1811 N Stonewall Ave · Oklahoma City, OK 73111

$69,900

2 bd · 1.0 ba · 874 sqft · SingleFamily public records · 205 Days on market

Built 1930 Poor condition 2,500 sqft lot $80/sqft · 48% below area Est $134k · 48% under

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Why this score? — see what drove the B+ 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
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Schools +2.2/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Vacant investment property located in a growing Oklahoma City neighborhood. This home requires a full remodel and presents a strong opportunity for investors seeking a value-add project. Property is well-suited for renovation, repositioning, or redevelopment based on buyer’s investment strategy. Vacant status allows for immediate access and renovation without tenant interference. Ideal for investors, flippers, or those looking to add a renovated asset to their rental portfolio in an area experiencing continued growth.

Key facts

• Value-add project
• Investment property
• Growing neighborhood

Tags

• INVESTMENT PROPERTY
• GROWING NEIGHBORHOOD
• FULL REMODEL
• STRONG OPPORTUNITY
• VALUE-ADD PROJECT
• WELL-SUITED FOR RENOVATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $504 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.

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: Emerson Alternative Ed. (Es) (math 24% / reading 24%, grade F, #354 of 845 statewide, top 47%, 64 students, 0% FRL); Classen Ms of Advanced Studies (math 35% / reading 46%, grade F, #6 of 345 statewide, top 1%, 855 students, 0% FRL); Southeast Hs (math 8% / reading 17%, grade F, #355 of 447 statewide, top 80%, 854 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.
• Zoned-school proficiency averages 26% at this address vs 8% district-wide (+17 pts) — the actual schools serving this property are materially stronger than the Oklahoma City average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.1%/yr); 133 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 82d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% 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

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k 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 + 2.1% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 205 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $30k; list at $70k implies a 133% 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 $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 205 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.68% ✓
• Cap rate: 14.95%
• Cash-on-cash: 30.92%
• DSCR: 2.38
• GRM: 5.0

CMA / ARV

• ARV (median comp): $134,280
• List price: $69,900
• Delta: -47.94%
• 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
1449 NE 14th St	0.51mi	2/1.0	884 (+1%)	5mo	$100,000	$113	70
2140 N Lottie Ave	0.34mi	3/1.0 (+1)	864 (-1%)	16mo	$80,000	$93	64
1304 NE 16th St	0.27mi	2/1.0	936 (+7%)	17mo	$120,000	$128	61
1720 Wickliff St	0.74mi	2/1.5	902 (+3%)	3mo	$100,000	$111	55
1400 NE 16th St	0.35mi	2/1.0	978 (+12%)	13mo	$75,000	$77	53
1717 NE 20th St	0.69mi	2/1.0	864 (-1%)	15mo	$145,000	$168	53
1715 N Kelham Ave	0.65mi	2/1.0	903 (+3%)	15mo	$163,500	$181	52
2415 N Fonshill St	0.57mi	2/1.5	924 (+6%)	13mo	$65,000	$70	51
1542 NE 20th St	0.56mi	2/1.0	981 (+12%)	5mo	$135,000	$138	49
1417 NE 10th St	0.73mi	2/1.0	840 (-4%)	13mo	$132,500	$158	49
1541 NE 20th St	0.57mi	2/1.0	962 (+10%)	17mo	$40,000	$42	43
1521 NE 11th St	0.72mi	2/1.0	972 (+11%)	7mo	$65,000	$67	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: 24.7%
• Equity multiple: 2.01×
• Total profit: $19,753
• Equity at exit: $10,422

10-year hold

• IRR: 32.0%
• Equity multiple: 3.78×
• Total profit: $54,374
• Equity at exit: $6,044

Cash invested: $19,572 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 16 active · 4 under contract
• Months of supply: 13.7 mo (7%/mo absorbed)
• Median asking: $112,500 ($120/sqft)
• Median days on market: 59 d
• This list price: 19% of active listings are priced below it
• ARV vs active asking: +28.5% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 73111

