2536 NW 11th St · Oklahoma City, OK 73107

$209,500

2 bd · 2.0 ba · 1,764 sqft · Townhouse public records · 104 Days on market

Built 1930 7,501 sqft lot $119/sqft · 42% below area Est $358k · 42% under

---

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 +15.0/15.0
• Cash flow +11.2/30.0
• Rent growth +4.3/5.0
• Livability +4.0/5.0
• DSCR +3.3/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

One side remodeled. This 100% tenant-occupied duplex offers immediate cash flow with total monthly rents of $1,700. Conveniently located with easy access to major roads, shopping, and employment centers. Turnkey investment—collect rent from day one. Can be sold as a package MLS# 1211471,1211479,1211482

Key facts

• Turnkey investment
• Built 1930
• Listed 104 days

Tags

• TENANT OCCUPIED DUPLEX
• EASY ACCESS TO MAJOR ROADS
• TURNKEY INVESTMENT

🏷️ Possibly a rental listed for sale. The $209,500 price doesn't fit this home's estimated sale value (~$358,430) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $210k.

Deal economics

• At list price, monthly cash flow is $-82 ($-980/yr) — negative.
• To cash-flow at today's rent, offer at most $195k (6.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (24.5% below list).
• Recommended offer: $158k (24.5% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: Hawthorne Es (math 8% / reading 17%, grade F, #652 of 845 statewide, top 79%, 376 students, 0% FRL); Taft Ms (math 2% / reading 5%, grade F, #330 of 345 statewide, top 96%, 1,045 students, 0% FRL); Northwest Classen Hs (math 5% / reading 10%, grade F, #420 of 447 statewide, top 95%, 1,702 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 (+7.3%/yr); 221 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; 5,365 units permitted in Oklahoma County in 2024 (569 in 5+ unit buildings).
• This rent runs 33% of the median local income ($57k/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

• It's been on market 104 days — a 9% lower offer ($191k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 9y 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.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $158,069 (24.5% 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 104 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.75% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.67%
• DSCR: 0.93
• GRM: 11.0

CMA / ARV

• ARV (median comp): $358,430
• List price: $209,500
• Delta: -41.55%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 7.29% rent growth · sell at horizon

5-year hold

• IRR: -14.8%
• Equity multiple: 0.45×
• Total profit: $-32,081
• Equity at exit: $31,237

10-year hold

• IRR: -0.6%
• Equity multiple: 0.95×
• Total profit: $-2,917
• Equity at exit: $18,114

Cash invested: $58,660 (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 73107

• Rents YoY: 7.3%
• Active inventory: 221
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,581 high
• Mortgage (P&I): −$1,099
• Tax from tax record: −$144 /mo · $1,734/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $-82

Break-even live

Break-even rent $1,684

Max offer price $195,071

Occupancy floor —

Sensitivity live

Price	-10% $37	-5% $-22	+0% $-82	+5% $-141	+10% $-200
Rent	-10% $-207	-5% $-144	+0% $-82	+5% $-19	+10% $43
Rate	-1.0pp $24	-0.5pp $-28	base $-82	+0.5pp $-136	+1.0pp $-191

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: $52,375
• Closing costs: $6,285
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2519 W Park Pl Oklahoma City, OK	3.0	2.0	2000	$1,900	$0.95	45d	1	0.03mi
2525 NW 11th St Oklahoma City, OK	3.0	2.0	1415	$1,550	$1.10	45d	1	0.06mi
1517 N Miller Blvd Oklahoma City, OK	3.0	2.0	1968	$1,650	$0.84	5d	1	0.38mi
2139 NW 15th St Oklahoma City, OK	3.0	2.0	1551	$1,950	$1.26	45d	1	0.59mi
1414 N Drexel Blvd Oklahoma City, OK	2.0	1.0	1604	$1,100	$0.69	3d	1	0.71mi
1928 NW 18th St Oklahoma City, OK	3.0	2.5	1914	$2,200	$1.15	45d	1	0.93mi
2605 NW 24th St Oklahoma City, OK	2.0	1.0	1300	$1,525	$1.17	4d	1	0.99mi
2808 NW 24th St Unit A Oklahoma City, OK	3.0	1.5	1604	$1,595	$0.99	4d	1	1.01mi
1138 N Blackwelder Ave Unit 3 Oklahoma City, OK	2.0	2.0	1250	$1,599	$1.28	13d	1	1.10mi
3145 NW 21st St Oklahoma City, OK	3.0	2.0	1728	$1,600	$0.93	4d	1	1.12mi
2504 NW 27th St Oklahoma City, OK	2.0	1.0	1303	$1,450	$1.11	45d	1	1.15mi
2736 NW 27th St Oklahoma City, OK	3.0	2.0	1657	$1,895	$1.14	3d	1	1.18mi
1721 NW 18th St Oklahoma City, OK	3.0	2.0	1900	$1,300	$0.68	45d	1	1.20mi
2301 N Florida Ave Oklahoma City, OK	2.0	1.5	1700	$1,235	$0.73	18d	1	1.32mi
2004 NW 28th St Oklahoma City, OK	2.0	1.0	1425	$1,195	$0.84	45d	1	1.43mi
1215 NW 13th St Oklahoma City, OK	3.0	1.0	1368	$2,200	$1.61	45d	1	1.44mi
1209 NW 11th St Oklahoma City, OK	2.0	2.5	1400	$1,795	$1.28	18d	1	1.44mi
1209 NW 11th St Oklahoma City, OK	2.0	2.5	1400	$1,795	$1.28	5d	1	1.44mi
1322 NW 17th St Unit B Oklahoma City, OK	2.0	1.0	1294	$1,200	$0.93	46d	1	1.46mi

