2717 NW 45th St · Oklahoma City, OK 73112

$189,900

3 bd · 2.0 ba · 1,782 sqft · SingleFamily public records · 4 Days on market

Built 1947 8,368 sqft lot Est $315k · 40% under

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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 +15.7/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• Livability +4.0/5.0
• 1% rule +3.7/10.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Timeless Mayfair Heights Charmer with room to Build Equity! This stately and beautiful home offers classic character paired with thoughtful design and incredible equity potential. Beautiful hardwood floors flow throughout the home, creating warmth and timeless appeal. The main level includes a formal dining room perfect for gatherings and entertaining. The well-designed kitchen is both stylish and functional, featuring pull-out lower shelves, elegant glass-front cabinetry, a built-in spice rack, and a convenient breakfast bar—ideal for everyday living and hosting guests. The spacious layout features large bedrooms, including three bedrooms and a full bath upstairs, providing comforta

Key facts

• Built-in spice rack
• Formal dining room
• Breakfast bar

Tags

• FORMAL DINING ROOM
• WELL-DESIGNED KITCHEN
• PULL-OUT LOWER SHELVES
• GLASS-FRONT CABINETRY
• BUILT-IN SPICE RACK
• BREAKFAST BAR

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $84 ($1k/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 $166k (12.7% below list).
• Recommended offer: $166k (12.7% 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: Monroe Es (math 12% / reading 12%, grade F, #667 of 845 statewide, top 82%, 323 students, 0% FRL); Taft Ms (math 2% / reading 5%, grade F, #330 of 345 statewide, top 96%, 1,045 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.
• Market conditions: Rents rising fast (+4.8%/yr); 197 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 5,365 units permitted in Oklahoma County in 2024 (569 in 5+ unit buildings).
• This rent runs 34% of the median local income ($58k/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 $1k of loan paydown is wiped out by about $6k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $86k; list at $190k implies a 121% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — 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 $165,845 (12.7% below list)

Questions for the listing agent

1. Built in 1947 — 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. 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.
6. 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.
7. 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: 0.87% ✗
• Cap rate: 6.82%
• Cash-on-cash: 1.90%
• DSCR: 1.08
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $315,414
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2716 NW 49th St	0.23mi	3/2.0	1,795 (+1%)	4mo	$250,000	$139	85
4515 N Linn Ave	0.21mi	3/2.0	1,744 (-2%)	4mo	$309,000	$177	84
4809 N Pate Ave	0.17mi	3/1.5	1,678 (-6%)	3mo	$204,000	$122	78
2620 NW 45th St	0.16mi	3/2.0	1,616 (-9%)	2mo	$317,500	$196	75
2329 NW 48th St	0.51mi	3/2.0	1,808 (+2%)	2mo	$380,000	$210	72
2507 NW 45th St	0.32mi	3/2.0	1,638 (-8%)	4mo	$250,000	$153	68
2821 NW 43rd St	0.16mi	3/1.5	1,564 (-12%)	2mo	$242,000	$155	68
3001 NW 48th St	0.42mi	4/2.0 (+1)	1,718 (-4%)	4mo	$258,250	$150	66
2716 NW 55th Ter	0.66mi	3/2.0	1,787 (+0%)	4mo	$355,400	$199	65
4500 N Villa Ave	0.36mi	3/2.0	1,585 (-11%)	4mo	$292,000	$184	61
3313 NW 46th St	0.75mi	3/2.0	1,685 (-5%)	3mo	$299,900	$178	54
2321 NW 50th St	0.61mi	3/1.0	1,624 (-9%)	3mo	$220,000	$135	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: -11.4%
• Equity multiple: 0.58×
• Total profit: $-22,391
• Equity at exit: $28,315

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $296
• Equity at exit: $16,419

Cash invested: $53,172 (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: 197
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,658 high
• Mortgage (P&I): −$996
• Tax from tax record: −$151 /mo · $1,814/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $84

Break-even live

Break-even rent $1,552

Max offer price $189,900

Occupancy floor 90%

Sensitivity live

Price	-10% $192	-5% $138	+0% $84	+5% $30	+10% $-23
Rent	-10% $-47	-5% $19	+0% $84	+5% $150	+10% $215
Rate	-1.0pp $180	-0.5pp $132	base $84	+0.5pp $35	+1.0pp $-15