• Home prices YoY: -13.6%
• Rents YoY: 2.1%
• Active inventory: 133
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,172 high
• Mortgage (P&I): −$367
• Tax from tax record: −$26 /mo · $308/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $504

Break-even live

Break-even rent $533

Max offer price $69,900

Occupancy floor 52%

Sensitivity live

Price	-10% $544	-5% $524	+0% $504	+5% $484	+10% $465
Rent	-10% $412	-5% $458	+0% $504	+5% $551	+10% $597
Rate	-1.0pp $539	-0.5pp $522	base $504	+0.5pp $486	+1.0pp $468

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: $17,475
• Closing costs: $2,097
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1021 NE 18th St Unit B Oklahoma City, OK	2.0	2.5	1121	$1,900	$1.69	0d	1	0.09mi
1021 NE 18th St Unit B Oklahoma City, OK	2.0	2.5	1121	$1,895	$1.69	10d	1	0.09mi
1200 NE 17th St Unit B Oklahoma City, OK	2.0	1.0	1002	$2,100	$2.10	139d	1	0.10mi
1200 NE 17th St Unit A Oklahoma City, OK	2.0	2.0	1002	$2,100	$2.10	88d	1	0.10mi
943 East Dr Oklahoma City, OK	1.0	1.0	900	$850	$0.94	3d	1	0.11mi
943 East Dr Oklahoma City, OK	1.0	1.0	900	$985	$1.09	93d	1	0.11mi
943 East Dr Oklahoma City, OK	1.0	1.0	900	$985	$1.09	82d	1	0.11mi
943 East Dr Oklahoma City, OK	1.0	1.0	900	$985	$1.09	87d	1	0.11mi
946 East Dr Oklahoma City, OK	2.0	1.0	900	$800	$0.89	10d	1	0.11mi
941 East Dr Oklahoma City, OK	2.0	1.0	1040	$1,075	$1.03	10d	1	0.12mi
939 East Dr Oklahoma City, OK	2.0	1.0	1039	$1,100	$1.06	119d	1	0.12mi
937 NE 16th St Oklahoma City, OK	1.0	1.0	727	$795	$1.09	74d	1	0.14mi
1220 NE 17th St Oklahoma City, OK	2.0	1.0	1100	$1,195	$1.09	139d	1	0.15mi
847 East Dr Apt 3 Oklahoma City, OK	2.0	1.0	700	$895	$1.28	10d	1	0.23mi
843 East Dr Unit 4 Oklahoma City, OK	1.0	1.0	600	$825	$1.38	82d	1	0.24mi
2128 N Stonewall Ave Unit 1 Oklahoma City, OK	2.0	1.0	960	$1,070	$1.11	10d	1	0.25mi
839 East Dr Apt 4 Oklahoma City, OK	1.0	1.0	600	$825	$1.38	10d	1	0.25mi
2148 N Stonewall Ave Oklahoma City, OK	2.0	1.0	1055	$875	$0.83	99d	1	0.30mi
2148 N Stonewall Ave Oklahoma City, OK	2.0	1.0	1055	$875	$0.83	93d	1	0.30mi
814 East Dr Oklahoma City, OK	1.0	1.0	900	$850	$0.94	5d	1	0.30mi
817 East Dr Unit 817 Oklahoma City, OK	1.0	1.0	1000	$849	$0.85	82d	1	0.30mi
2201 Glen Ellyn St Oklahoma City, OK	3.0	1.0	1082	$1,200	$1.11	63d	1	0.31mi
800 East Dr Unit 1 Oklahoma City, OK	1.0	1.0	752	$875	$1.16	93d	1	0.33mi
800 East Dr Unit 4 Oklahoma City, OK	1.0	1.0	752	$799	$1.06	58d	1	0.33mi
727 Culbertson Dr Unit 222 Oklahoma City, OK	2.0	1.0	600	$995	$1.66	10d	1	0.36mi
727 Culbertson Dr Unit 121 Oklahoma City, OK	1.0	1.0	600	$935	$1.56	10d	1	0.36mi
2225 Glen Ellyn St Oklahoma City, OK	2.0	1.0	1095	$925	$0.84	139d	1	0.37mi
2225 Glen Ellyn St Oklahoma City, OK	2.0	1.0	1095	$875	$0.80	74d	1	0.37mi
1450 NE 16th Ter Oklahoma City, OK	3.0	1.0	1096	$1,295	$1.18	139d	1	0.42mi
2312 N Everest Ave Oklahoma City, OK	3.0	1.0	1100	$1,299	$1.18	139d	1	0.42mi
701 Culbertson Dr Oklahoma City, OK	1.0	1.0	700	$825	$1.18	98d	1	0.42mi
1401 NE 22nd St Oklahoma City, OK	2.0	1.0	728	$1,100	$1.51	119d	1	0.50mi
1148 N Lottie Ave Oklahoma City, OK	2.0	1.0	1040	$1,050	$1.01	62d	1	0.53mi
1537 NE 20th St Oklahoma City, OK	2.0	1.0	884	$1,250	$1.41	0d	1	0.54mi
1601 NE 18th St Oklahoma City, OK	2.0	1.0	1108	$1,200	$1.08	88d	1	0.55mi
1801 N Jordan Ave Oklahoma City, OK	2.0	1.0	1080	$1,000	$0.93	110d	1	0.56mi
1609 NE 18th St Oklahoma City, OK	2.0	1.0	899	$900	$1.00	99d	1	0.57mi
1439 NE 24th St Oklahoma City, OK	3.0	1.0	874	$995	$1.14	58d	1	0.64mi
1300 NE 10th St Unit B Oklahoma City, OK	2.0	2.0	962	$1,195	$1.24	10d	1	0.67mi
1722 NE 20th St Oklahoma City, OK	2.0	1.0	800	$1,070	$1.34	139d	1	0.68mi

