1209 N Villa Ave · Oklahoma City, OK 73107

$210,000

2 bd · 2.0 ba · 1,716 sqft · MultiFamily public records · 81 Days on market

Built 1930 7,501 sqft lot $122/sqft · 23% below area Est $273k · 23% 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 +18.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• Rent growth +4.3/5.0
• 1% rule +4.2/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Located at 1209 N Villa Ave in the heart of Oklahoma City, this charming duplex presents a fantastic investment opportunity with both units currently leased and generating income. Built in 1930, the property offers timeless character and charm while having been well maintained over the years. Each unit provides comfortable living spaces for tenants, with one unit featuring a stackable washer and dryer already provided for added convenience. With its classic appeal, solid rental history, and desirable central location, this duplex is a great opportunity for investors looking to expand their portfolio. Don’t miss out, reach out today! Gross monthly income is $1,255

Key facts

• Both units leased
• Solid rental history
• Central location

Tags

• INVESTMENT OPPORTUNITY
• BOTH UNITS LEASED
• STACKABLE WASHER AND DRYER
• SOLID RENTAL HISTORY
• CENTRAL LOCATION

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $196 ($2k/yr) — positive. Per door: $98/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (8.3% below list).
• Recommended offer: $193k (8.3% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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: 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: Rents rising fast (+7.3%/yr); 221 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 41% 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.
• At projected returns (-3.0% appreciation + 7.3% rent growth), your $59k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 22y ago; this cycle's ask has dropped $30k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $78k; list at $210k implies a 169% 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $192,600 (8.3% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.92% ✗
• Cap rate: 7.42%
• Cash-on-cash: 4.01%
• DSCR: 1.18
• GRM: 9.1

CMA / ARV

• ARV (median comp): $272,883
• List price: $210,000
• Delta: -23.04%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2521 NW 12th St	0.08mi	2/2.0	1,556 (-9%)	2mo	$210,000	$135	79
2721 NW 19th St	0.60mi	2/2.0	1,574 (-8%)	4mo	$379,000	$241	55
2854 NW 19th St	0.70mi	3/2.0 (+1)	1,622 (-6%)	2mo	$233,000	$144	51
2518 NW 20th St	0.61mi	2/2.0	1,692 (-1%)	22mo	$274,000	$162	51
2519 NW 20th St	0.64mi	2/2.0	1,512 (-12%)	12mo	$320,000	$212	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 · 7.29% rent growth · sell at horizon

5-year hold

• IRR: -5.7%
• Equity multiple: 0.78×
• Total profit: $-12,892
• Equity at exit: $31,312

10-year hold

• IRR: 8.2%
• Equity multiple: 1.74×
• Total profit: $43,575
• Equity at exit: $18,157

Cash invested: $58,800 (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 73107

• Rents YoY: 7.3%
• Active inventory: 221
• Price-to-rent: 18.2×

Monthly cashflow live

• Estimated rent: $1,926 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$136 /mo · $1,636/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $196

Break-even live

Break-even rent $1,677

Max offer price $210,000

Occupancy floor 85%

Sensitivity live

Price	-10% $315	-5% $256	+0% $196	+5% $137	+10% $78
Rent	-10% $44	-5% $120	+0% $196	+5% $273	+10% $349
Rate	-1.0pp $302	-0.5pp $250	base $196	+0.5pp $142	+1.0pp $87

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$1,926
Total (2 units)			$1,926