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2701 NW 48th St Oklahoma City, OK	3.0	2.0	1949	$1,875	$0.96	23d	1	0.23mi
2507 NW 44th St Oklahoma City, OK	2.0	2.0	1379	$1,550	$1.12	4d	1	0.34mi
4501 N Youngs Blvd Oklahoma City, OK	2.0	2.0	1665	$1,550	$0.93	45d	1	0.59mi
5320 N Drexel Blvd Oklahoma City, OK	3.0	2.5	1982	$1,980	$1.00	4d	1	0.65mi
3312 NW 45th Ter Oklahoma City, OK	3.0	1.5	1422	$1,425	$1.00	13d	1	0.69mi
2225 NW 50th St Oklahoma City, OK	3.0	2.5	1330	$1,445	$1.09	25d	1	0.75mi
5200 N Oak St Oklahoma City, OK	3.0	1.0–2.5	1080	$3,979	$3.68	3d	64	0.79mi
3617 1/2 N Drexel Blvd Oklahoma City, OK	2.0	1.5	1343	$1,150	$0.86	3d	1	0.84mi
3611 N Drexel Blvd Oklahoma City, OK	2.0	2.0	1375	$1,200	$0.87	25d	1	0.86mi
3609 N Drexel Blvd Unit 3611 Oklahoma City, OK	2.0	2.0	1375	$1,200	$0.87	25d	1	0.86mi
3100 Northwest Expy Oklahoma City, OK	1.0–3.0	1.0–2.5	1029	$1,437	$1.40	3d	57	0.89mi
2037 NW 46th St Oklahoma City, OK	3.0	2.0	1336	$1,535	$1.15	4d	1	0.91mi
3633 N Youngs Blvd Oklahoma City, OK	3.0	2.5	1404	$1,450	$1.03	5d	1	0.91mi
3407 NW 39th St Oklahoma City, OK	3.0	2.0	1400	$1,240	$0.89	25d	1	0.92mi
3608 N Independence Ave Oklahoma City, OK	3.0	2.0	1597	$1,600	$1.00	25d	1	0.94mi
2928 NW 33rd St Oklahoma City, OK	3.0	2.0	1450	$1,600	$1.10	45d	1	0.94mi
1809 NW 39th St Oklahoma City, OK	3.0	2.0	1318	$1,625	$1.23	4d	1	1.21mi
4009 N Indiana Ave Oklahoma City, OK	4.0	3.0	2132	$2,695	$1.26	45d	1	1.23mi
2520 NW 62nd St Oklahoma City, OK	3.0	2.0	1950	$1,700	$0.87	45d	1	1.23mi
6162 N Brookline Ave #22 Oklahoma City, OK	2.0	2.0	1626	$2,500	$1.54	6d	1	1.23mi
2518 NW 62nd St Oklahoma City, OK	3.0	2.0	1953	$1,695	$0.87	45d	1	1.23mi
6300 N Villa Ave Oklahoma City, OK	1.0–3.0	1.0–2.0	1383	$1,518	$1.10	45d	1	1.28mi
2109 NW 31st St Oklahoma City, OK	3.0	1.0	1289	$1,350	$1.05	4d	1	1.32mi
1606 NW 45th St Oklahoma City, OK	3.0	2.0	1325	$1,700	$1.28	45d	1	1.34mi
2937 Pioneer St Oklahoma City, OK	4.0	2.5	1479	$1,575	$1.06	25d	1	1.34mi
4861 N Blackwelder Ave Oklahoma City, OK	1.0–2.0	1.0–2.0	975	$985	$1.01	5d	6	1.34mi
3213 NW 61st Pl Oklahoma City, OK	3.0	2.0	1777	$2,095	$1.18	4d	1	1.38mi
3106 NW 63rd St Oklahoma City, OK	3.0	2.0	1736	$1,650	$0.95	25d	1	1.40mi
2736 NW 27th St Oklahoma City, OK	3.0	2.0	1657	$1,895	$1.14	3d	1	1.41mi
1832 NW 33rd St Oklahoma City, OK	4.0	2.0	1464	$1,700	$1.16	45d	1	1.42mi
2504 NW 27th St Oklahoma City, OK	2.0	1.0	1303	$1,450	$1.11	45d	1	1.45mi
1600 NW 38th St Oklahoma City, OK	3.0	2.0	1850	$2,400	$1.30	4d	1	1.45mi
3333 NW 62nd St Oklahoma City, OK	2.0	2.0	1780	$2,000	$1.12	18d	1	1.50mi

Listing history 4 events

1. 2026-03-10
   status Pending
2. 2026-03-06
   listed $189,900 Active
3. 1998-11-30
   soldstatus $86,000
4. 1996-07-02
   soldstatus $76,000

ⓘ 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: $1,814 · $151/mo
• Projected year-2 tax: $1,814 · $151/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: $19,901
• − Mortgage interest: −$10,637
• − Property taxes: −$1,814
• − Insurance: −$950
• − Repairs & maintenance: −$1,592
• − Management: −$1,592
• − Depreciation: −$5,524
• Taxable loss: −$2,208
• Est. tax savings @ 24.0%: +$530
• After-tax cash flow: $1,538/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

+149.9% since first listed

4 events — show timeline

• 2026-03-10 Pending — MLSOK
• 2026-03-06 Listed $189,900 MLSOK
• 1998-11-30 Sold (Public Records) $86,000 Public Records
• 1996-07-02 Sold (Public Records) $76,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $1,814 · +2.4% YoY. Source: county tax records.