2140 NW 31st St · Oklahoma City, OK 73112

$127,000

2 bd · 1.0 ba · 976 sqft · SingleFamily public records · 76 Days on market

Built 1945 7,000 sqft lot Est $139k · 8% under

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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 +15.3/30.0
• ARV discount +11.3/15.0
• DSCR +4.7/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• 1% rule +3.6/10.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

HOME UNDER CONRACT, WAITING ON CORP ADENDUMS TO PUT IN PENDING

Key facts

• Natural light
• Functional layout
• Refreshed flooring

Tags

• FUNCTIONAL LAYOUT
• COMFORTABLE LIVING SPACES
• NATURAL LIGHT
• REFRESHED FLOORING
• NEUTRAL INTERIOR PAINT
• UPDATED LIGHTING

Property features AI

Finance

• Other: Lot size approximately 0.1607 acres; Homestead not indicated
• Financial info: Sold/Offered as-is; Court approval required for sale; Property is occupied (rented/leased); Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Utilities: Public utilities
• Home design: Single family residence; One level; North-facing; Residential property
• Construction: Frame and masonry veneer construction; Composition roof; Conventional foundation; Existing property
• Exterior features: Covered patio; Interior lot

Interior

• Kitchen: Free‑standing range/oven; Dishwasher; Microwave; Disposal
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central gas heating
• Interior features: Dishwasher; Disposal; Microwave; No fireplace
• Laundry & utility: Washer/dryer information not provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $127k.

Deal economics

• At list price, monthly cash flow is $46 ($548/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 $110k (13.5% below list).
• Recommended offer: $110k (13.5% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: Cleveland Es (math 17% / reading 17%, grade F, #540 of 845 statewide, top 68%, 405 students, 0% FRL); Northwest Classen Hs (math 5% / reading 10%, grade F, #420 of 447 statewide, top 95%, 1,702 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.
• Market conditions: Rents rising fast (+4.8%/yr); 192 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); 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 $878 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 76 days — a 6% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y 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 $127k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — 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 $109,795 (13.5% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — 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. 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?
8. 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.
9. 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.
10. 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: 0.86% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.54%
• DSCR: 1.07
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $138,592
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2140 NW 31st St	0.00mi	2/1.0	976 (0%)	1mo	$124,000	$127	100
2133 NW 29th St	0.15mi	2/1.0	988 (+1%)	1mo	$143,900	$146	90
2124 NW 33rd St	0.14mi	2/1.0	996 (+2%)	3mo	$140,000	$141	88
2140 NW 34th St	0.20mi	2/1.0	1,010 (+4%)	2mo	$169,900	$168	84
2405 NW 32nd St	0.30mi	2/1.0	985 (+1%)	1mo	$140,000	$142	84
2410 NW 32nd St	0.31mi	2/1.0	986 (+1%)	3mo	$190,000	$193	82
2316 Cashion Pl	0.20mi	2/1.0	1,056 (+8%)	2mo	$110,000	$104	75
2509 N Cashion Pl	0.43mi	2/1.0	1,005 (+3%)	0mo	$169,900	$169	75
2016 NW 29th St	0.24mi	2/1.0	864 (-12%)	1mo	$95,000	$110	69
1616 NW 36th St	0.69mi	2/1.0	922 (-6%)	1mo	$120,000	$130	58
2621 NW 32nd St	0.59mi	2/1.5	1,078 (+10%)	3mo	$152,000	$141	51
2501 NW 24th St	0.66mi	2/1.0	1,071 (+10%)	3mo	$325,000	$303	50

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 · 4.8% rent growth · sell at horizon

5-year hold

• IRR: -12.0%
• Equity multiple: 0.56×
• Total profit: $-15,664
• Equity at exit: $18,936

10-year hold

• IRR: -0.5%
• Equity multiple: 0.96×
• Total profit: $-1,349
• Equity at exit: $10,981

Cash invested: $35,560 (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 73112

• Rents YoY: 4.8%
• Active inventory: 192
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,098 high
• Mortgage (P&I): −$666
• Tax from tax record: −$103 /mo · $1,233/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $46