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2525 NW 11th St Oklahoma City, OK	3.0	2.0	1415	$1,550	$1.10	45d	1	0.05mi
2519 W Park Pl Oklahoma City, OK	3.0	2.0	2000	$1,900	$0.95	45d	1	0.08mi
1403 N Miller Blvd Oklahoma City, OK	2.0	1.0	1200	$1,100	$0.92	5d	1	0.31mi
1517 N Miller Blvd Oklahoma City, OK	3.0	2.0	1968	$1,650	$0.84	5d	1	0.36mi
2801 NW 11th St Oklahoma City, OK	2.0	1.0	1100	$1,150	$1.05	16d	1	0.37mi
2139 NW 15th St Oklahoma City, OK	3.0	2.0	1551	$1,950	$1.26	45d	1	0.51mi
2820 General Pershing Blvd Oklahoma City, OK	1.0–3.0	1.0–2.0	951	$1,185	$1.25	3d	39	0.68mi
3021 NW 13th St Oklahoma City, OK	3.0	1.0	1072	$995	$0.93	25d	1	0.68mi
2207 NW 19th St Oklahoma City, OK	1.0	1.5	1208	$1,050	$0.87	5d	1	0.70mi
1414 N Drexel Blvd Oklahoma City, OK	2.0	1.0	1604	$1,100	$0.69	3d	1	0.74mi
2748 NW 22nd St Oklahoma City, OK	2.0	1.0	1066	$1,500	$1.41	3d	1	0.80mi
2236 NW 22nd St Oklahoma City, OK	2.0	1.0	1200	$950	$0.79	22d	1	0.80mi
2300 N Youngs Blvd Oklahoma City, OK	1.0	1.0	1176	$865	$0.74	45d	1	0.80mi
1928 NW 18th St Oklahoma City, OK	3.0	2.5	1914	$2,200	$1.15	45d	1	0.84mi
2605 NW 24th St Oklahoma City, OK	2.0	1.0	1300	$1,525	$1.17	3d	1	0.92mi
2808 NW 24th St Unit A Oklahoma City, OK	3.0	1.5	1604	$1,595	$0.99	4d	1	0.97mi
1138 N Blackwelder Ave Unit 3 Oklahoma City, OK	2.0	2.0	1250	$1,599	$1.28	13d	1	1.04mi
1805 N Gatewood Ave Oklahoma City, OK	2.0	1.0	1200	$1,600	$1.33	3d	1	1.06mi
2504 NW 27th St Oklahoma City, OK	2.0	1.0	1303	$1,450	$1.11	45d	1	1.08mi
1721 NW 18th St Oklahoma City, OK	3.0	2.0	1900	$1,300	$0.68	45d	1	1.11mi
3145 NW 21st St Oklahoma City, OK	3.0	2.0	1728	$1,600	$0.93	3d	1	1.12mi
2736 NW 27th St Oklahoma City, OK	3.0	2.0	1657	$1,895	$1.14	3d	1	1.13mi
1625 NW 16th St Unit 2 Oklahoma City, OK	2.0	2.0	1136	$1,850	$1.63	45d	1	1.13mi
1628 NW 17th St Unit 1 Oklahoma City, OK	2.0	1.0	1125	$1,450	$1.29	45d	1	1.13mi
1630 NW 17th St Unit 2 Oklahoma City, OK	2.0	1.0	1125	$1,400	$1.24	45d	1	1.14mi
2301 N Florida Ave Oklahoma City, OK	2.0	1.5	1700	$1,235	$0.73	18d	1	1.23mi
2400 NW 30th St Oklahoma City, OK	1.0–2.0	1.0–2.0	801	$1,279	$1.60	3d	11	1.30mi
1419 NW 17th St Oklahoma City, OK	1.0	1.0	1137	$925	$0.81	45d	1	1.30mi
2400 NW 30th St Oklahoma City, OK	2.0	2.0	1078	$1,289	$1.20	45d	1	1.31mi
1407 1/2 NW 17th St Oklahoma City, OK	1.0	1.0	1100	$875	$0.80	45d	1	1.33mi
1405 NW 17th St Oklahoma City, OK	1.0	1.0	1100	$975	$0.89	45d	1	1.33mi
2004 NW 28th St Oklahoma City, OK	2.0	1.0	1425	$1,195	$0.84	45d	1	1.34mi
1215 NW 13th St Oklahoma City, OK	3.0	1.0	1368	$2,200	$1.61	45d	1	1.37mi
1209 NW 11th St Oklahoma City, OK	2.0	2.5	1400	$1,795	$1.28	5d	1	1.38mi
1209 NW 11th St Oklahoma City, OK	2.0	2.5	1400	$1,795	$1.28	18d	1	1.38mi
1322 NW 17th St Unit B Oklahoma City, OK	2.0	1.0	1294	$1,200	$0.93	45d	1	1.39mi
3228 NW 27th St Oklahoma City, OK	2.0	1.0	1088	$1,195	$1.10	13d	1	1.43mi
1219 NW 18th St Unit 1219 1/2 Oklahoma City, OK	2.0	1.0	1200	$1,400	$1.17	45d	1	1.48mi

Listing history 41 events

1. 2026-06-21
   days on market $210,000 Active 81 DOM
2. 2026-06-18
   days on market $210,000 Active 78 DOM
3. 2026-06-17
   days on market $210,000 Active 77 DOM
4. 2026-06-16
   days on market $210,000 Active 76 DOM
5. 2026-06-15
   days on market $210,000 Active 75 DOM
6. 2026-06-13
   days on market $210,000 Active 73 DOM
7. 2026-06-09
   days on market $210,000 Active 69 DOM
8. 2026-06-08
   days on market $210,000 Active 68 DOM
9. 2026-06-07
   days on market $210,000 Active 67 DOM
10. 2026-06-05
    days on market $210,000 Active 64 DOM
11. 2026-06-03
    days on market $210,000 Active 63 DOM
12. 2026-06-02
    days on market $210,000 Active 62 DOM
13. 2026-06-01
    days on market $210,000 Active 61 DOM
14. 2026-05-31
    days on market $210,000 Active 60 DOM
15. 2026-03-23
    listed $239,999 Active 677-char remark

