13823 Oxford Dr · Oklahoma City, OK 73013

$210,000

3 bd · 2.0 ba · 1,234 sqft · MultiFamily public records · 72 Days on market

Built 2009 4,704 sqft lot $83/mo HOA · 5% of rent

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Well-maintained 3-bedroom, 2-bathroom home offering 1,234 square feet of functional living space. Featuring new LVP flooring, newer interior paint, and a brand new HVAC system, this property could be great for an owner occupant or for an investment property. The home features an open living and dining layout with natural light, a gas fireplace, and a practical floor plan. The kitchen offers ample cabinet and counter space along with modern appliances for everyday functionality. The primary bedroom includes a private en-suite bathroom, while two additional bedrooms and a large hallway bathroom provide flexibility for tenant occupants or personal use. Outside, the property features a new roof

Key facts

• Modern appliances
• Gas fireplace
• New lvp flooring

Tags

• NEW LVP FLOORING
• NEW HVAC SYSTEM
• OPEN LIVING AND DINING LAYOUT
• GAS FIREPLACE
• MODERN APPLIANCES
• PRIVATE EN-SUITE BATHROOM

Property features AI

Finance

• Other: Vacant and available; No conditions affecting sale
• Financial info: Loan qualification allowed; Not assumable
• HOA & community: Mandatory association dues; Association fee $990 (includes exterior maintenance)

Exterior

• Parking: 2-car garage
• Utilities: Homestead exempt (yes)
• Home design: Residential half duplex; One level property; Existing property
• Construction: Brick and frame construction; Composition roof (replaced/updated 2024); Conventional foundation
• Exterior features: Open patio; Cul-de-sac lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: One living area; Gas log fireplace; No study; No in-law plan

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $210k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $210k).
• Recommended offer: $197k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.3% 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.
• Edmond (suburban): math 38% / reading 40% proficiency, ranked #11 of 270 in OK (top 4%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Chisholm Es (math 61% / reading 56%, grade B-, #16 of 845 statewide, top 2%, 864 students, 0% FRL); North Hs (math 47% / reading 57%, grade D+, #1 of 447 statewide, top 0%, 2,555 students, 0% FRL) — zoned schools average 0% FRL vs 22% district-wide (22 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 55% at this address vs 39% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Edmond average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.1%/yr); 654 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 5,365 units permitted in Oklahoma County in 2024 (569 in 5+ unit buildings).
• This rent runs 34% of the median local income ($114k/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.
• At projected returns (-3.0% appreciation + 3.1% rent growth), your $59k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $197,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.52% ✓
• Cap rate: 12.28%
• Cash-on-cash: 21.39%
• DSCR: 1.95
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.14% rent growth · sell at horizon

5-year hold

• IRR: 14.1%
• Equity multiple: 1.57×
• Total profit: $33,226
• Equity at exit: $31,312

10-year hold

• IRR: 23.0%
• Equity multiple: 2.99×
• Total profit: $116,973
• Equity at exit: $18,157

Cash invested: $58,800 (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 73013

• Rents YoY: 3.1%
• Active inventory: 654
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $3,188 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$199 /mo · $2,385/yr
• Insurance: −$88
• HOA: −$83
• Vacancy / Maint / Mgmt: −$669
• Net cashflow: $1,048

Break-even live

Break-even rent $1,861

Max offer price $210,000

Occupancy floor 62%

Sensitivity live

Price	-10% $1,167	-5% $1,107	+0% $1,048	+5% $989	+10% $929
Rent	-10% $796	-5% $922	+0% $1,048	+5% $1,174	+10% $1,300
Rate	-1.0pp $1,154	-0.5pp $1,101	base $1,048	+0.5pp $994	+1.0pp $938

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,188
Total (2 units)			$3,188

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2433 Shady Tree Ln Edmond, OK	3.0	2.0	1460	$1,795	$1.23	2d	1	1.09mi
4310 NE 119th St Oklahoma City, OK	4.0	2.0	1500	$1,520	$1.01	24d	1	1.48mi

HOA detail

• Monthly dues: $83 · $996/yr
• Likely covers: gas

Listing history 6 events

1. 2026-05-21
   status Pending
2. 2026-05-08
   price $210,000
3. 2026-03-24
   price $215,000
4. 2026-03-10
   listed $225,000 Active
5. 2009-07-10
   historical
6. 2009-02-25
   listed $129,500

ⓘ 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: $2,385 · $199/mo
• Projected year-2 tax: $2,385 · $199/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $38,256
• − Mortgage interest: −$11,763
• − Property taxes: −$2,385
• − Insurance: −$1,050
• − Repairs & maintenance: −$3,060
• − Management: −$3,060
• − HOA: −$996
• − Depreciation: −$6,109
• Taxable income: $9,831
• Est. tax owed @ 24.0%: −$2,359
• After-tax cash flow: $10,216/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: Edmond
• NCES district ID: 4010590
• Math proficiency: 38% ▼ -12.00%
• Reading proficiency: 40% ▼ -12.00%
• Median HH income: $73,212
• Composite: 35.88/100
• National rank: #4814
• State rank: #11 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): 58,023
• Household income: $113,870
• Rent vs Own: 24.0% rent · 76.0% own
• Severe rent burden: 1313.0

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: Predominantly White (67%)
• Race & ethnicity: White 67% Two or more races 11% Black 9% Asian 7% Hispanic / Latino 5% Native American 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 2%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 91% English-only · Other Indo-European 3% Spanish 2% 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: ▼ -201.41%
• Current HPI: 214.2251
• Rent YoY: ▲ 3.14%
• 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

+62.2% since first listed

6 events — show timeline

• 2026-05-21 Pending — MLSOK
• 2026-05-08 Price Changed $210,000 MLSOK
• 2026-03-24 Price Changed $215,000 MLSOK
• 2026-03-10 Listed $225,000 MLSOK
• 2009-07-10 Listing Removed — MLSOK
• 2009-02-25 Listed $129,500 MLSOK

Property tax history

+2.6%/yr

Latest (2025): $2,385 · +5.3% YoY. Source: county tax records.