8010 N Mckinley Ave · Oklahoma City, OK 73114

$163,800

3 bd · 1.0 ba · 936 sqft · SingleFamily public records · 5 Days on market

Built 1949 8,120 sqft lot Est $144k · 14% over

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Why this score? — see what drove the D- 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 +15.6/30.0
• DSCR +4.8/10.0
• Livability +4.0/5.0
• Rent growth +3.4/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• ARV discount +1.4/15.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Fully remodeled and move-in ready! This charming 3-bedroom, 1-bath home features a roof, new HVAC system, updated plumbing, new windows, and modern finishes throughout. The spacious layout offers comfortable living with lower maintenance and improved energy efficiency. Conveniently located near shopping, dining, schools, and major highways, providing easy access to all that Oklahoma City has to offer. Whether you're a first-time home-buyer, downsizing, or looking for an investment property, this home offers exceptional value and peace of mind with its extensive updates. Schedule your showing today!

Key facts

• Modern finishes
• New roof
• Spacious layout

Tags

• NEW ROOF
• NEW HVAC SYSTEM
• UPDATED PLUMBING
• NEW WINDOWS
• MODERN FINISHES
• SPACIOUS LAYOUT

Property features AI

Finance

• Other: Historic designation: yes; Located in Highland View Addition; Lot features: other
• Financial info: Not assumable; Loan qualification unknown; Property is occupied; Active MLS status
• HOA & community: No mandatory association dues

Exterior

• Parking: Detached or attached garage providing 5 garage spaces
• Home design: Single-family residence; Lower level entry (condo-only designation noted); Existing property
• Construction: Frame construction; Composition roof (roof year 1949); Combination foundation
• Exterior features: No notable exterior features; Storm shelter (other)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Other heating
• Interior features: No fireplace; Single living area

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $164k.

Deal economics

• At list price, monthly cash flow is $70 ($838/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (20.7% below list).
• Recommended offer: $130k (20.7% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: Nichols Hills Es (math 17% / reading 17%, grade F, #540 of 845 statewide, top 68%, 494 students, 0% FRL); Classen Ms of Advanced Studies (math 35% / reading 46%, grade F, #6 of 345 statewide, top 1%, 855 students, 0% FRL); John Marshall Hs (math 2% / reading 8%, grade F, #430 of 447 statewide, top 99%, 829 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 21% at this address vs 8% district-wide (+12 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 (+3.5%/yr); 150 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $129,864 (20.7% below list)

Questions for the listing agent

1. Built in 1949 — 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 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?
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.79% ✗
• Cap rate: 6.80%
• Cash-on-cash: 1.83%
• DSCR: 1.08
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $144,144
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1221 NW 83rd St	0.25mi	3/1.0	996 (+6%)	2mo	$161,000	$162	77
1310 NW 84th St	0.26mi	3/1.0	1,024 (+9%)	1mo	$148,400	$145	72
904 Westchester Dr	0.51mi	3/1.0	980 (+5%)	2mo	$155,000	$158	67
1223 NW 84th St	0.30mi	3/1.0	1,037 (+11%)	12mo	$160,000	$154	58
728 NW 87th St	0.75mi	2/1.0 (-1)	894 (-4%)	0mo	$135,000	$151	52
740 NW 87th St	0.72mi	2/2.0 (-1)	974 (+4%)	2mo	$160,000	$164	48
923 Kenilworth Rd	0.47mi	2/1.5 (-1)	1,064 (+14%)	5mo	$148,500	$140	44
1512 Andover Ct	0.72mi	3/1.0	1,020 (+9%)	14mo	$199,500	$196	40
1406 Sheffield Rd	0.73mi	3/1.0	1,070 (+14%)	10mo	$150,000	$140	34

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 · 3.47% rent growth · sell at horizon

5-year hold

• IRR: -13.0%
• Equity multiple: 0.53×
• Total profit: $-21,565
• Equity at exit: $24,423

10-year hold

• IRR: -3.5%
• Equity multiple: 0.76×
• Total profit: $-10,854
• Equity at exit: $14,162

Cash invested: $45,864 (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 73114

• Home prices YoY: -12.5%
• Rents YoY: 3.5%
• Active inventory: 150
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,299 high
• Mortgage (P&I): −$859
• Tax from tax record: −$29 /mo · $346/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $70

Break-even live

Break-even rent $1,210

Max offer price $163,800

Occupancy floor 90%

Sensitivity live

Price	-10% $163	-5% $116	+0% $70	+5% $23	+10% $-219
Rent	-10% $-33	-5% $19	+0% $70	+5% $121	+10% $172
Rate	-1.0pp $152	-0.5pp $112	base $70	+0.5pp $27	+1.0pp $-16

