	1,621 (-12%)	1mo	$290,000	$179	67
5664 W Lakeview Dr	0.23mi	3/2.0	1,752 (-5%)	20mo	$265,000	$151	60

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.0%
• Equity multiple: 1.31×
• Total profit: $10,957
• Equity at exit: $18,638

10-year hold

• IRR: 17.3%
• Equity multiple: 2.42×
• Total profit: $49,766
• Equity at exit: $10,808

Cash invested: $35,000 (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 73045

• Home prices YoY: -16.9%
• Active inventory: 192
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,687 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$135 /mo · $1,622/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $490

Break-even live

Break-even rent $1,067

Max offer price $125,000

Occupancy floor 66%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-20
   status Pending
2. 2026-05-07
   listed $125,000 Active
3. 2010-03-29
   soldstatus $72,000
4. 2010-03-22
   soldstatus $72,000 463-char remark

   Show marketing remark (463 chars)

   Great Fixer upper! Home is in a desireable location in Harrah. Priced to sell "As IS". You can customize this home & make it yours.Floor plan is great*large bedrms*super hobby room /pantry*xtra storage*Charming country/shabby chic decor* Complete AHS home warranty package (3 pkgs) for the buyer's first year! Conventional/Cash or Rehab Financing only!Buyer 2 verify sqr ftg as house may be larger than the court house #PLEASE SEE REALTOR REMARKS!

5. 2010-02-08
   listed $70,000 463-char remark

   Show marketing remark (463 chars)

   Great Fixer upper! Home is in a desireable location in Harrah. Priced to sell "As IS". You can customize this home & make it yours.Floor plan is great*large bedrms*super hobby room /pantry*xtra storage*Charming country/shabby chic decor* Complete AHS home warranty package (3 pkgs) for the buyer's first year! Conventional/Cash or Rehab Financing only!Buyer 2 verify sqr ftg as house may be larger than the court house #PLEASE SEE REALTOR REMARKS!

6. 1982-05-01
   soldstatus $19,000

ⓘ 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: $1,622 · $135/mo
• Projected year-2 tax: $1,622 · $135/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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,242
• − Mortgage interest: −$7,002
• − Property taxes: −$1,622
• − Insurance: −$625
• − Repairs & maintenance: −$1,619
• − Management: −$1,619
• − Depreciation: −$3,636
• Taxable income: $4,118
• Est. tax owed @ 24.0%: −$988
• After-tax cash flow: $4,890/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: Harrah
• NCES district ID: 4013890
• Math proficiency: 24% ▼ -9.00%
• Reading proficiency: 29% ▼ -9.00%
• Median HH income: $52,737
• Composite: 23.55/100
• National rank: #7860
• State rank: #82 of 270 in OK

Livability — Harrah

• Score: 64/100
• State rank: #163
• US rank: #13659

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment B- Housing A+ Health & safety D- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 11,542
• Population (ZIP): 11,542

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 (79%)
• Race & ethnicity: White 79% Two or more races 9% Hispanic / Latino 7% Native American 6% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 3% Lithuanian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 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: ▼ -55.25%
• Current HPI: 272.5731
• Rent YoY: —
• Metro: —
• 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

+557.9% since first listed

6 events — show timeline

• 2026-05-20 Pending — MLSOK
• 2026-05-07 Listed $125,000 MLSOK
• 2010-03-29 Sold (Public Records) $72,000 Public Records
• 2010-03-22 Sold (MLS) $72,000 MLSOK
• 2010-02-08 Listed $70,000 MLSOK
• 1982-05-01 Sold (Public Records) $19,000 Public Records

Property tax history

+0.4%/yr

Latest (2025): $1,622 · -2.8% YoY. Source: county tax records.