2101 Hardin Dr · Oklahoma City, OK 73111

$120,000

2 bd · 1.0 ba · 999 sqft · SingleFamily public records · 191 Days on market

Built 1930 10,298 sqft lot Est $111k · 8% 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 +17.1/30.0
• DSCR +5.3/10.0
• Livability +4.0/5.0
• ARV discount +3.8/15.0
• 1% rule +3.6/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Need 24hrs to show No sign placed in the yard

Key facts

• 0.24 acre lot
• Built 1930
• Listed 191 days

Property features AI

Finance

• Other: Court approval required for sale; Occupied (rented/leased)
• Financial info: Not assumable
• HOA & community: No mandatory association dues

Exterior

• Home design: Single family residence; One level; Existing property
• Construction: Masonry veneer exterior; Composition roof; Conventional foundation; Built (existing)
• Exterior features: Interior lot

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Floor furnace heating; Window air conditioning units
• Interior features: One living area; 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 $84 ($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 $103k (14.1% below list).
• Recommended offer: $103k (14.1% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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); Classen Ms of Advanced Studies (math 35% / reading 46%, grade F, #6 of 345 statewide, top 1%, 855 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: Rents rising (+2.1%/yr); 83 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).
• This rent runs 31% of the median local income ($40k/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 $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

• It's been on market 191 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y ago; this cycle's ask has dropped $60k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $59k; list at $120k implies a 103% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,092 (14.1% below list)

Questions for the listing agent

1. It's been on market 191 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
8. 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.
9. 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.
10. 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: 0.86% ✗
• Cap rate: 7.14%
• Cash-on-cash: 3.02%
• DSCR: 1.13
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $110,889
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1542 NE 20th St	0.53mi	2/1.0	981 (-2%)	2mo	$135,000	$138	71
1716 N Highland Dr	0.29mi	3/1.0 (+1)	1,040 (+4%)	7mo	$145,000	$139	69
2131 N Jordan Ave	0.52mi	2/1.0	1,031 (+3%)	2mo	$88,000	$85	69
2032 NE Grand Blvd	0.55mi	2/1.0	1,040 (+4%)	2mo	$45,000	$43	66
1908 NE Grand Blvd	0.57mi	3/1.0 (+1)	998 (-0%)	6mo	$85,000	$85	63
1720 Wickliff St	0.43mi	2/1.5	902 (-10%)	0mo	$100,000	$111	62
2509 NE 13th St	0.67mi	3/1.5 (+1)	980 (-2%)	1mo	$155,000	$158	58
2204 N Jordan Ave	0.50mi	2/1.0	1,121 (+12%)	3mo	$57,500	$51	54
2525 NE 14th St	0.65mi	2/1.0	895 (-10%)	4mo	$60,000	$67	49
1600 E Madison St	0.54mi	3/1.0 (+1)	1,134 (+14%)	5mo	$95,000	$84	43
1450 NE 16th Ter	0.74mi	3/1.0 (+1)	1,096 (+10%)	4mo	$135,000	$123	41
2715 N Missouri Ave	0.54mi	3/1.0 (+1)	1,141 (+14%)	7mo	$140,000	$123	41

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 · 2.13% rent growth · sell at horizon

5-year hold

• IRR: -12.5%
• Equity multiple: 0.55×
• Total profit: $-15,006
• Equity at exit: $17,892

10-year hold

• IRR: -4.7%
• Equity multiple: 0.70×
• Total profit: $-9,932
• 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 73111

• Home prices YoY: -13.6%
• Rents YoY: 2.1%
• Active inventory: 83
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,031 high
• Mortgage (P&I): −$629
• Tax from tax record: −$51 /mo · $608/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $84

Break-even live

Break-even rent $924

Max offer price $120,000

Occupancy floor 87%

Sensitivity live

Price	-10% $152	-5% $118	+0% $84	+5% $51	+10% $17
Rent	-10% $3	-5% $44	+0% $84	+5% $125	+10% $166
Rate	-1.0pp $145	-0.5pp $115	base $84	+0.5pp $53	+1.0pp $22