    Show marketing remark (677 chars)

    Located at 1209 N Villa Ave in the heart of Oklahoma City, this charming duplex presents a fantastic investment opportunity with both units currently leased and generating income. Built in 1930, the property offers timeless character and charm while having been well maintained over the years. Each unit provides comfortable living spaces for tenants, with one unit featuring a stackable washer and dryer already provided for added convenience. With its classic appeal, solid rental history, and desirable central location, this duplex is a great opportunity for investors looking to expand their portfolio. Don’t miss out, reach out today! Gross monthly income is $1,255

16. 2014-03-19
    soldstatus $78,000
17. 2014-03-13
    soldstatus $78,000 126-char remark

    Show marketing remark (126 chars)

    NIce rental ... stays rented! Great location.... Each unit has 1 bed,1 bath,breakfast nook, living and dining- nice condition!

18. 2014-01-28
    listed $84,900 126-char remark

    Show marketing remark (126 chars)

    NIce rental ... stays rented! Great location.... Each unit has 1 bed,1 bath,breakfast nook, living and dining- nice condition!

19. 2011-10-17
    soldstatus $69,000
20. 2011-10-12
    soldstatus $69,000
21. 2010-11-11
    listed $69,000
22. 2010-05-29
    historical
23. 2010-01-11
    listed $79,000
24. 2009-12-04
    historical
25. 2009-06-03
    listed $79,000
26. 2009-05-07
    historical
27. 2008-11-07
    listed $79,000
28. 2008-01-17
    historical
29. 2007-12-19
    historical
30. 2007-12-19
    historical
31. 2007-10-25
    listed $89,000
32. 2007-04-13
    listed $89,000
33. 2006-03-24
    listed $105,000
34. 2004-08-27
    soldstatus $65,000
35. 2004-08-19
    soldstatus $65,000
36. 2004-05-12
    listed $79,900
37. 2004-02-04
    soldstatus $52,500
38. 2004-01-30
    soldstatus $52,500
39. 2004-01-08
    listed $52,500
40. 1998-03-11
    soldstatus $20,000
41. 1986-11-01
    soldstatus $25,000

ⓘ 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: $1,636 · $136/mo
• Projected year-2 tax: $1,890 · $157/mo
• Expected delta: +$254/yr (+$21/mo · 15.5%)

ⓘ 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: $23,112
• − Mortgage interest: −$11,763
• − Property taxes: −$1,636
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,849
• − Management: −$1,849
• − Depreciation: −$6,109
• Taxable loss: −$1,144
• Est. tax savings @ 24.0%: +$275
• After-tax cash flow: $2,632/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

+860.0% since first listed

27 events — show timeline

• 2026-03-23 Listed $239,999 MLSOK
• 2014-03-19 Sold (Public Records) $78,000 Public Records
• 2014-03-13 Sold (MLS) $78,000 MLSOK
• 2014-01-28 Listed $84,900 MLSOK
• 2011-10-17 Sold (Public Records) $69,000 Public Records
• 2011-10-12 Sold (MLS) $69,000 MLSOK
• 2010-11-11 Listed $69,000 MLSOK
• 2010-05-29 Listing Removed — MLSOK
• 2010-01-11 Listed $79,000 MLSOK
• 2009-12-04 Listing Removed — MLSOK
• 2009-06-03 Listed $79,000 MLSOK
• 2009-05-07 Listing Removed — MLSOK
• 2008-11-07 Listed $79,000 MLSOK
• 2008-01-17 Listing Removed — MLSOK
• 2007-12-19 Listing Removed — MLSOK
• 2007-12-19 Listing Removed — MLSOK
• 2007-10-25 Listed $89,000 MLSOK
• 2007-04-13 Listed $89,000 MLSOK
• 2006-03-24 Listed $105,000 MLSOK
• 2004-08-27 Sold (Public Records) $65,000 Public Records
• 2004-08-19 Sold (MLS) $65,000 MLSOK
• 2004-05-12 Listed $79,900 MLSOK
• 2004-02-04 Sold (Public Records) $52,500 Public Records
• 2004-01-30 Sold (MLS) $52,500 MLSOK
• 2004-01-08 Listed $52,500 MLSOK
• 1998-03-11 Sold (Public Records) $20,000 Public Records
• 1986-11-01 Sold (Public Records) $25,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $1,636 · +4.2% YoY. Source: county tax records.