Break-even live

Break-even rent $1,040

Max offer price $127,000

Occupancy floor 91%

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: $31,750
• Closing costs: $3,810
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2212 NW 31st St Oklahoma City, OK	2.0	1.0	810	$1,024	$1.26	14d	1	0.03mi
2136 NW 32nd St Oklahoma City, OK	2.0	1.0	806	$925	$1.15	21d	1	0.06mi
2220 NW 32nd St Oklahoma City, OK	2.0	1.0	850	$1,300	$1.53	21d	1	0.07mi
2100 NW 33rd St Oklahoma City, OK	2.0	1.0	1004	$1,245	$1.24	2d	1	0.17mi
2132 NW 29th St Unit 2134 Oklahoma City, OK	2.0	1.0	850	$1,000	$1.18	14d	1	0.20mi
2037 NW 32nd Ter Oklahoma City, OK	2.0	1.5	1053	$1,100	$1.04	43d	1	0.20mi
2022 NW 33rd St Oklahoma City, OK	3.0	1.0	936	$1,150	$1.23	16d	1	0.24mi
2042 NW 34th St Oklahoma City, OK	2.0	1.0	968	$1,050	$1.08	11d	1	0.25mi
2400 NW 30th St Oklahoma City, OK	2.0	2.0	1078	$1,289	$1.20	43d	1	0.31mi
2400 NW 30th St Oklahoma City, OK	1.0–2.0	1.0–2.0	801	$1,279	$1.60	2d	11	0.36mi
2140 NW 36th St Oklahoma City, OK	3.0	1.0	829	$1,400	$1.69	43d	1	0.38mi
2037 NW 26th St Oklahoma City, OK	1.0–2.0	1.0	550	$750	$1.36	3d	1	0.41mi
2400 NW 36th St Oklahoma City, OK	2.0	1.0	950	$1,100	$1.16	43d	1	0.42mi
2024 NW 26th St Oklahoma City, OK	2.0	1.0	947	$1,099	$1.16	43d	1	0.44mi
2502 NW 35th St Unit 3S Oklahoma City, OK	1.0	1.0	600	$750	$1.25	23d	1	0.46mi
1731 NW 32nd St Unit 11 Oklahoma City, OK	2.0	1.0	1000	$850	$0.85	23d	1	0.47mi
2021 NW 25th St Unit 5 Oklahoma City, OK	1.0	1.0	582	$695	$1.19	23d	1	0.47mi
2021 NW 25th St Unit 15 Oklahoma City, OK	1.0	1.0	582	$725	$1.25	43d	1	0.47mi
2021 NW 25th St Unit 4 Oklahoma City, OK	1.0	1.0	582	$695	$1.19	16d	1	0.48mi
2042 NW 25th St Unit 17E Oklahoma City, OK	2.0	1.0	725	$750	$1.03	43d	1	0.51mi
2030 NW 25th St Unit 4 Oklahoma City, OK	2.0	1.0	725	$750	$1.03	43d	1	0.51mi
2030 NW 25th St Unit 17 Oklahoma City, OK	2.0	1.0	725	$750	$1.03	4d	1	0.51mi
2030 NW 25th St Unit 1 Oklahoma City, OK	2.0	1.0	725	$750	$1.03	43d	1	0.51mi
1601 NW 30th St Oklahoma City, OK	2.0	1.0–2.0	698	$999	$1.43	23d	13	0.59mi
3915 N Pennsylvania Ave Oklahoma City, OK	2.0	2.0	1065	$1,495	$1.40	43d	1	0.60mi
1605 NW 29th St Oklahoma City, OK	2.0	1.0	885	$995	$1.12	43d	1	0.63mi
1607 NW 29th St Oklahoma City, OK	2.0	1.0	885	$850	$0.96	23d	1	0.63mi
2424 NW 39th St Oklahoma City, OK	2.0	1.0–1.5	787	$850	$1.08	3d	4	0.64mi
2442 NW 39th St Oklahoma City, OK	2.0	1.0	775	$850	$1.10	20d	1	0.70mi
1446 NW 31st St Unit A Oklahoma City, OK	2.0	1.0	1000	$985	$0.98	2d	1	0.76mi
1446 NW 31st St Unit B Oklahoma City, OK	1.0	1.0	600	$775	$1.29	23d	1	0.76mi
1446 NW 31st St Unit B Oklahoma City, OK	2.0	1.0	900	$1,040	$1.16	43d	1	0.76mi
2517 NW 38th St Oklahoma City, OK	3.0	1.0	1000	$1,225	$1.23	23d	1	0.76mi
2517 NW 38th St Oklahoma City, OK	3.0	1.0	1000	$1,225	$1.23	4d	1	0.76mi
1844 NW 23rd St Oklahoma City, OK	1.0	1.0	556	$799	$1.44	11d	1	0.77mi
2416 NW 40th St Oklahoma City, OK	3.0	1.5	814	$1,300	$1.60	23d	1	0.82mi
2010 NW 20th St Unit 2428 Oklahoma City, OK	1.0	1.0	800	$899	$1.12	43d	1	0.86mi
2477 NW 40th St Oklahoma City, OK	2.0	1.0	1011	$1,150	$1.14	43d	1	0.88mi
2209 NW 19th St Oklahoma City, OK	1.0	1.0	950	$1,000	$1.05	4d	1	0.88mi
2209 NW 19th St Oklahoma City, OK	1.0	1.0	950	$1,000	$1.05	2d	1	0.88mi

