5824 N Terry Ave · Oklahoma City, OK 73111

$144,000

3 bd · 3.0 ba · 1,200 sqft · SingleFamily public records · 54 Days on market

Built 1961 9,592 sqft lot Est $144k · at est.

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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 +21.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +5.0/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Price subject to BOA approval please allow time for bank to respond to offer. Must have proof of funds or BOA pre approval with all offers. Lock box key on front faucet. Use on Noth garage door for entry.Careful to close lock box please. Neighbor east of property is watching for all occurance. HAS APPLIANCE IN KITCHEN/YET UNKNOWN CONDITION. Offering being reviewd by bank at this time.

Key facts

• 9,592 sq ft lot
• Built 1961
• Listed 54 days

Property features AI

Finance

• Other: Property status: Existing
• Financial info: Not assumable; Does not apply for loan qualification
• HOA & community: No mandatory association dues

Exterior

• Utilities: Assessor-provided living area
• Home design: Single family residence; One-level; Facing west; Residential property
• Construction: Brick and frame construction; Composition roof (replaced/installed 2014); Slab foundation
• Exterior features: Covered patio; Covered porch; Corner lot; Wood fencing

Interior

• Kitchen: Built-in electric range; Built-in electric oven
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile; Wood
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Interior features: Two living areas; No fireplace; No in-law plan

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $144k.

Deal economics

• At list price, monthly cash flow is $226 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $144k).
• Recommended offer: $140k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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.
• Millwood (rural): math 3% / reading 5% proficiency, ranked #262 of 270 in OK (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 89% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Millwood Es (math 2% / reading 2%, grade F, #802 of 845 statewide, top 100%, 539 students, 0% FRL); Millwood Hs (math 5% / reading 5%, grade F, #430 of 447 statewide, top 99%, 309 students, 0% FRL) — zoned schools average 0% FRL vs 89% district-wide (89 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+2.1%/yr); 81 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• This rent runs 43% 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 $996 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 54 days — a 3% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $144k implies a 378% 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 $139,680 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 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 1961 — 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: 1.00% ✓
• Cap rate: 8.17%
• Cash-on-cash: 6.71%
• DSCR: 1.30
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $144,000
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5901 N Terry Ave	0.09mi	3/2.0	1,188 (-1%)	6mo	$225,000	$189	85
5613 NE Grand Blvd	0.26mi	3/2.0	1,242 (+4%)	5mo	$135,000	$109	74
1720 NE 55th St	0.23mi	3/1.5	1,284 (+7%)	2mo	$152,500	$119	70
1717 NE 56th St	0.15mi	3/1.5	1,095 (-9%)	4mo	$114,000	$104	70
1809 NE 55th St	0.22mi	4/1.5 (+1)	1,294 (+8%)	6mo	$172,000	$133	60
1515 NE 50th St	0.48mi	3/1.0	1,259 (+5%)	8mo	$165,000	$131	54
5801 N Rhode Island Ave	0.08mi	3/1.5	1,040 (-13%)	20mo	$175,000	$168	52
5112 N Michigan St	0.49mi	3/2.0	1,257 (+5%)	20mo	$165,000	$131	49
1801 NE 55th St	0.21mi	2/1.5 (-1)	1,025 (-15%)	12mo	$123,500	$120	45
1800 NE 48th St	0.65mi	4/1.5 (+1)	1,298 (+8%)	8mo	$110,000	$85	39
1600 NE 47th St	0.73mi	2/1.0 (-1)	1,102 (-8%)	14mo	$107,000	$97	28

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: -6.9%
• Equity multiple: 0.75×
• Total profit: $-10,248
• Equity at exit: $21,471

10-year hold

• IRR: 1.6%
• Equity multiple: 1.11×
• Total profit: $4,413
• Equity at exit: $12,450

Cash invested: $40,320 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,442 high
• Mortgage (P&I): −$755
• Tax from tax record: −$98 /mo · $1,182/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $226