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: $40,950
• Closing costs: $4,914
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1214 NW 81st St Oklahoma City, OK	3.0	1.0	1100	$1,350	$1.23	3d	1	0.12mi
1133 NW 84th St Oklahoma City, OK	3.0	1.0	884	$1,150	$1.30	25d	1	0.35mi
1025 NW 86th St Oklahoma City, OK	2.0	1.5	1100	$1,000	$0.91	45d	1	0.59mi
1435 NW 91st St Oklahoma City, OK	2.0	1.5	1090	$1,000	$0.92	45d	1	0.76mi
1434 NW 92nd St Unit 3 Oklahoma City, OK	2.0	1.5	950	$915	$0.96	45d	1	0.78mi
745 NW 89th St Oklahoma City, OK	3.0	1.0	1000	$1,275	$1.27	3d	1	0.81mi
1441 NW 92nd St Oklahoma City, OK	1.0–2.0	1.0	725	$850	$1.17	45d	1	0.81mi
1618 Oxford Way Oklahoma City, OK	3.0	1.0	1039	$1,350	$1.30	25d	1	0.94mi
1425 NW 94th St Oklahoma City, OK	2.0	1.0	816	$795	$0.97	23d	1	0.96mi
1708 Sheffield Rd Oklahoma City, OK	3.0	1.0	1057	$1,400	$1.32	4d	1	0.98mi
1702 W Britton Rd Oklahoma City, OK	2.0	1.0	950	$1,195	$1.26	4d	1	0.98mi
1016 NW 67th St Oklahoma City, OK	2.0	1.0–2.0	708	$2,395	$3.38	3d	6	1.00mi
1417 NW 95th St Oklahoma City, OK	2.0	1.0	916	$1,085	$1.18	25d	1	1.02mi
9111 N Walker Ave Oklahoma City, OK	3.0	1.5	1092	$1,195	$1.09	3d	1	1.07mi
333 NW 90th St Oklahoma City, OK	3.0	1.5	1053	$1,350	$1.28	45d	1	1.20mi
413 W Britton Rd Oklahoma City, OK	2.0	1.0	912	$840	$0.92	22d	1	1.29mi
413 W Britton Rd Oklahoma City, OK	2.0	1.0	912	$840	$0.92	25d	1	1.29mi
1913 Downing St Oklahoma City, OK	2.0	1.0	940	$1,245	$1.32	3d	1	1.29mi
1913 Downing St Oklahoma City, OK	2.0	1.0	940	$1,245	$1.32	4d	1	1.29mi
911 NW 98th St Oklahoma City, OK	3.0	1.0	1122	$1,100	$0.98	3d	1	1.29mi
2116 Andover Ct Oklahoma City, OK	3.0	1.0	1103	$1,495	$1.36	5d	1	1.34mi
2104 Churchill Way Oklahoma City, OK	3.0	1.0	866	$1,365	$1.58	3d	1	1.39mi
2113 Churchill Pl Oklahoma City, OK	3.0	1.0	1025	$1,250	$1.22	45d	1	1.40mi
1025 Hoyt Ave Oklahoma City, OK	4.0	1.0	884	$1,150	$1.30	13d	1	1.44mi
2204 Downing St Oklahoma City, OK	2.0	1.0	750	$1,295	$1.73	21d	1	1.48mi
910 NW 101st St Oklahoma City, OK	3.0	1.0	1100	$1,400	$1.27	3d	1	1.49mi

Listing history 4 events

1. 2026-06-16
   statusdays on market $163,800 Pending 5 DOM
2. 2026-06-15
   days on market $163,800 Active 4 DOM
3. 2026-06-13
   remarks 605-char remark
4. 2026-06-13
   listed $163,800 Active 2 DOM

ⓘ 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: $346 · $29/mo
• Projected year-2 tax: $1,474 · $123/mo
• Expected delta: +$1,128/yr (+$94/mo · 326.0%)

ⓘ 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 · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,584
• − Mortgage interest: −$9,175
• − Property taxes: −$346
• − Insurance: −$819
• − Repairs & maintenance: −$1,247
• − Management: −$1,247
• − Depreciation: −$4,765
• Taxable loss: −$2,015
• Est. tax savings @ 24.0%: +$484
• After-tax cash flow: $1,322/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): 17,656
• Household income: $54,936
• Rent vs Own: 65.5% rent · 34.5% own
• Severe rent burden: 1035.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Black 41% White 29% Hispanic / Latino 20% Two or more races 12% Native American 3%
• Hispanic origin (detail): Mexican 16% Puerto Rican 1%
• Common ancestry: Russian 1% Slovak 1% Italian 1%
• Foreign-born: 12% · Canada, Jamaica
• Languages at home: 78% English-only · Spanish 18%

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: ▼ -44.26%
• Current HPI: 310.4705
• Rent YoY: ▲ 3.47%
• 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

1 event — show timeline

• 2026-06-01 Listed $163,800 MLSOK

Property tax history

-1.1%/yr

Latest (2025): $346 · -0.8% YoY. Source: county tax records.