1137 Carverdale Dr · Oklahoma City, OK 73117

$85,000

3 bd · 2.0 ba · 1,189 sqft · SingleFamily public records · 1 Days on market

Built 1947 6,251 sqft lot Est $165k · 49% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.2/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks

Investor Open House: Friday from 1:00 PM to 3:00 PM. Come take a look and bring your contractor! This is a great opportunity for cash or hard money buyers! Renovate and resell, add to your rental portfolio, or create long-term value. This home is being sold strictly as-is. Seller will make no repairs. Buyer to verify all information.

Key facts

• 6,251 sq ft lot
• Garage
• Built 1947

Property features AI

Finance

• Other: Occupied (rented/leased); Living area reported as 1,189 (assessor)
• Financial info: Not assumable; Loan qualify: No
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Utilities: Homestead exempt (yes)
• Home design: Single family residence; One level; Residential property
• Construction: Brick construction; Composition roof; Slab foundation; Existing property
• Exterior features: Covered porch; Interior lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: One living area; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $503 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Cap rate 13.4% 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: Thelma R. Parks Es (math 2% / reading 2%, grade F, #802 of 845 statewide, top 100%, 472 students, 0% FRL); Douglass Hs (math 2% / reading 2%, grade F, #445 of 447 statewide, top 100%, 556 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: 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); 48% 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).
• At $1,274/mo this rent would consume 65% of the median local household income ($23k/yr) (locally 681% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $3k of equity ($588 loan paydown + $2k 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 $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,000

Questions for the listing agent

1. Built in 1947 — 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 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.50% ✓
• Cap rate: 13.39%
• Cash-on-cash: 25.35%
• DSCR: 2.13
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $165,271
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2024 NE 12th St	0.27mi	4/1.5 (+1)	1,205 (+1%)	3mo	$70,000	$58	76
1157 E Bellevidere Dr	0.06mi	3/2.0	1,037 (-13%)	7mo	$75,000	$72	70
2525 NE 13th St	0.33mi	3/1.0	1,240 (+4%)	6mo	$120,000	$97	69
1620 NE 12th St	0.66mi	2/2.0 (-1)	1,170 (-2%)	2mo	$200,000	$171	60
2127 NE 19th St	0.61mi	2/1.5 (-1)	1,271 (+7%)	3mo	$67,500	$53	51
1604 NE Euclid St	0.69mi	3/2.0	1,120 (-6%)	10mo	$165,000	$147	50
1716 N Highland Dr	0.45mi	3/1.0	1,040 (-12%)	7mo	$145,000	$139	49
1607 NE 11th St	0.68mi	3/2.0	1,307 (+10%)	5mo	$205,000	$157	48
1714 N Kelham Ave	0.74mi	3/2.0	1,272 (+7%)	12mo	$153,000	$120	44
1529 NE Euclid St	0.73mi	3/2.0	1,359 (+14%)	3mo	$225,000	$166	40
2035 NE 17th St	0.51mi	2/2.0 (-1)	1,015 (-15%)	11mo	$159,000	$157	37
2032 NE Grand Blvd	0.74mi	2/1.0 (-1)	1,040 (-12%)	2mo	$45,000	$43	34

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: 30.3%
• Equity multiple: 2.67×
• Total profit: $39,638
• Equity at exit: $35,457

10-year hold

• IRR: 31.3%
• Equity multiple: 5.18×
• Total profit: $99,498
• Equity at exit: $52,586

Cash invested: $23,800 (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 73117

• Home prices YoY: 1.3%
• Active inventory: 75
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,274 high
• Mortgage (P&I): −$446
• Tax from tax record: −$22 /mo · $267/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $503