Break-even live

Break-even rent $1,156

Max offer price $144,000

Occupancy floor 79%

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: $36,000
• Closing costs: $4,320
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1909 NE 52nd St Oklahoma City, OK	4.0	2.0	1057	$1,450	$1.37	3d	1	0.39mi
1920 NE 52nd St Oklahoma City, OK	4.0	2.0	1487	$1,650	$1.11	24d	1	0.43mi
1515 NE 48th St Oklahoma City, OK	1.0–2.0	1.0–2.0	729	$925	$1.27	24d	1	0.57mi
1825 Meyers Pl Oklahoma City, OK	3.0	1.5	1155	$1,850	$1.60	2d	1	0.75mi
1825 Meyers Pl Oklahoma City, OK	3.0	2.0	1155	$1,850	$1.60	21d	1	0.75mi
1221 NE 43rd St Oklahoma City, OK	3.0	2.0	1282	$1,435	$1.12	44d	1	0.94mi
1216 NE 42nd St Oklahoma City, OK	2.0	1.0	1009	$1,125	$1.11	44d	1	1.03mi
1204 NE 42nd St Oklahoma City, OK	4.0	1.0	1159	$1,295	$1.12	24d	1	1.04mi
1516 Park Cir Oklahoma City, OK	3.0	1.0	1118	$1,250	$1.12	24d	1	1.08mi
4641 Woodland Blvd Oklahoma City, OK	2.0	1.0	820	$730	$0.89	44d	1	1.20mi

Listing history 20 events

1. 2026-06-08
   statusdays on market $144,000 Pending 54 DOM
2. 2026-06-07
   days on market $144,000 Active 53 DOM
3. 2026-06-05
   days on market $144,000 Active 50 DOM
4. 2026-06-03
   days on market $144,000 Active 49 DOM
5. 2026-06-02
   days on market $144,000 Active 48 DOM
6. 2026-06-01
   days on market $144,000 Active 47 DOM
7. 2026-05-31
   days on market $144,000 Active 46 DOM
8. 2026-04-20
   price $144,000
9. 2026-04-17
   status Active
10. 2026-04-13
    status Pending
11. 2026-04-10
    listed $154,000 Active
12. 2025-09-30
    price $159,000
13. 2025-08-28
    price $164,000
14. 2025-08-07
    listed $169,000 Active
15. 2012-12-17
    soldstatus $30,100 388-char remark

    Show marketing remark (388 chars)

    Price subject to BOA approval please allow time for bank to respond to offer. Must have proof of funds or BOA pre approval with all offers. Lock box key on front faucet. Use on Noth garage door for entry.Careful to close lock box please. Neighbor east of property is watching for all occurance. HAS APPLIANCE IN KITCHEN/YET UNKNOWN CONDITION. Offering being reviewd by bank at this time.

16. 2012-06-23
    listed $28,500 388-char remark

    Show marketing remark (388 chars)

    Price subject to BOA approval please allow time for bank to respond to offer. Must have proof of funds or BOA pre approval with all offers. Lock box key on front faucet. Use on Noth garage door for entry.Careful to close lock box please. Neighbor east of property is watching for all occurance. HAS APPLIANCE IN KITCHEN/YET UNKNOWN CONDITION. Offering being reviewd by bank at this time.

17. 2007-12-19
    historical
18. 2006-05-15
    soldstatus $89,000
19. 2005-11-03
    listed $90,000
20. 2003-11-03
    soldstatus $60,000

ⓘ 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: $1,182 · $98/mo
• Projected year-2 tax: $1,296 · $108/mo
• Expected delta: +$114/yr (+$10/mo · 9.7%)

ⓘ 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 3/10 Moderate
• 🌡 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: $17,304
• − Mortgage interest: −$8,066
• − Property taxes: −$1,182
• − Insurance: −$720
• − Repairs & maintenance: −$1,384
• − Management: −$1,384
• − Depreciation: −$4,189
• Taxable income: $378
• Est. tax owed @ 24.0%: −$91
• After-tax cash flow: $2,616/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: Millwood
• NCES district ID: 4020080
• Math proficiency: 3% ▼ -3.00%
• Reading proficiency: 5% ▼ -6.00%
• Median HH income: $47,325
• Composite: 4.39/100
• National rank: #10057
• State rank: #262 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

+140.0% since first listed

13 events — show timeline

• 2026-04-20 Price Changed $144,000 MLSOK
• 2026-04-17 Relisted — MLSOK
• 2026-04-13 Pending — MLSOK
• 2026-04-10 Listed $154,000 MLSOK
• 2025-09-30 Price Changed $159,000 MLSOK
• 2025-08-28 Price Changed $164,000 MLSOK
• 2025-08-07 Listed $169,000 MLSOK
• 2012-12-17 Sold (MLS) $30,100 MLSOK
• 2012-06-23 Listed $28,500 MLSOK
• 2007-12-19 Listing Removed — MLSOK
• 2006-05-15 Sold (Public Records) $89,000 Public Records
• 2005-11-03 Listed $90,000 MLSOK
• 2003-11-03 Sold (Public Records) $60,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $1,182 · +2.2% YoY. Source: county tax records.