2717 Indian Creek Blvd · Oklahoma City, OK 73120

$147,900

2 bd · 2.0 ba · 1,129 sqft · Townhouse public records · 125 Days on market

Built 1975 2,100 sqft lot $131/sqft · 10% below area Est $165k · 10% under $275/mo HOA · 18% of rent

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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).

• ARV discount +12.1/15.0
• Cash flow +11.8/30.0
• 1% rule +5.1/10.0
• Livability +4.0/5.0
• DSCR +3.5/10.0
• 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

Beautifully updated 2-story townhouse condo in a prime Oklahoma City location! This recently renovated property has 2 bedrooms and 1.5 bathrooms with a fresh, modern feel throughout. Updates include stylish finishes, refreshed flooring, and an updated kitchen and baths designed for both comfort and functionality. The main level features an open living and dining area, perfect for everyday living or entertaining, while both bedrooms are privately situated upstairs. Enjoy low-maintenance condo living with convenient access to shopping, dining, and major highways. Move-in ready and ideal for an owner-occupant or investment opportunity! Fridge, dishwasher, and range to be included with acceptable offer!!

Key facts

• Move-in ready
• Updated kitchen
• Refreshed flooring

Tags

• UPDATED KITCHEN
• REFRESHED FLOORING
• OPEN LIVING AND DINING AREA
• CONVENIENT ACCESS TO SHOPPING
• MOVE-IN READY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $148k.

Deal economics

• At list price, monthly cash flow is $-40 ($-475/yr) — negative.
• To cash-flow at today's rent, offer at most $141k (4.7% below list).
• Meets the 1% rule at list price ($1k rent vs $148k).
• Recommended offer: $130k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.0% 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: Emerson Alternative Ed. (Es) (math 24% / reading 24%, grade F, #354 of 845 statewide, top 47%, 64 students, 0% FRL); Classen Ms of Advanced Studies (math 35% / reading 46%, grade F, #6 of 345 statewide, top 1%, 855 students, 0% FRL); Southeast Hs (math 8% / reading 17%, grade F, #355 of 447 statewide, top 80%, 854 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 26% at this address vs 8% district-wide (+17 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 (+2.0%/yr); 338 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 $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 125 days — a 12% lower offer ($130k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $62k; list at $148k implies a 137% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,152 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.01% ✓
• Cap rate: 5.97%
• Cash-on-cash: -1.15%
• DSCR: 0.95
• GRM: 8.2

CMA / ARV

• ARV (median comp): $164,667
• List price: $147,900
• Delta: -10.18%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12607 Trail Oaks Dr	0.18mi	2/1.5	1,129 (0%)	18mo	$149,990	$133	74
2751 Indian Creek Blvd	0.14mi	2/1.5	1,129 (0%)	21mo	$115,000	$102	74
2739 Indian Creek Blvd	0.09mi	3/1.5 (+1)	1,134 (+0%)	24mo	$158,000	$139	68

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 · 2.05% rent growth · sell at horizon

5-year hold

• IRR: -19.3%
• Equity multiple: 0.33×
• Total profit: $-27,761
• Equity at exit: $22,052

10-year hold

• IRR: -14.3%
• Equity multiple: 0.21×
• Total profit: $-32,537
• Equity at exit: $12,788

Cash invested: $41,412 (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 73120

• Rents YoY: 2.0%
• Active inventory: 338
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,496 high
• Mortgage (P&I): −$776
• Tax from tax record: −$110 /mo · $1,315/yr
• Insurance: −$62
• HOA: −$275
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $-40

Break-even live

Break-even rent $1,547

Max offer price $140,901

Occupancy floor 98%

Sensitivity live

Price	-10% $44	-5% $2	+0% $-40	+5% $-81	+10% $-123
Rent	-10% $-158	-5% $-99	+0% $-40	+5% $19	+10% $79
Rate	-1.0pp $35	-0.5pp $-2	base $-40	+0.5pp $-78	+1.0pp $-117

