1518 Carlisle Ct · The Village, OK 73120

$120,000

2 bd · 1.0 ba · 1,020 sqft · SingleFamily public records · 1 Days on market

Built 1951 5,767 sqft lot Est $162k · 26% 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 +21.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +5.6/10.0
• Livability +3.9/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Come take a look at this single story brick home located in The Village. This three bedroom 1 bath home with single car garage has tons of potential. Large storage building in backyard is an added bonus. CASH AND LINES OF CREDIT ONLY AS IS SALE.

Key facts

• 5,767 sq ft lot
• Garage
• Built 1951

Tags

• SINGLE STORY BRICK HOME
• LARGE STORAGE BUILDING

Property features AI

Finance

• Other: Property located in Casady Heights 2nd addition; Not homesteaded; Interior lot size approximately 0.13 acres; Listed as active; Living area reported as 1,020 (assessor)
• Financial info: Not assumable; Does not qualify for loan transfer
• HOA & community: No mandatory association dues

Exterior

• Parking: Detached or attached 1-car garage
• Home design: Single-family residence; One-story entry; Residential property; Existing property
• Construction: Brick and frame construction; Composition roof; Combination foundation
• Exterior features: Covered porch; Interior lot

Interior

• Bedrooms: Three bedrooms
• Bathrooms: One full bathroom
• Interior features: Living area with one living space; No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $189 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Cap rate 8.2% vs local median 4.4% in The Village — 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 77/100 on livability (#9 in OK, #3,145 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: amenities D-, commute 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: Ridgeview Es (math 17% / reading 22%, grade F, #479 of 845 statewide, top 63%, 395 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 (+2.0%/yr); 333 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $830 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $20k; list at $120k implies a 500% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — 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 $120,000

Questions for the listing agent

1. Built in 1951 — 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.06% ✓
• Cap rate: 8.18%
• Cash-on-cash: 6.75%
• DSCR: 1.30
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $162,180
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1310 NW 84th St	0.60mi	3/1.0 (+1)	1,024 (+0%)	1mo	$148,400	$145	66
1925 Westchester Dr	0.62mi	3/1.0 (+1)	1,026 (+1%)	1mo	$120,000	$117	64
1515 Downing St	0.19mi	3/1.0 (+1)	1,171 (+15%)	2mo	$182,000	$155	60
1221 NW 83rd St	0.68mi	3/1.0 (+1)	996 (-2%)	1mo	$161,000	$162	58
1419 NW 98th St	0.74mi	2/2.0	1,040 (+2%)	1mo	$160,000	$154	58
1924 Hasley Dr	0.64mi	3/1.0 (+1)	1,074 (+5%)	2mo	$200,000	$186	54
904 Westchester Dr	0.71mi	3/1.0 (+1)	980 (-4%)	1mo	$155,000	$158	54
1817 Oxford Way	0.46mi	2/1.0	870 (-15%)	0mo	$145,000	$167	54
1732 Westchester Dr	0.43mi	3/1.0 (+1)	1,159 (+14%)	2mo	$232,000	$200	51
1317 NW 95th St	0.67mi	2/1.0	1,132 (+11%)	2mo	$105,000	$93	49
2143 Carlton Way	0.57mi	3/1.0 (+1)	1,155 (+13%)	0mo	$185,000	$160	46
1335 NW 94th St	0.59mi	3/1.5 (+1)	1,162 (+14%)	0mo	$185,000	$159	42

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: -7.0%
• Equity multiple: 0.74×
• Total profit: $-8,604
• Equity at exit: $17,892

10-year hold

• IRR: 1.4%
• Equity multiple: 1.10×
• Total profit: $3,208
• Equity at exit: $10,375

Cash invested: $33,600 (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: 333
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,266 high
• Mortgage (P&I): −$629
• Tax from tax record: −$132 /mo · $1,586/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $189

