3925 W Park Pl · Oklahoma City, OK 73107

$156,500

3 bd · 1.0 ba · 1,529 sqft · SingleFamily public records · 37 Days on market

Built 1946 6,752 sqft lot $102/sqft · 12% below area Est $178k · 12% under

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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).

• ARV discount +12.9/15.0
• Cash flow +12.7/30.0
• Rent growth +4.3/5.0
• Livability +4.0/5.0
• DSCR +3.8/10.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A LOT OF HOUSE FOR THE $$$..and plenty of room to raise a family! 4th Bedroom could be office/hobby/exercise room. Newer windows,carpet and paint. And you will love the HUGE Livingroom!! Darling backyard w/ large patio and lots of beautiful perinneals. Come and see for yourself!!

Key facts

• Built in storage
• Central location
• Large yard

Tags

• MOVE IN READY
• FUNCTIONAL LAYOUT
• BUILT IN STORAGE
• CENTRAL LOCATION
• LARGE YARD
• NATURAL LIGHT

Property features AI

Finance

• Other: Located in Corbin Park Add
• Financial info: Sold as-is; cash-only terms listed
• HOA & community: No mandatory association dues

Exterior

• Parking: Detached or attached 1-car garage
• Utilities: Homestead exempt (yes)
• Home design: Single-family residence; One-level home; Property faces south
• Construction: Brick and frame construction; Composition roof; Conventional foundation; Built as an existing property
• Exterior features: Covered patio; Outdoor storage; Chain link fencing; Infill interior lot

Interior

• Kitchen: Built-in gas range
• Bedrooms: 4 bedrooms
• Flooring: Combination of carpet, laminate, and wood flooring
• Bathrooms: 1 full bathroom
• Interior features: Study; One living area

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $156k.

Deal economics

• At list price, monthly cash flow is $-18 ($-212/yr) — negative.
• To cash-flow at today's rent, offer at most $153k (2.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (20.2% below list).
• Recommended offer: $125k (20.2% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: Buchanan Es (math 2% / reading 2%, grade F, #802 of 845 statewide, top 100%, 479 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; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 5,365 units permitted in Oklahoma County in 2024 (569 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 37 days — a 3% lower offer ($152k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y 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 $60k; list at $156k implies a 161% 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 $124,916 (20.2% 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 37 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.80% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.48%
• DSCR: 0.98
• GRM: 10.4

CMA / ARV

• ARV (median comp): $178,049
• List price: $156,500
• Delta: -12.10%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4203 NW 16th Ter	0.57mi	3/2.0	1,572 (+3%)	4mo	$175,000	$111	61
1818 N Shawnee Ave	0.56mi	3/1.5	1,445 (-6%)	3mo	$150,000	$104	60
1220 N Utah Ave	0.34mi	4/2.5 (+1)	1,459 (-5%)	11mo	$221,750	$152	56
4213 NW 11th St	0.35mi	3/1.5	1,698 (+11%)	11mo	$210,000	$124	54
3815 NW 14th St	0.35mi	3/2.0	1,336 (-13%)	6mo	$136,200	$102	53
910 N Warren Ave	0.59mi	4/2.0 (+1)	1,604 (+5%)	4mo	$240,000	$150	52
4506 NW 11th St	0.74mi	3/1.0	1,436 (-6%)	7mo	$225,000	$157	49
3725 NW 18th St	0.63mi	2/1.0 (-1)	1,326 (-13%)	0mo	$175,000	$132	43
823 N Warren St	0.65mi	3/2.0	1,650 (+8%)	12mo	$210,000	$127	43
4304 NW 17th St	0.71mi	3/2.0	1,620 (+6%)	13mo	$225,000	$139	42
3913 NW 19th St	0.66mi	3/2.0	1,750 (+14%)	2mo	$220,000	$126	40
3833 NW 18 St	0.60mi	4/2.0 (+1)	1,357 (-11%)	8mo	$185,900	$137	38

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: -12.7%
• Equity multiple: 0.52×
• Total profit: $-20,890
• Equity at exit: $23,335

10-year hold

• IRR: 1.5%
• Equity multiple: 1.12×
• Total profit: $5,463
• Equity at exit: $13,531

Cash invested: $43,820 (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: 10.4×

Monthly cashflow live

• Estimated rent: $1,249 high
• Mortgage (P&I): −$821
• Tax from tax record: −$119 /mo · $1,423/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $-18

Break-even live

Break-even rent $1,272

Max offer price $153,376

Occupancy floor 96%

Sensitivity live

Price	-10% $71	-5% $27	+0% $-18	+5% $-62	+10% $-106
Rent	-10% $-116	-5% $-67	+0% $-18	+5% $32	+10% $81
Rate	-1.0pp $61	-0.5pp $22	base $-18	+0.5pp $-58	+1.0pp $-99