Listing history 50 events

1. 2026-08-31
   days on market $69,900 Active 205 DOM
2. 2026-08-29
   days on market $69,900 Active 203 DOM
3. 2026-08-28
   days on market $69,900 Active 202 DOM
4. 2026-08-27
   days on market $69,900 Active 201 DOM
5. 2026-08-26
   days on market $69,900 Active 200 DOM
6. 2026-08-25
   days on market $69,900 Active 199 DOM
7. 2026-08-24
   days on market $69,900 Active 198 DOM
8. 2026-08-23
   days on market $69,900 Active 197 DOM
9. 2026-08-22
   days on market $69,900 Active 196 DOM
10. 2026-08-21
    days on market $69,900 Active 195 DOM
11. 2026-08-20
    days on market $69,900 Active 194 DOM
12. 2026-08-19
    days on market $69,900 Active 193 DOM
13. 2026-08-18
    days on market $69,900 Active 192 DOM
14. 2026-08-17
    days on market $69,900 Active 191 DOM
15. 2026-08-16
    days on market $69,900 Active 190 DOM
16. 2026-08-15
    days on market $69,900 Active 189 DOM
17. 2026-08-14
    days on market $69,900 Active 188 DOM
18. 2026-08-13
    days on market $69,900 Active 187 DOM
19. 2026-08-12
    days on market $69,900 Active 186 DOM
20. 2026-08-11
    days on market $69,900 Active 185 DOM
21. 2026-08-10
    days on market $69,900 Active 184 DOM
22. 2026-08-09
    days on market $69,900 Active 183 DOM
23. 2026-08-08
    days on market $69,900 Active 182 DOM
24. 2026-08-07
    days on market $69,900 Active 181 DOM
25. 2026-08-06
    days on market $69,900 Active 180 DOM
26. 2026-08-05
    days on market $69,900 Active 179 DOM
27. 2026-08-04
    days on market $69,900 Active 178 DOM
28. 2026-08-03
    days on market $69,900 Active 177 DOM
29. 2026-07-31
    days on market $69,900 Active 174 DOM
30. 2026-07-30
    days on market $69,900 Active 173 DOM
31. 2026-07-30
    days on market $69,900 Active 172 DOM
32. 2026-07-28
    days on market $69,900 Active 171 DOM
33. 2026-07-26
    days on market $69,900 Active 169 DOM
34. 2026-07-24
    days on market $69,900 Active 167 DOM
35. 2026-07-23
    days on market $69,900 Active 166 DOM
36. 2026-07-22
    days on market $69,900 Active 165 DOM
37. 2026-07-21
    days on market $69,900 Active 164 DOM
38. 2026-07-20
    days on market $69,900 Active 163 DOM
39. 2026-07-18
    days on market $69,900 Active 161 DOM
40. 2026-07-18
    days on market $69,900 Active 160 DOM
41. 2026-07-16
    days on market $69,900 Active 159 DOM
42. 2026-07-15
    days on market $69,900 Active 158 DOM
43. 2026-07-14
    days on market $69,900 Active 157 DOM
44. 2026-07-13
    days on market $69,900 Active 156 DOM
45. 2026-07-13
    days on market $69,900 Active 155 DOM
46. 2026-07-11
    days on market $69,900 Active 154 DOM
47. 2026-07-10
    days on market $69,900 Active 153 DOM
48. 2026-07-09
    days on market $69,900 Active 152 DOM
49. 2026-07-07
    days on market $69,900 Active 150 DOM
50. 2026-07-06
    days on market $69,900 Active 149 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: $308 · $26/mo
• Projected year-2 tax: $629 · $52/mo
• Expected delta: +$321/yr (+$27/mo · 104.1%)

