1313 Bellevidere Dr · Oklahoma City, OK 73117

$139,000

2 bd · 1.0 ba · 1,025 sqft · SingleFamily public records · 31 Days on market

Built 1946 6,050 sqft lot $136/sqft · 58% above area Est $105k · 32% over

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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).

• Cash flow +16.6/30.0
• Appreciation +6.2/10.0
• DSCR +5.1/10.0
• Livability +4.0/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Price Reduced on totally remodeled house! New paint inside and out, new tile, carpet, roof. All new fixtures. Courthouse shows 1025sf, does not reflect add on. Buyer to verify square footage. BONUS TO SELLING BROKER! Great drive up appeal! Owner finance an option!!!

Key facts

• Functional kitchen
• New flooring
• New water heater

Tags

• NEW INTERIOR PAINT
• NEW FLOORING
• NEW WATER HEATER
• SOLID BRICK CONSTRUCTION
• COMPOSITION ROOF
• FUNCTIONAL KITCHEN

Property features AI

Finance

• Other: Living area reported as 1,225 (source: plans); Located in Carverdale Sub Add; No storm shelter; Homestead not indicated
• Financial info: Loan qualification allowed; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: Concrete parking; 1-car garage
• Utilities: No flood insurance required
• Home design: Single-family residence; One story; Existing property
• Construction: Brick and frame construction; Composition roof; Slab foundation; Built as existing structure
• Exterior features: Front porch; Interior lot

Interior

• Bedrooms: 3 bedrooms (single level)
• Bathrooms: 1 full bathroom
• Interior features: One living area; One fireplace (other type)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $83 ($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 $115k (17.1% below list).
• Recommended offer: $115k (17.1% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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: schools F, 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.
• Market conditions: 75 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 5,365 units permitted in Oklahoma County in 2024 (569 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($961 loan paydown + $3k appreciation (2.4% local appreciation)).
• Oklahoma County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.4% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 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 $35k; list at $139k implies a 297% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — 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 $115,185 (17.1% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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 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: 0.83% ✗
• Cap rate: 7.01%
• Cash-on-cash: 2.57%
• DSCR: 1.11
• GRM: 10.1

CMA / ARV

• ARV (median comp): $105,355
• List price: $139,000
• Delta: 31.94%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2509 NE 13th St	0.14mi	3/1.5 (+1)	980 (-4%)	1mo	$155,000	$158	78
1157 E Bellevidere Dr	0.20mi	3/2.0 (+1)	1,037 (+1%)	7mo	$75,000	$72	74
1716 N Highland Dr	0.31mi	3/1.0 (+1)	1,040 (+2%)	7mo	$145,000	$139	72
2032 NE Grand Blvd	0.54mi	2/1.0	1,040 (+2%)	2mo	$45,000	$43	71
1701 N Fairmont Ave	0.23mi	2/1.0	927 (-10%)	8mo	$73,000	$79	67
2525 NE 14th St	0.19mi	2/1.0	895 (-13%)	4mo	$60,000	$67	67
1504 N Magnolia St	0.48mi	2/1.5	995 (-3%)	5mo	$43,250	$43	66
2021 N Page Ave	0.45mi	3/1.0 (+1)	1,005 (-2%)	7mo	$95,000	$95	65
1908 NE Grand Blvd	0.43mi	3/1.0 (+1)	998 (-3%)	6mo	$85,000	$85	65
2704 NE Success St	0.55mi	3/1.0 (+1)	1,048 (+2%)	10mo	$150,000	$143	57
1720 Wickliff St	0.67mi	2/1.5	902 (-12%)	0mo	$100,000	$111	46
1620 NE 12th St	0.74mi	2/2.0	1,170 (+14%)	2mo	$200,000	$171	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.2%
• Equity multiple: 1.46×
• Total profit: $17,751
• Equity at exit: $57,983

10-year hold

• IRR: 11.1%
• Equity multiple: 2.57×
• Total profit: $61,081
• Equity at exit: $85,993

Cash invested: $38,920 (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 73117

• Home prices YoY: 1.3%
• Active inventory: 75
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,152 high
• Mortgage (P&I): −$729
• Tax from tax record: −$40 /mo · $476/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $83