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
2107 Hardin Dr Oklahoma City, OK	3.0	1.0	999	$875	$0.88	46d	1	0.03mi
2200 Hardin Dr Oklahoma City, OK	3.0	1.0	1091	$1,025	$0.94	46d	1	0.09mi
2300 Granada Blvd Oklahoma City, OK	3.0	1.0	999	$1,000	$1.00	14d	1	0.10mi
2112 NE 23rd St Oklahoma City, OK	3.0	1.0	1117	$1,070	$0.96	19d	1	0.13mi
2132 NE 19th St Oklahoma City, OK	2.0	1.0	850	$950	$1.12	46d	1	0.18mi
2132 Miramar Blvd Oklahoma City, OK	2.0	1.0	768	$800	$1.04	5d	1	0.29mi
1931 NE 25th St Unit 10 Oklahoma City, OK	2.0	1.0	900	$875	$0.97	26d	1	0.40mi
1921 NE 25th St Unit 3 Oklahoma City, OK	2.0	1.0	900	$875	$0.97	22d	1	0.41mi
1904 NE 25th St Oklahoma City, OK	2.0	1.0	939	$950	$1.01	6d	1	0.41mi
1727 NE 19th St Oklahoma City, OK	3.0	1.0	892	$995	$1.12	46d	1	0.42mi
1722 NE 20th St Oklahoma City, OK	2.0	1.0	800	$1,070	$1.34	46d	1	0.43mi
1812 NE 24th St Oklahoma City, OK	3.0	1.0	1071	$1,175	$1.10	5d	1	0.45mi
1709 N Page Ave Oklahoma City, OK	2.0	1.0	967	$895	$0.93	26d	1	0.49mi
2501 NE 16th St Oklahoma City, OK	2.0	1.0	941	$1,100	$1.17	46d	1	0.51mi
2036 NE Grand Blvd Oklahoma City, OK	2.0	1.0	1092	$995	$0.91	5d	1	0.53mi
1609 NE 18th St Oklahoma City, OK	2.0	1.0	899	$900	$1.00	6d	1	0.55mi
1801 N Jordan Ave Oklahoma City, OK	2.0	1.0	1080	$1,000	$0.93	17d	1	0.59mi
2620 NE 19th St Oklahoma City, OK	2.0	1.0	900	$995	$1.11	46d	1	0.59mi
1321 Bellevidere Dr Oklahoma City, OK	3.0	2.0	1000	$1,200	$1.20	26d	1	0.59mi
2020 NE 30th St Oklahoma City, OK	3.0	1.0	1056	$1,150	$1.09	46d	1	0.64mi
2520 NE 14th St Oklahoma City, OK	3.0	1.0	1070	$1,099	$1.03	46d	1	0.66mi
2524 NE 14th St Oklahoma City, OK	3.0	1.0	984	$1,095	$1.11	0d	1	0.67mi
1439 NE 24th St Oklahoma City, OK	3.0	1.0	874	$1,025	$1.17	18d	1	0.69mi
1401 NE 22nd St Oklahoma City, OK	2.0	1.0	728	$1,100	$1.51	26d	1	0.75mi
1450 NE 16th Ter Oklahoma City, OK	3.0	1.0	1096	$1,295	$1.18	46d	1	0.78mi
1438 NE 27th St Oklahoma City, OK	3.0	1.0	736	$1,000	$1.36	46d	1	0.82mi
1801 E Park Pl Oklahoma City, OK	2.0	1.0	734	$695	$0.95	46d	1	0.83mi
1637 Bishop Bobby L Williams Dr Oklahoma City, OK	2.0	1.0	820	$1,150	$1.40	46d	1	0.84mi
2709 N Fonshill Ave Oklahoma City, OK	2.0	1.0	949	$1,100	$1.16	26d	1	0.86mi
1427 NE 28th St Oklahoma City, OK	1.0	1.0	876	$695	$0.79	46d	1	0.90mi
2312 N Everest Ave Oklahoma City, OK	3.0	1.0	1100	$1,299	$1.18	46d	1	0.93mi
1220 NE 17th St Oklahoma City, OK	2.0	1.0	1100	$1,195	$1.09	46d	1	0.97mi
1200 NE 17th St Unit B Oklahoma City, OK	2.0	1.0	1002	$2,100	$2.10	46d	1	1.01mi
2225 Glen Ellyn St Oklahoma City, OK	2.0	1.0	1095	$925	$0.84	46d	1	1.02mi
2225 Glen Ellyn St Oklahoma City, OK	2.0	1.0	1095	$925	$0.84	0d	1	1.02mi
2128 N Stonewall Ave Unit 1 Oklahoma City, OK	2.0	1.0	960	$800	$0.83	5d	1	1.05mi
2148 N Stonewall Ave Oklahoma City, OK	2.0	1.0	1055	$875	$0.83	0d	1	1.05mi
2148 N Stonewall Ave Oklahoma City, OK	2.0	1.0	1055	$875	$0.83	6d	1	1.05mi
1701 NE 34th St Oklahoma City, OK	2.0	1.5	900	$1,000	$1.11	46d	1	1.05mi
3049 NE 15th St Oklahoma City, OK	2.0	1.0	660	$895	$1.36	5d	1	1.06mi