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: $39,125
• Closing costs: $4,695
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1041 N Tabor Ave Oklahoma City, OK	3.0	1.0	1200	$1,050	$0.88	25d	1	0.18mi
4304 NW 11th St Oklahoma City, OK	3.0	1.5	1147	$1,200	$1.05	3d	1	0.36mi
4220 NW 10th St Unit 11F Oklahoma City, OK	3.0	2.0	1100	$1,055	$0.96	25d	1	0.40mi
3929 NW 18th St Oklahoma City, OK	4.0	1.5	1347	$1,200	$0.89	3d	1	0.59mi
3800 NW 19th St Oklahoma City, OK	3.0	1.0	1073	$1,250	$1.16	25d	1	0.64mi
3629 NW 18th St Oklahoma City, OK	4.0	2.0	1176	$1,800	$1.53	45d	1	0.67mi
1307 N Meridian Ave Oklahoma City, OK	2.0	1.0–2.0	1242	$925	$0.74	4d	6	0.72mi
800 N Meridian Ave Oklahoma City, OK	1.0–3.0	1.0–2.0	912	$999	$1.09	25d	1	0.72mi
1309 N Meridian Ave Oklahoma City, OK	1.0–2.0	1.0–1.5	925	$975	$1.05	4d	4	0.78mi
3701 NW 24th St Oklahoma City, OK	3.0	2.0	1404	$1,299	$0.93	45d	1	1.04mi
2221 N Meridian Ave Oklahoma City, OK	2.0	1.5	1200	$995	$0.83	4d	1	1.09mi
1414 N Drexel Blvd Oklahoma City, OK	2.0	1.0	1604	$1,100	$0.69	3d	1	1.12mi
3021 NW 13th St Oklahoma City, OK	3.0	1.0	1072	$995	$0.93	25d	1	1.17mi
3145 NW 21st St Oklahoma City, OK	3.0	2.0	1728	$1,600	$0.93	4d	1	1.23mi
2626 N Meridian Ave Oklahoma City, OK	1.0–2.0	1.0–2.0	1040	$845	$0.81	5d	1	1.28mi
2112 N Drexel Blvd Oklahoma City, OK	4.0	2.0	1443	$1,695	$1.17	45d	1	1.30mi
4036 NW 30th Ter Oklahoma City, OK	3.0	2.0	1675	$1,500	$0.90	25d	1	1.32mi
2935 NW 20th St Oklahoma City, OK	4.0	2.0	1622	$1,175	$0.72	45d	1	1.39mi
2820 General Pershing Blvd Oklahoma City, OK	1.0–3.0	1.0–2.0	951	$1,357	$1.43	3d	39	1.43mi
2801 NW 11th St Oklahoma City, OK	2.0	1.0	1100	$1,150	$1.05	16d	1	1.43mi
3228 NW 27th St Oklahoma City, OK	2.0	1.0	1088	$1,195	$1.10	13d	1	1.44mi

Listing history 23 events

1. 2026-06-21
   days on market $156,500 Active 37 DOM
2. 2026-06-19
   price $156,500 Active 34 DOM
3. 2026-06-18
   days on market $159,000 Active 34 DOM
4. 2026-06-17
   days on market $159,000 Active 33 DOM
5. 2026-06-16
   days on market $159,000 Active 32 DOM
6. 2026-06-15
   days on market $159,000 Active 31 DOM
7. 2026-06-13
   days on market $159,000 Active 29 DOM
8. 2026-06-09
   days on market $159,000 Active 25 DOM
9. 2026-06-08
   days on market $159,000 Active 24 DOM
10. 2026-06-07
    days on market $159,000 Active 23 DOM
11. 2026-06-05
    days on market $159,000 Active 20 DOM
12. 2026-06-03
    days on market $159,000 Active 19 DOM
13. 2026-06-02
    days on market $159,000 Active 18 DOM
14. 2026-06-01
    days on market $159,000 Active 17 DOM
15. 2026-05-31
    days on market $159,000 Active 16 DOM
16. 2026-05-15
    listed $159,000 Active 1300-char remark
17. 2011-07-29
    soldstatus $60,000
18. 2011-07-20
    soldstatus $59,900 280-char remark

    Show marketing remark (280 chars)

    A LOT OF HOUSE FOR THE $$$..and plenty of room to raise a family! 4th Bedroom could be office/hobby/exercise room. Newer windows,carpet and paint. And you will love the HUGE Livingroom!! Darling backyard w/ large patio and lots of beautiful perinneals. Come and see for yourself!!

19. 2011-01-06
    listed $59,900 280-char remark

    Show marketing remark (280 chars)

    A LOT OF HOUSE FOR THE $$$..and plenty of room to raise a family! 4th Bedroom could be office/hobby/exercise room. Newer windows,carpet and paint. And you will love the HUGE Livingroom!! Darling backyard w/ large patio and lots of beautiful perinneals. Come and see for yourself!!

20. 2010-10-31
    historical
21. 2010-06-22
    historical
22. 2010-06-15
    listed $65,000
23. 2010-04-23
    listed $79,000

ⓘ 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: $1,423 · $119/mo
• Projected year-2 tax: $1,423 · $119/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $14,990
• − Mortgage interest: −$8,766
• − Property taxes: −$1,423
• − Insurance: −$782
• − Repairs & maintenance: −$1,199
• − Management: −$1,199
• − Depreciation: −$4,553
• Taxable loss: −$2,933
• Est. tax savings @ 24.0%: +$704
• After-tax cash flow: $492/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

+101.3% since first listed

8 events — show timeline

• 2026-05-15 Listed $159,000 MLSOK
• 2011-07-29 Sold (Public Records) $60,000 Public Records
• 2011-07-20 Sold (MLS) $59,900 MLSOK
• 2011-01-06 Listed $59,900 MLSOK
• 2010-10-31 Listing Removed — MLSOK
• 2010-06-22 Listing Removed — MLSOK
• 2010-06-15 Listed $65,000 MLSOK
• 2010-04-23 Listed $79,000 MLSOK

Property tax history

+5.1%/yr

Latest (2025): $1,423 · +4.2% YoY. Source: county tax records.