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: $36,975
• Closing costs: $4,437
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2611 Silvertree Dr Oklahoma City, OK	3.0	2.0	1500	$1,550	$1.03	45d	1	0.09mi
2700 Indian Creek Blvd Oklahoma City, OK	1.0–3.0	1.0–2.0	1261	$1,164	$0.92	4d	5	0.17mi
2610 Crescent Ave Oklahoma City, OK	3.0	2.5	1387	$2,125	$1.53	23d	1	0.23mi
2501 Patti Pl Oklahoma City, OK	3.0	2.0	1377	$1,600	$1.16	45d	1	0.24mi
2841 Indian Creek Blvd Oklahoma City, OK	2.0	2.0	1129	$1,100	$0.97	18d	1	0.28mi
2841 Indian Creek Blvd Oklahoma City, OK	2.0	2.0	1129	$1,100	$0.97	25d	1	0.28mi
2533 NW 129th St Oklahoma City, OK	3.0	2.0	1500	$2,200	$1.47	25d	1	0.30mi
2533 NW 129th St Oklahoma City, OK	3.0	2.5	1497	$2,200	$1.47	6d	1	0.30mi
12821 Stratford Dr Oklahoma City, OK	2.0	2.0	1043	$1,078	$1.03	4d	1	0.33mi
2401 NW 122nd St Oklahoma City, OK	1.0–2.0	1.0–2.0	844	$899	$1.06	25d	1	0.34mi
12831 Stratford Dr Oklahoma City, OK	1.0–3.0	1.0–2.0	1122	$2,295	$2.05	3d	22	0.37mi
2540 NW 132nd Pl Oklahoma City, OK	3.0	2.5	1385	$2,400	$1.73	25d	1	0.38mi
2523 NW 132nd Pl Oklahoma City, OK	3.0	2.5	1328	$2,450	$1.84	25d	1	0.41mi
2301 NW 122nd St Oklahoma City, OK	1.0	1.0	723	$940	$1.30	4d	28	0.42mi
12305 Cedar Springs Ln Oklahoma City, OK	2.0	2.5	1472	$1,250	$0.85	45d	1	0.48mi
2609 Featherstone Rd Oklahoma City, OK	1.0–2.0	1.0–2.0	769	$1,150	$1.50	4d	34	0.49mi
12701 N Pennsylvania Ave Oklahoma City, OK	3.0	1.0–2.0	912	$1,358	$1.49	3d	15	0.58mi
2126 NW 118th St Oklahoma City, OK	2.0	2.5	1360	$1,445	$1.06	25d	1	0.87mi
11417 N May Ave Unit D Oklahoma City, OK	3.0	2.0	1275	$1,345	$1.05	4d	1	0.88mi
11004 N May Ave Oklahoma City, OK	1.0–2.0	1.0–2.5	1129	$1,170	$1.04	13d	1	1.09mi
14200 N May Ave Oklahoma City, OK	1.0–3.0	1.0–2.0	1031	$1,302	$1.26	4d	17	1.10mi
12321 Edison Dr Oklahoma City, OK	3.0	2.0	1491	$1,495	$1.00	45d	1	1.16mi
14300 N May Ave Oklahoma City, OK	1.0–3.0	1.0–2.0	923	$1,255	$1.36	4d	15	1.18mi
11007 Greystone Ave Oklahoma City, OK	2.0	2.0	1269	$1,500	$1.18	6d	1	1.21mi
11239 N Pennsylvania Ave Oklahoma City, OK	1.0–2.0	1.0–2.0	850	$1,155	$1.36	6d	30	1.24mi
2300 NW 145th St Oklahoma City, OK	1.0–3.0	1.0–2.0	1000	$1,920	$1.92	3d	12	1.24mi
14327 N Pennsylvania Ave Unit 36G Oklahoma City, OK	2.0	1.0	950	$1,100	$1.16	4d	1	1.25mi
1540 NW 126th St Oklahoma City, OK	3.0	2.0	1458	$1,600	$1.10	12d	1	1.26mi
10904 N Linn Ave Oklahoma City, OK	3.0	2.0	1452	$1,650	$1.14	45d	1	1.27mi
14320 Mezzaluna Ave Oklahoma City, OK	2.0	2.0	1267	$1,619	$1.28	16d	1	1.28mi
14320 Mezzaluna Ave Oklahoma City, OK	1.0	1.0	879	$1,329	$1.51	13d	1	1.28mi
14320 Mezzaluna Ave Oklahoma City, OK	1.0	1.0	966	$1,429	$1.48	25d	1	1.28mi
2600 Watermark Blvd Oklahoma City, OK	1.0–2.0	1.0–2.5	1066	$1,567	$1.47	4d	10	1.29mi
13600 N Blackwelder Ave Oklahoma City, OK	3.0	1.0–2.0	850	$1,671	$1.97	4d	27	1.32mi
1800 NW 115th St Oklahoma City, OK	1.0–3.0	1.0–2.0	1019	$1,705	$1.67	4d	8	1.32mi
14425 N Pennsylvania Ave Unit 20B Oklahoma City, OK	2.0	2.0	1134	$1,299	$1.15	25d	1	1.32mi
14201 N Kentucky Ave Oklahoma City, OK	1.0–2.0	1.0–2.0	905	$2,340	$2.59	4d	18	1.35mi
2400 Watermark Blvd Oklahoma City, OK	2.0	2.0	1267	$1,679	$1.33	23d	1	1.36mi
2400 Watermark Blvd Oklahoma City, OK	1.0	1.0	830	$1,329	$1.60	25d	1	1.36mi
14433 N Pennsylvania Ave Unit 27A Oklahoma City, OK	3.0	2.0	1360	$1,750	$1.29	4d	1	1.36mi