Listing history 14 events

1. 2026-04-17
   status Pending
2. 2026-01-24
   listed $127,000 Active
3. 2026-01-22
   historical
4. 2025-12-06
   listed $120,000 Active
5. 2018-03-12
   soldstatus $72,000
6. 2016-03-24
   soldstatus $56,000
7. 2016-03-18
   soldstatus $56,000 Sold 62-char remark

   Show marketing remark (62 chars)

   HOME UNDER CONRACT, WAITING ON CORP ADENDUMS TO PUT IN PENDING

8. 2016-03-13
   status Pending 62-char remark

   Show marketing remark (62 chars)

   HOME UNDER CONRACT, WAITING ON CORP ADENDUMS TO PUT IN PENDING

9. 2016-03-13
   status Active 62-char remark

   Show marketing remark (62 chars)

   HOME UNDER CONRACT, WAITING ON CORP ADENDUMS TO PUT IN PENDING

10. 2016-02-27
    historical 62-char remark

    Show marketing remark (62 chars)

    HOME UNDER CONRACT, WAITING ON CORP ADENDUMS TO PUT IN PENDING

11. 2016-02-26
    listed $69,000 Active 62-char remark

    Show marketing remark (62 chars)

    HOME UNDER CONRACT, WAITING ON CORP ADENDUMS TO PUT IN PENDING

12. 2004-06-02
    soldstatus $54,500
13. 2004-05-28
    soldstatus $54,100
14. 2004-04-12
    listed $55,000

ⓘ 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: $1,233 · $103/mo
• Projected year-2 tax: $1,233 · $103/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 1/10 Low
• 🌡 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: $13,175
• − Mortgage interest: −$7,114
• − Property taxes: −$1,233
• − Insurance: −$635
• − Repairs & maintenance: −$1,054
• − Management: −$1,054
• − Depreciation: −$3,695
• Taxable loss: −$1,610
• Est. tax savings @ 24.0%: +$386
• After-tax cash flow: $934/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): 30,372
• Household income: $58,419
• Rent vs Own: 48.3% rent · 51.7% own
• Severe rent burden: 1555.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 55% Hispanic / Latino 18% Black 13% Two or more races 12% Asian 4% Native American 3%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 12% · Canada, Vietnam, China
• Languages at home: 82% English-only · Spanish 12% Other Indo-European 1% Vietnamese 1%

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: ▼ -283.17%
• Current HPI: 253.682
• Rent YoY: ▲ 4.80%
• 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

+130.9% since first listed

14 events — show timeline

• 2026-04-17 Pending — MLSOK
• 2026-01-24 Listed $127,000 MLSOK
• 2026-01-22 Listing Removed — MLSOK
• 2025-12-06 Listed $120,000 MLSOK
• 2018-03-12 Sold (Public Records) $72,000 Public Records
• 2016-03-24 Sold (Public Records) $56,000 Public Records
• 2016-03-18 Sold (MLS) $56,000 MLSOK
• 2016-03-13 Pending — MLSOK
• 2016-03-13 Relisted — MLSOK
• 2016-02-27 Listing Removed — MLSOK
• 2016-02-26 Listed $69,000 MLSOK
• 2004-06-02 Sold (Public Records) $54,500 Public Records
• 2004-05-28 Sold (MLS) $54,100 MLSOK
• 2004-04-12 Listed $55,000 MLSOK

Property tax history

+5.6%/yr

Latest (2025): $1,233 · +4.2% YoY. Source: county tax records.