ⓘ 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 6/10 Major 7 d/yr ≥107°F today · 19 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: $14,060
• − Mortgage interest: −$3,915
• − Property taxes: −$308
• − Insurance: −$350
• − Repairs & maintenance: −$1,125
• − Management: −$1,125
• − Depreciation: −$2,033
• Taxable income: $5,204
• Est. tax owed @ 24.0%: −$1,249
• After-tax cash flow: $4,802/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.

Condition & rehab AI · 2 photos

Poor 20/100 Extensive rehab Est. rehab $43,700–$78,660 screening

This vacant single-family home requires extensive repairs and maintenance, including a new roof, siding, and landscaping. Significant value can be added through these improvements, making it an attractive investment opportunity.

Repairs flagged

• Major roof — Significant damage visible in satellite image
• Major siding — Peeling and weathered appearance
• Major landscaping — Overgrown and unkempt
• Major porch — Worn and in need of repair

Value-add opportunities

• Both landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers or renters ↑
• Both roof and siding repairs — Improves the home's structural integrity and aesthetic appeal ↑
• Both exterior painting — Refreshes the home's exterior and makes it more marketable ↑

ⓘ Rehab cost is a screening estimate — Extensive scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 22/100

Zoned Schools

Elementary Emerson Alternative Ed. (Es) F OK #354/845 Nat'l #30,133/41,679 Middle Classen Ms Of Advanced Studies F OK #6/345 Nat'l #5,872/14,009 High Emerson Alternative Ed. (Hs) F OK #445/447 Nat'l #17,145/17,239

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

A Composite livability gradescore 80/100

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 · 911,875 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: 16% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in OK)

Industry	F500 HQs	Revenue
▸Energy	3	$48B

Price history

+133.0% since first listed

4 events — show timeline

• 2026-02-14 Relisted — MLSOK
• 2026-01-31 Pending — MLSOK
• 2026-01-23 Listed $69,900 MLSOK
• 2006-02-08 Sold (Public Records) $30,000 Public Records

Property tax history

+7.0%/yr

Latest (2025): $308 · +4.1% YoY. Source: county tax records.