Break-even live

Break-even rent $1,027

Max offer price $120,000

Occupancy floor 80%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1618 Oxford Way Oklahoma City, OK	3.0	1.0	1039	$1,350	$1.30	24d	1	0.23mi
1707 Brighton Ave Oklahoma City, OK	3.0	2.0	1168	$1,300	$1.11	3d	1	0.29mi
1304 Downing St Oklahoma City, OK	2.0	1.0	1345	$1,395	$1.04	4d	1	0.30mi
1622 W Britton Rd Oklahoma City, OK	3.0	2.0	1370	$1,460	$1.07	21d	1	0.30mi
1702 W Britton Rd Oklahoma City, OK	2.0	1.0	950	$1,195	$1.26	2d	1	0.30mi
1708 Sheffield Rd Oklahoma City, OK	3.0	1.0	1057	$1,400	$1.32	2d	1	0.31mi
1435 NW 91st St Oklahoma City, OK	2.0	1.5	1090	$1,000	$0.92	44d	1	0.38mi
1434 NW 92nd St Unit 3 Oklahoma City, OK	2.0	1.5	950	$915	$0.96	44d	1	0.39mi
1441 NW 92nd St Oklahoma City, OK	1.0–2.0	1.0	725	$850	$1.17	44d	1	0.39mi
1425 NW 94th St Oklahoma City, OK	2.0	1.0	816	$795	$0.97	21d	1	0.51mi
1417 NW 95th St Oklahoma City, OK	2.0	1.0	916	$1,085	$1.18	24d	1	0.58mi
9721 Georgia Ave Oklahoma City, OK	3.0	2.0	1442	$1,685	$1.17	4d	1	0.58mi
1913 Downing St Oklahoma City, OK	2.0	1.0	940	$1,245	$1.32	2d	1	0.62mi
1913 Downing St Oklahoma City, OK	2.0	1.0	940	$1,245	$1.32	2d	1	0.62mi
1216 NW 84th St Oklahoma City, OK	2.0	1.5	1140	$900	$0.79	4d	1	0.64mi
9519 Stratford Dr Oklahoma City, OK	3.0	1.0	1141	$1,450	$1.27	2d	1	0.65mi
1133 NW 84th St Oklahoma City, OK	3.0	1.0	884	$1,150	$1.30	24d	1	0.74mi
2024 Churchill Way Oklahoma City, OK	3.0	1.0	1278	$1,500	$1.17	4d	1	0.74mi
1214 NW 81st St Oklahoma City, OK	3.0	1.0	1100	$1,350	$1.23	2d	1	0.75mi
2104 Churchill Way Oklahoma City, OK	3.0	1.0	866	$1,365	$1.58	2d	1	0.78mi
1000 NW 88th St Oklahoma City, OK	1.0	1.0	849	$745	$0.88	2d	2	0.79mi
1000 NW 88th St Oklahoma City, OK	1.0	1.0	850	$875	$1.03	44d	4	0.79mi
2116 Andover Ct Oklahoma City, OK	3.0	1.0	1103	$1,495	$1.36	4d	1	0.80mi
2113 Churchill Pl Oklahoma City, OK	3.0	1.0	1025	$1,250	$1.22	44d	1	0.80mi
2300 Carlton Way Oklahoma City, OK	1.0	1.0	700	$899	$1.28	16d	1	0.80mi
2204 Downing St Oklahoma City, OK	2.0	1.0	750	$1,295	$1.73	20d	1	0.84mi
2000 Lanesboro Dr Oklahoma City, OK	3.0	2.0	1236	$1,550	$1.25	44d	1	0.85mi
10104 Haverhill Pl Oklahoma City, OK	3.0	2.0	1188	$1,550	$1.30	15d	1	0.87mi
1025 NW 86th St Oklahoma City, OK	2.0	1.5	1100	$1,000	$0.91	44d	1	0.88mi
2216 Hasley Dr Oklahoma City, OK	2.0	1.0	750	$1,400	$1.87	44d	1	0.90mi
2216 Hasley Dr Oklahoma City, OK	2.0	1.0	750	$1,400	$1.87	20d	1	0.90mi
1720 Castle St Oklahoma City, OK	3.0	2.0	1428	$1,800	$1.26	44d	1	0.91mi
745 NW 89th St Oklahoma City, OK	3.0	1.0	1000	$1,275	$1.27	2d	1	1.00mi
912 NW 98th St Oklahoma City, OK	3.0	1.0	1364	$1,250	$0.92	44d	1	1.07mi
911 NW 98th St Oklahoma City, OK	3.0	1.0	1122	$1,100	$0.98	2d	1	1.09mi
2801 Croydon Ct Oklahoma City, OK	2.0	1.0	1102	$1,550	$1.41	2d	1	1.10mi
10517 N McKinley Ave Oklahoma City, OK	3.0	1.5	1219	$1,695	$1.39	4d	1	1.15mi
2632 Kings Way Oklahoma City, OK	3.0	1.5	1496	$1,600	$1.07	44d	1	1.18mi
9909 Sunnymeade Pl Oklahoma City, OK	3.0	2.0	1325	$1,695	$1.28	2d	1	1.22mi
9913 Sunnymeade Pl Oklahoma City, OK	3.0	1.5	1284	$1,695	$1.32	24d	1	1.23mi

Listing history 2 events

1. 2026-06-07
   remarks 245-char remark
2. 2026-06-07
   listed $120,000 Pending 1 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: $1,586 · $132/mo
• Projected year-2 tax: $1,586 · $132/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 2% 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: $15,196
• − Mortgage interest: −$6,722
• − Property taxes: −$1,586
• − Insurance: −$600
• − Repairs & maintenance: −$1,216
• − Management: −$1,216
• − Depreciation: −$3,491
• Taxable income: $366
• Est. tax owed @ 24.0%: −$88
• After-tax cash flow: $2,179/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 — The Village

• Score: 77/100
• State rank: #9
• US rank: #3145

Category grades

Amenities D- Commute F Cost of living A+ Crime C Employment A- Housing A+ Health & safety B+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: The Village, OK
• County: Oklahoma County · 771,644 people
• 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

+500.0% since first listed

3 events — show timeline

• 2026-06-06 Pending — MLSOK
• 2026-06-05 Listed $120,000 MLSOK
• 1988-07-21 Sold (Public Records) $20,000 Public Records

Property tax history

+7.1%/yr

Latest (2025): $1,586 · +2.9% YoY. Source: county tax records.