Break-even live

Break-even rent $637

Max offer price $85,000

Occupancy floor 56%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1217 Carverdale Dr Oklahoma City, OK	2.0	2.0	1323	$1,300	$0.98	43d	1	0.11mi
2105 NE 12th St Oklahoma City, OK	3.0	2.0	1180	$1,650	$1.40	21d	1	0.23mi
1321 Bellevidere Dr Oklahoma City, OK	3.0	2.0	1000	$1,200	$1.20	23d	1	0.25mi
2520 NE 14th St Oklahoma City, OK	3.0	1.0	1070	$1,099	$1.03	43d	1	0.37mi
2265 NE 16th Ter Oklahoma City, OK	4.0	2.0	1356	$1,400	$1.03	43d	1	0.39mi
1501 NE Grand Blvd Oklahoma City, OK	3.0	1.0	1204	$1,200	$1.00	3d	1	0.41mi
1801 E Park Pl Oklahoma City, OK	2.0	1.0	734	$695	$0.95	43d	1	0.47mi
2501 NE 16th St Oklahoma City, OK	2.0	1.0	941	$1,100	$1.17	43d	1	0.47mi
1709 N Page Ave Oklahoma City, OK	2.0	1.0	967	$895	$0.93	23d	1	0.48mi
2132 NE 19th St Oklahoma City, OK	2.0	1.0	850	$950	$1.12	43d	1	0.60mi
1633 NE 11th St Oklahoma City, OK	3.0	2.0	1284	$1,945	$1.51	1d	1	0.61mi
1706 NE 8th St Oklahoma City, OK	3.0	2.0	1389	$1,345	$0.97	2d	1	0.62mi
2143 NE 19th St Oklahoma City, OK	2.0	1.0	1265	$945	$0.75	43d	1	0.62mi
2705 NE 18th St Oklahoma City, OK	3.0	2.0	1399	$1,000	$0.71	21d	1	0.69mi
2620 NE 19th St Oklahoma City, OK	2.0	1.0	900	$995	$1.11	43d	1	0.70mi
2200 Hardin Dr Oklahoma City, OK	3.0	1.0	1091	$1,025	$0.94	43d	1	0.71mi
2132 Miramar Blvd Oklahoma City, OK	2.0	1.0	768	$800	$1.04	2d	1	0.75mi
2616 NE Success St Oklahoma City, OK	3.0	2.0	1312	$1,350	$1.03	23d	1	0.75mi
2107 Hardin Dr Oklahoma City, OK	3.0	1.0	999	$875	$0.88	43d	1	0.75mi
2308 NE 21st St Oklahoma City, OK	3.0	1.0	1400	$1,250	$0.89	2d	1	0.77mi
2036 NE Grand Blvd Oklahoma City, OK	2.0	1.0	1092	$995	$0.91	2d	1	0.78mi
1727 NE 19th St Oklahoma City, OK	3.0	1.0	892	$995	$1.12	43d	1	0.83mi
1801 N Jordan Ave Oklahoma City, OK	2.0	1.0	1080	$1,000	$0.93	14d	1	0.83mi
1445 NE 10th St Oklahoma City, OK	2.0	1.0	1011	$1,195	$1.18	16d	1	0.83mi
1444 NE 13th St Unit 1446 Oklahoma City, OK	2.0	2.0	1167	$1,199	$1.03	16d	1	0.84mi
2604 NE 21st St Oklahoma City, OK	3.0	1.0	1260	$995	$0.79	23d	1	0.85mi
1609 NE 18th St Oklahoma City, OK	2.0	1.0	899	$900	$1.00	3d	1	0.86mi
1722 NE 20th St Oklahoma City, OK	2.0	1.0	800	$1,070	$1.34	43d	1	0.87mi
2300 Granada Blvd Oklahoma City, OK	3.0	1.0	999	$1,000	$1.00	11d	1	0.87mi
1428 NE 10th St Oklahoma City, OK	3.0	2.0	1487	$1,600	$1.08	43d	1	0.88mi
1436 NE 8th St Oklahoma City, OK	2.0	1.0	1048	$1,095	$1.04	43d	1	0.89mi
2112 NE 23rd St Oklahoma City, OK	3.0	1.0	1117	$1,070	$0.96	16d	1	0.90mi
1450 NE 16th Ter Oklahoma City, OK	3.0	1.0	1096	$1,295	$1.18	43d	1	0.91mi
2313 NE 23rd St Oklahoma City, OK	3.0	2.5	1500	$1,095	$0.73	43d	1	0.92mi
1148 N Lottie Ave Oklahoma City, OK	2.0	1.0	1040	$1,150	$1.11	2d	1	1.03mi
3212 NE 15th St Oklahoma City, OK	3.0	1.0	825	$965	$1.17	10d	1	1.03mi
3333 NE 12th St Oklahoma City, OK	2.0	1.0	720	$1,000	$1.39	43d	1	1.10mi
1812 NE 24th St Oklahoma City, OK	3.0	1.0	1071	$1,175	$1.10	2d	1	1.15mi
3317 NE 15th St Oklahoma City, OK	3.0	1.0	816	$1,395	$1.71	43d	1	1.15mi
1912 N Overbrook Dr Oklahoma City, OK	3.0	1.0	1150	$1,200	$1.04	43d	1	1.16mi

Listing history 2 events

1. 2026-06-17
   remarks 338-char remark
2. 2026-06-17
   listed $85,000 Active 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: $267 · $22/mo
• Projected year-2 tax: $765 · $64/mo
• Expected delta: +$498/yr (+$42/mo · 186.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% 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 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: $15,285
• − Mortgage interest: −$4,761
• − Property taxes: −$267
• − Insurance: −$425
• − Repairs & maintenance: −$1,223
• − Management: −$1,223
• − Depreciation: −$2,473
• Taxable income: $4,913
• Est. tax owed @ 24.0%: −$1,179
• After-tax cash flow: $4,855/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

1 event — show timeline

• 2026-06-17 Listed $85,000 MLSOK

Property tax history

+5.5%/yr

Latest (2025): $267 · +4.1% YoY. Source: county tax records.