Break-even live

Break-even rent $1,046

Max offer price $139,000

Occupancy floor 88%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1321 Bellevidere Dr Oklahoma City, OK	3.0	2.0	1000	$1,200	$1.20	23d	1	0.03mi
1217 Carverdale Dr Oklahoma City, OK	2.0	2.0	1323	$1,300	$0.98	44d	1	0.13mi
2520 NE 14th St Oklahoma City, OK	3.0	1.0	1070	$1,099	$1.03	44d	1	0.16mi
1501 NE Grand Blvd Oklahoma City, OK	3.0	1.0	1204	$1,200	$1.00	4d	1	0.20mi
2501 NE 16th St Oklahoma City, OK	2.0	1.0	941	$1,100	$1.17	44d	1	0.24mi
1709 N Page Ave Oklahoma City, OK	2.0	1.0	967	$895	$0.93	23d	1	0.24mi
2105 NE 12th St Oklahoma City, OK	3.0	2.0	1180	$1,650	$1.40	21d	1	0.32mi
2132 NE 19th St Oklahoma City, OK	2.0	1.0	850	$950	$1.12	44d	1	0.46mi
2705 NE 18th St Oklahoma City, OK	3.0	2.0	1399	$1,000	$0.71	21d	1	0.46mi
2143 NE 19th St Oklahoma City, OK	2.0	1.0	1265	$945	$0.75	44d	1	0.47mi
2620 NE 19th St Oklahoma City, OK	2.0	1.0	900	$995	$1.11	44d	1	0.47mi
2616 NE Success St Oklahoma City, OK	3.0	2.0	1312	$1,350	$1.03	23d	1	0.51mi
2132 Miramar Blvd Oklahoma City, OK	2.0	1.0	768	$800	$1.04	2d	1	0.53mi
2200 Hardin Dr Oklahoma City, OK	3.0	1.0	1091	$1,025	$0.94	44d	1	0.54mi
2036 NE Grand Blvd Oklahoma City, OK	2.0	1.0	1092	$995	$0.91	2d	1	0.54mi
2308 NE 21st St Oklahoma City, OK	3.0	1.0	1400	$1,250	$0.89	2d	1	0.56mi
2107 Hardin Dr Oklahoma City, OK	3.0	1.0	999	$875	$0.88	44d	1	0.60mi
2604 NE 21st St Oklahoma City, OK	3.0	1.0	1260	$995	$0.79	23d	1	0.61mi
1801 E Park Pl Oklahoma City, OK	2.0	1.0	734	$695	$0.95	44d	1	0.62mi
2300 Granada Blvd Oklahoma City, OK	3.0	1.0	999	$1,000	$1.00	12d	1	0.71mi
2313 NE 23rd St Oklahoma City, OK	3.0	2.5	1500	$1,095	$0.73	44d	1	0.72mi
2112 NE 23rd St Oklahoma City, OK	3.0	1.0	1117	$1,070	$0.96	17d	1	0.73mi
1633 NE 11th St Oklahoma City, OK	3.0	2.0	1284	$1,945	$1.51	1d	1	0.75mi
1727 NE 19th St Oklahoma City, OK	3.0	1.0	892	$995	$1.12	44d	1	0.79mi
1722 NE 20th St Oklahoma City, OK	2.0	1.0	800	$1,070	$1.34	44d	1	0.82mi
1706 NE 8th St Oklahoma City, OK	3.0	2.0	1389	$1,345	$0.97	3d	1	0.83mi
1801 N Jordan Ave Oklahoma City, OK	2.0	1.0	1080	$1,000	$0.93	14d	1	0.84mi
1609 NE 18th St Oklahoma City, OK	2.0	1.0	899	$900	$1.00	4d	1	0.85mi
3212 NE 15th St Oklahoma City, OK	3.0	1.0	825	$965	$1.17	10d	1	0.88mi
1444 NE 13th St Unit 1446 Oklahoma City, OK	2.0	2.0	1167	$1,199	$1.03	17d	1	0.93mi
1450 NE 16th Ter Oklahoma City, OK	3.0	1.0	1096	$1,295	$1.18	44d	1	0.96mi
1912 N Overbrook Dr Oklahoma City, OK	3.0	1.0	1150	$1,200	$1.04	44d	1	0.97mi
3333 NE 12th St Oklahoma City, OK	2.0	1.0	720	$1,000	$1.39	44d	1	0.98mi
3317 NE 15th St Oklahoma City, OK	3.0	1.0	816	$1,395	$1.71	44d	1	0.99mi
1445 NE 10th St Oklahoma City, OK	2.0	1.0	1011	$1,195	$1.18	17d	1	0.99mi
1931 NE 25th St Unit 10 Oklahoma City, OK	2.0	1.0	900	$875	$0.97	23d	1	1.02mi
1904 NE 25th St Oklahoma City, OK	2.0	1.0	939	$950	$1.01	4d	1	1.03mi
1921 NE 25th St Unit 3 Oklahoma City, OK	2.0	1.0	900	$875	$0.97	20d	1	1.03mi
1812 NE 24th St Oklahoma City, OK	3.0	1.0	1071	$1,175	$1.10	2d	1	1.04mi
1428 NE 10th St Oklahoma City, OK	3.0	2.0	1487	$1,600	$1.08	44d	1	1.04mi

