7517 NW 116th St · Oklahoma City, OK 73162

$155,000

3 bd · 2.0 ba · 1,050 sqft · SingleFamily public records · 3 Days on market

Built 1984 7,200 sqft lot Est $178k · 13% 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 +23.7/30.0
• ARV discount +13.4/15.0
• DSCR +7.6/10.0
• 1% rule +5.5/10.0
• Livability +4.0/5.0
• Rent growth +3.9/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICE REDUCED!!! Completely remodeled 3 bedroom home. New: Air conditioner, Interior & Exterior paint,ext trim and siding,flower beds,lighting,kitchen and bathroom flooring,master bathroom sink & toilet.

Key facts

• Tile throughout
• Laminate flooring
• Stainless appliances

Tags

• LAMINATE FLOORING
• TILE THROUGHOUT
• PAINTED BRICK FIREPLACE
• WHITE CABINETRY
• STAINLESS APPLIANCES
• AMPLE STORAGE

Property features AI

Finance

• Other: Homestead exemption applied; Located in Roxboro Sec 1
• Financial info: Loan qualification: Yes
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Home design: Single family residence; One level; Faces south; Residential property; Existing property
• Construction: Brick construction; Composition roof; Slab foundation; Built (existing)
• Exterior features: Covered porch; Open patio; Interior lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bath; 1 half bath
• Interior features: One living area; Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $296 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Cap rate 8.6% 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.
• Putnam City (urban): math 12% / reading 16% proficiency, ranked #227 of 270 in OK (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Ralph Downs Es (math 32% / reading 32%, grade F, #213 of 845 statewide, top 28%, 416 students, 0% FRL); Putnam City North Hs (math 18% / reading 29%, grade F, #218 of 447 statewide, top 49%, 1,579 students, 0% FRL) — zoned schools average 0% FRL vs 65% district-wide (65 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 28% at this address vs 14% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Putnam City average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+5.6%/yr); 166 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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.
• At projected returns (-3.0% appreciation + 5.6% rent growth), your $43k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 23y 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 $90k; list at $155k implies a 71% 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 $155,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.05% ✓
• Cap rate: 8.58%
• Cash-on-cash: 8.18%
• DSCR: 1.36
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $178,500
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7524 NW 114th St	0.14mi	3/2.0	1,055 (+0%)	2mo	$185,300	$176	91
7536 NW 115th St	0.09mi	3/2.0	1,160 (+10%)	2mo	$197,000	$170	77
11412 Matthews Ave	0.17mi	3/2.0	1,186 (+13%)	8mo	$140,000	$118	64

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 · 5.59% rent growth · sell at horizon

5-year hold

• IRR: -1.1%
• Equity multiple: 0.96×
• Total profit: $-1,933
• Equity at exit: $23,111

10-year hold

• IRR: 11.0%
• Equity multiple: 1.95×
• Total profit: $41,355
• Equity at exit: $13,402

Cash invested: $43,400 (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 73162

• Rents YoY: 5.6%
• Active inventory: 166
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,631 high
• Mortgage (P&I): −$813
• Tax from tax record: −$115 /mo · $1,380/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $296