Listing history 19 events

1. 2026-05-11
   status Pending 309-char remark

   Show marketing remark (309 chars)

   One side remodeled. This 100% tenant-occupied duplex offers immediate cash flow with total monthly rents of $1,700. Conveniently located with easy access to major roads, shopping, and employment centers. Turnkey investment—collect rent from day one. Can be sold as a package MLS# 1211471,1211479,1211482

2. 2026-01-27
   listed $209,500 Active 309-char remark

   Show marketing remark (309 chars)

   One side remodeled. This 100% tenant-occupied duplex offers immediate cash flow with total monthly rents of $1,700. Conveniently located with easy access to major roads, shopping, and employment centers. Turnkey investment—collect rent from day one. Can be sold as a package MLS# 1211471,1211479,1211482

3. 2018-10-22
   soldstatus $591,000
4. 2018-10-17
   soldstatus $141,840 Sold 69-char remark

   Show marketing remark (69 chars)

   This is a duplex and is to be sold together with 2538 NW 11th Street.

5. 2018-08-25
   status Pending 69-char remark

   Show marketing remark (69 chars)

   This is a duplex and is to be sold together with 2538 NW 11th Street.

6. 2018-08-15
   listed $155,000 Active 69-char remark

   Show marketing remark (69 chars)

   This is a duplex and is to be sold together with 2538 NW 11th Street.

7. 2017-12-15
   soldstatus $101,500
8. 2017-12-14
   soldstatus $101,250 Sold
9. 2017-11-16
   status Pending
10. 2017-11-10
    status Active
11. 2017-11-07
    status Pending
12. 2017-11-07
    status Active
13. 2017-11-07
    soldstatus $85,000
14. 2017-10-31
    historical
15. 2017-10-31
    status Active
16. 2017-10-27
    historical
17. 2017-10-05
    status Active
18. 2017-10-01
    status Pending
19. 2017-09-28
    listed $110,000 Active

ⓘ 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: $1,734 · $144/mo
• Projected year-2 tax: $1,885 · $157/mo
• Expected delta: +$152/yr (+$13/mo · 8.7%)

ⓘ 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: $18,968
• − Mortgage interest: −$11,735
• − Property taxes: −$1,734
• − Insurance: −$1,048
• − Repairs & maintenance: −$1,517
• − Management: −$1,517
• − Depreciation: −$6,095
• Taxable loss: −$4,678
• Est. tax savings @ 24.0%: +$1,123
• After-tax cash flow: $143/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): 25,791
• Household income: $56,873
• Rent vs Own: 45.5% rent · 54.5% own
• Severe rent burden: 1210.0

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 0.64)
• Race & ethnicity: White 47% Hispanic / Latino 37% Two or more races 13% Native American 6% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Lithuanian 1% Italian 1% Slovak 1%
• Foreign-born: 19% · Canada, Vietnam
• Languages at home: 67% English-only · Spanish 30% 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: ▼ -245.03%
• Current HPI: 274.7844
• Rent YoY: ▲ 7.29%
• 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

+90.5% since first listed

19 events — show timeline

• 2026-05-11 Pending — MLSOK
• 2026-01-27 Listed $209,500 MLSOK
• 2018-10-22 Sold (Public Records) $591,000 Public Records
• 2018-10-17 Sold (MLS) $141,840 MLSOK
• 2018-08-25 Pending — MLSOK
• 2018-08-15 Listed $155,000 MLSOK
• 2017-12-15 Sold (Public Records) $101,500 Public Records
• 2017-12-14 Sold (MLS) $101,250 MLSOK
• 2017-11-16 Pending — MLSOK
• 2017-11-10 Relisted — MLSOK
• 2017-11-07 Pending — MLSOK
• 2017-11-07 Relisted — MLSOK
• 2017-11-07 Sold (Public Records) $85,000 Public Records
• 2017-10-31 Listing Removed — MLSOK
• 2017-10-31 Relisted — MLSOK
• 2017-10-27 Listing Removed — MLSOK
• 2017-10-05 Relisted — MLSOK
• 2017-10-01 Pending — MLSOK
• 2017-09-28 Listed $110,000 MLSOK

Property tax history

+7.4%/yr

Latest (2025): $1,734 · +4.2% YoY. Source: county tax records.