Listing history 19 events

1. 2026-06-15
   days on market $139,000 Active 31 DOM
2. 2026-06-13
   days on market $139,000 Active 29 DOM
3. 2026-06-09
   days on market $139,000 Active 25 DOM
4. 2026-06-08
   days on market $139,000 Active 24 DOM
5. 2026-06-07
   days on market $139,000 Active 23 DOM
6. 2026-06-05
   days on market $139,000 Active 20 DOM
7. 2026-06-03
   days on market $139,000 Active 19 DOM
8. 2026-06-02
   days on market $139,000 Active 18 DOM
9. 2026-06-01
   days on market $139,000 Active 17 DOM
10. 2026-05-31
    days on market $139,000 Active 16 DOM
11. 2026-05-15
    listed $139,000 Active 1120-char remark
12. 2026-04-07
    historical
13. 2026-04-02
    price $148,000
14. 2026-02-26
    price $152,000
15. 2025-11-06
    listed $157,000 Active
16. 2003-09-26
    soldstatus $35,000

    Show marketing remark (267 chars)

    Price Reduced on totally remodeled house! New paint inside and out, new tile, carpet, roof. All new fixtures. Courthouse shows 1025sf, does not reflect add on. Buyer to verify square footage. BONUS TO SELLING BROKER! Great drive up appeal! Owner finance an option!!!

17. 2003-07-17
    listed $39,000

    Show marketing remark (267 chars)

    Price Reduced on totally remodeled house! New paint inside and out, new tile, carpet, roof. All new fixtures. Courthouse shows 1025sf, does not reflect add on. Buyer to verify square footage. BONUS TO SELLING BROKER! Great drive up appeal! Owner finance an option!!!

18. 1994-11-28
    soldstatus $10,000
19. 1994-05-10
    soldstatus $8,000

ⓘ 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: $476 · $40/mo
• Projected year-2 tax: $1,251 · $104/mo
• Expected delta: +$776/yr (+$65/mo · 163.1%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $13,822
• − Mortgage interest: −$7,786
• − Property taxes: −$476
• − Insurance: −$695
• − Repairs & maintenance: −$1,106
• − Management: −$1,106
• − Depreciation: −$4,044
• Taxable loss: −$1,390
• Est. tax savings @ 24.0%: +$333
• After-tax cash flow: $1,335/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): 6,225
• Household income: $23,413
• Rent vs Own: 62.2% rent · 37.8% own
• Severe rent burden: 681.0

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 0.56)
• Race & ethnicity: Black 63% White 16% Two or more races 13% Hispanic / Latino 12% Asian 2%
• Hispanic origin (detail): Mexican 10%
• Foreign-born: 10% · Canada, Guatemala, China
• Languages at home: 87% English-only · Spanish 8% Other Indo-European 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: ▲ 2.42%
• Current HPI: 192.3185
• Rent YoY: —
• 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

+1637.5% since first listed

10 events — show timeline

• 2026-06-16 Listing Removed — MLSOK
• 2026-05-15 Listed $139,000 MLSOK
• 2026-04-07 Listing Removed — MLSOK
• 2026-04-02 Price Changed $148,000 MLSOK
• 2026-02-26 Price Changed $152,000 MLSOK
• 2025-11-06 Listed $157,000 MLSOK
• 2003-09-26 Sold (MLS) $35,000 MLSOK
• 2003-07-17 Listed $39,000 MLSOK
• 1994-11-28 Sold (Public Records) $10,000 Public Records
• 1994-05-10 Sold (Public Records) $8,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $476 · +4.2% YoY. Source: county tax records.