Listing history 29 events

1. 2026-06-22
   days on market $120,000 Active 191 DOM
2. 2026-06-21
   days on market $120,000 Active 190 DOM
3. 2026-06-18
   days on market $120,000 Active 187 DOM
4. 2026-06-17
   days on market $120,000 Active 186 DOM
5. 2026-06-16
   days on market $120,000 Active 185 DOM
6. 2026-06-15
   days on market $120,000 Active 184 DOM
7. 2026-06-13
   days on market $120,000 Active 182 DOM
8. 2026-06-09
   days on market $120,000 Active 178 DOM
9. 2026-06-08
   days on market $120,000 Active 177 DOM
10. 2026-06-07
    days on market $120,000 Active 176 DOM
11. 2026-06-05
    days on market $120,000 Active 173 DOM
12. 2026-06-03
    days on market $120,000 Active 172 DOM
13. 2026-06-02
    status $120,000 Active 171 DOM
14. 2026-05-01
    status Pending
15. 2026-04-04
    price $120,000
16. 2026-02-25
    price $150,000
17. 2025-11-10
    listed $180,000 Active
18. 2016-08-01
    historical
19. 2016-02-05
    status Active
20. 2016-01-09
    historical
21. 2015-07-09
    listed $39,900 Active
22. 2008-11-01
    historical
23. 2008-04-18
    listed $57,000
24. 2006-10-11
    soldstatus $59,000
25. 2005-07-14
    historical
26. 2005-07-08
    listed $55,000
27. 2004-08-03
    soldstatus $45,000
28. 2003-08-28
    soldstatus $32,730
29. 2000-03-24
    soldstatus $36,000

ⓘ 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: $608 · $51/mo
• Projected year-2 tax: $1,080 · $90/mo
• Expected delta: +$472/yr (+$39/mo · 77.6%)

ⓘ 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 · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 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: $12,371
• − Mortgage interest: −$6,722
• − Property taxes: −$608
• − Insurance: −$600
• − Repairs & maintenance: −$990
• − Management: −$990
• − Depreciation: −$3,491
• Taxable loss: −$1,029
• Est. tax savings @ 24.0%: +$247
• After-tax cash flow: $1,261/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): 10,727
• Household income: $40,340
• Rent vs Own: 45.8% rent · 54.2% own
• Severe rent burden: 804.0

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 Black (76%)
• Race & ethnicity: Black 76% White 13% Two or more races 7% Hispanic / Latino 6% Native American 2%
• Hispanic origin (detail): Mexican 4%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 6%

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: ▼ -34.64%
• Current HPI: 220.6395
• Rent YoY: ▲ 2.13%
• 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

+233.3% since first listed

16 events — show timeline

• 2026-05-01 Pending — MLSOK
• 2026-04-04 Price Changed $120,000 MLSOK
• 2026-02-25 Price Changed $150,000 MLSOK
• 2025-11-10 Listed $180,000 MLSOK
• 2016-08-01 Listing Removed — MLSOK
• 2016-02-05 Relisted — MLSOK
• 2016-01-09 Listing Removed — MLSOK
• 2015-07-09 Listed $39,900 MLSOK
• 2008-11-01 Listing Removed — MLSOK
• 2008-04-18 Listed $57,000 MLSOK
• 2006-10-11 Sold (Public Records) $59,000 Public Records
• 2005-07-14 Listing Removed — MLSOK
• 2005-07-08 Listed $55,000 MLSOK
• 2004-08-03 Sold (Public Records) $45,000 Public Records
• 2003-08-28 Sold (Public Records) $32,730 Public Records
• 2000-03-24 Sold (Public Records) $36,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $608 · +4.1% YoY. Source: county tax records.