HOA detail

• Monthly dues: $275 · $3,300/yr

Listing history 21 events

1. 2026-06-21
   days on market $147,900 Active 125 DOM
2. 2026-06-18
   days on market $147,900 Active 122 DOM
3. 2026-06-17
   days on market $147,900 Active 121 DOM
4. 2026-06-16
   days on market $147,900 Active 120 DOM
5. 2026-06-15
   days on market $147,900 Active 119 DOM
6. 2026-06-13
   days on market $147,900 Active 117 DOM
7. 2026-06-09
   days on market $147,900 Active 113 DOM
8. 2026-06-08
   days on market $147,900 Active 112 DOM
9. 2026-06-07
   days on market $147,900 Active 111 DOM
10. 2026-06-05
    days on market $147,900 Active 108 DOM
11. 2026-06-03
    days on market $147,900 Active 107 DOM
12. 2026-06-02
    days on market $147,900 Active 106 DOM
13. 2026-06-01
    days on market $147,900 Active 105 DOM
14. 2026-05-31
    days on market $147,900 Active 104 DOM
15. 2026-05-19
    status Pending 709-char remark

    Show marketing remark (709 chars)

    Beautifully updated 2-story townhouse condo in a prime Oklahoma City location! This recently renovated property has 2 bedrooms and 1.5 bathrooms with a fresh, modern feel throughout. Updates include stylish finishes, refreshed flooring, and an updated kitchen and baths designed for both comfort and functionality. The main level features an open living and dining area, perfect for everyday living or entertaining, while both bedrooms are privately situated upstairs. Enjoy low-maintenance condo living with convenient access to shopping, dining, and major highways. Move-in ready and ideal for an owner-occupant or investment opportunity! Fridge, dishwasher, and range to be included with acceptable offer!!

16. 2026-05-07
    price $147,900 709-char remark

    Show marketing remark (709 chars)

    Beautifully updated 2-story townhouse condo in a prime Oklahoma City location! This recently renovated property has 2 bedrooms and 1.5 bathrooms with a fresh, modern feel throughout. Updates include stylish finishes, refreshed flooring, and an updated kitchen and baths designed for both comfort and functionality. The main level features an open living and dining area, perfect for everyday living or entertaining, while both bedrooms are privately situated upstairs. Enjoy low-maintenance condo living with convenient access to shopping, dining, and major highways. Move-in ready and ideal for an owner-occupant or investment opportunity! Fridge, dishwasher, and range to be included with acceptable offer!!