Break-even live

Break-even rent $1,256

Max offer price $155,000

Occupancy floor 77%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7501 NW 115th St Oklahoma City, OK	3.0	2.0	1387	$1,560	$1.12	2d	1	0.08mi
7137 NW 116th St Unit 7137 Oklahoma City, OK	3.0	2.0	1465	$1,350	$0.92	24d	1	0.51mi
7136 NW 115th St Unit 7138 Oklahoma City, OK	3.0	2.0	1489	$1,325	$0.89	24d	1	0.54mi
24 Redstone Blvd Oklahoma City, OK	2.0	1.0–2.0	857	$1,950	$2.27	2d	11	0.70mi
8000 NW 110th Dr Oklahoma City, OK	3.0	2.0	1445	$1,745	$1.21	15d	1	0.79mi
8016 NW 110th Dr Oklahoma City, OK	3.0	2.0	1445	$1,695	$1.17	12d	1	0.80mi
8024 NW 110th Dr Oklahoma City, OK	3.0	2.0	1445	$1,695	$1.17	24d	1	0.81mi
6801 NW 122nd St Oklahoma City, OK	1.0–3.0	1.0–2.0	952	$1,350	$1.42	2d	7	0.84mi
10800 N Council Rd Oklahoma City, OK	2.0	2.0	900	$899	$1.00	15d	1	0.92mi
10723 Lawson Place Rd Oklahoma City, OK	3.0	2.0	1200	$1,495	$1.25	24d	1	0.93mi
10526 Utica Dr Oklahoma City, OK	3.0	2.0	1200	$1,545	$1.29	24d	1	1.01mi
6701 NW 124th Ter Oklahoma City, OK	4.0	2.0	1384	$1,650	$1.19	2d	1	1.02mi
8012 NW 105th St Oklahoma City, OK	3.0	2.0	1200	$1,495	$1.25	12d	1	1.04mi
8002 NW 105th Ter Unit A Oklahoma City, OK	3.0	2.0	1200	$1,495	$1.25	15d	1	1.07mi
10522 Harvest Moon Ave Oklahoma City, OK	3.0	2.5	1500	$1,395	$0.93	24d	1	1.11mi
10400 N Council Rd Apt 323 Oklahoma City, OK	2.0	2.0	962	$1,000	$1.04	20d	1	1.12mi
10400 N Council Rd Unit 315 Oklahoma City, OK	2.0	2.0	962	$1,000	$1.04	24d	1	1.12mi
10400 N Council Rd Unit 321 Oklahoma City, OK	2.0	2.0	885	$949	$1.07	24d	1	1.12mi
10411 White Oak Canyon Rd Oklahoma City, OK	2.0	2.0	1158	$1,225	$1.06	4d	1	1.24mi
7028 Elk Canyon Rd Oklahoma City, OK	3.0	2.0	1404	$1,495	$1.06	17d	1	1.33mi
12008 Brinley Reign Dr Yukon, OK	3.0	2.0	1382	$1,850	$1.34	24d	1	1.44mi
11608 Mackenzie Way Yukon, OK	3.0	2.5	1259	$1,545	$1.23	15d	1	1.45mi
11608 Mackenzie Way Yukon, OK	3.0	2.5	1259	$1,495	$1.19	11d	1	1.45mi
11606 Mackenzie Way Yukon, OK	3.0	2.0	1215	$2,850	$2.35	24d	1	1.45mi
11505 Mackenzie Way Yukon, OK	3.0	2.0	1200	$1,495	$1.25	20d	1	1.49mi

Listing history 3 events

1. 2026-06-08
   status $155,000 Pending 3 DOM
2. 2026-06-07
   remarks 699-char remark
3. 2026-06-07
   listed $155,000 Active 3 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: $1,380 · $115/mo
• Projected year-2 tax: $1,395 · $116/mo
• Expected delta: +$16/yr (+$1/mo · 1.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 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: $19,569
• − Mortgage interest: −$8,682
• − Property taxes: −$1,380
• − Insurance: −$775
• − Repairs & maintenance: −$1,566
• − Management: −$1,566
• − Depreciation: −$4,509
• Taxable income: $1,092
• Est. tax owed @ 24.0%: −$262
• After-tax cash flow: $3,289/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: Putnam City
• NCES district ID: 4025290
• Math proficiency: 12% ▼ -18.00%
• Reading proficiency: 16% ▼ -14.00%
• Median HH income: $46,657
• Composite: 12.61/100
• National rank: #9614
• State rank: #227 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): 28,728
• Household income: $88,031
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 913.0

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 0.59)
• Race & ethnicity: White 62% Black 14% Two or more races 11% Hispanic / Latino 8% Asian 6% Native American 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 4% Italian 2% Serbian 1%
• Foreign-born: 8% · Vietnam, Canada, China
• Languages at home: 90% English-only · Spanish 4% Vietnamese 2% 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: ▼ -172.35%
• Current HPI: 205.6639
• Rent YoY: ▲ 5.59%
• 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

+244.4% since first listed

9 events — show timeline

• 2026-06-04 Listed $155,000 MLSOK
• 2007-02-06 Sold (Public Records) $90,500 Public Records
• 2007-02-02 Sold (MLS) $90,500 MLSOK
• 2006-10-05 Listed $94,900 MLSOK
• 2003-09-08 Sold (Public Records) $76,500 Public Records
• 2003-08-29 Sold (MLS) $76,500 MLSOK
• 2003-07-27 Listed $74,900 MLSOK
• 1997-12-30 Sold (Public Records) $62,000 Public Records
• 1992-12-28 Sold (Public Records) $45,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $1,380 · +0.7% YoY. Source: county tax records.