17. 2026-03-23
    price $149,900 709-char remark

    Show marketing remark (709 chars)

    Beautifully updated 2-story townhouse condo in a prime Oklahoma City location! This recently renovated property has 2 bedrooms and 1.5 bathrooms with a fresh, modern feel throughout. Updates include stylish finishes, refreshed flooring, and an updated kitchen and baths designed for both comfort and functionality. The main level features an open living and dining area, perfect for everyday living or entertaining, while both bedrooms are privately situated upstairs. Enjoy low-maintenance condo living with convenient access to shopping, dining, and major highways. Move-in ready and ideal for an owner-occupant or investment opportunity! Fridge, dishwasher, and range to be included with acceptable offer!!

18. 2026-03-07
    price $153,500 709-char remark

    Show marketing remark (709 chars)

    Beautifully updated 2-story townhouse condo in a prime Oklahoma City location! This recently renovated property has 2 bedrooms and 1.5 bathrooms with a fresh, modern feel throughout. Updates include stylish finishes, refreshed flooring, and an updated kitchen and baths designed for both comfort and functionality. The main level features an open living and dining area, perfect for everyday living or entertaining, while both bedrooms are privately situated upstairs. Enjoy low-maintenance condo living with convenient access to shopping, dining, and major highways. Move-in ready and ideal for an owner-occupant or investment opportunity! Fridge, dishwasher, and range to be included with acceptable offer!!

19. 2026-02-07
    listed $155,000 Active 709-char remark

    Show marketing remark (709 chars)

    Beautifully updated 2-story townhouse condo in a prime Oklahoma City location! This recently renovated property has 2 bedrooms and 1.5 bathrooms with a fresh, modern feel throughout. Updates include stylish finishes, refreshed flooring, and an updated kitchen and baths designed for both comfort and functionality. The main level features an open living and dining area, perfect for everyday living or entertaining, while both bedrooms are privately situated upstairs. Enjoy low-maintenance condo living with convenient access to shopping, dining, and major highways. Move-in ready and ideal for an owner-occupant or investment opportunity! Fridge, dishwasher, and range to be included with acceptable offer!!

20. 2021-07-06
    soldstatus $62,500
21. 1976-06-01
    soldstatus $20,533

ⓘ 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: $1,315 · $110/mo
• Projected year-2 tax: $1,331 · $111/mo
• Expected delta: +$17/yr (+$1/mo · 1.3%)

ⓘ 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 · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $17,957
• − Mortgage interest: −$8,285
• − Property taxes: −$1,315
• − Insurance: −$740
• − Repairs & maintenance: −$1,437
• − Management: −$1,437
• − HOA: −$3,300
• − Depreciation: −$4,303
• Taxable loss: −$2,858
• Est. tax savings @ 24.0%: +$686
• After-tax cash flow: $210/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): 35,559
• Household income: $64,745
• Rent vs Own: 48.3% rent · 51.7% own
• Severe rent burden: 2029.0

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 0.62)
• Race & ethnicity: White 57% Black 21% Two or more races 11% Hispanic / Latino 7% Native American 3% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 7% · Canada, China, Jamaica
• Languages at home: 92% English-only · Spanish 4% French/Haitian/Cajun 1% Other Asian/Pacific 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: ▼ -279.69%
• Current HPI: 227.2832
• Rent YoY: ▲ 2.05%
• 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

+620.3% since first listed

7 events — show timeline

• 2026-05-19 Pending — MLSOK
• 2026-05-07 Price Changed $147,900 MLSOK
• 2026-03-23 Price Changed $149,900 MLSOK
• 2026-03-07 Price Changed $153,500 MLSOK
• 2026-02-07 Listed $155,000 MLSOK
• 2021-07-06 Sold (Public Records) $62,500 Public Records
• 1976-06-01 Sold (Public Records) $20,533 Public Records

Property tax history

+4.8%/yr

Latest (2025): $1,315 · +4.2% YoY. Source: county tax records.