1811 N Stonewall Ave · Oklahoma City, OK 73111

$69,900

2 bd · 1.0 ba · 874 sqft · SingleFamily public records · 131 Days on market

Built 1930 2,500 sqft lot $80/sqft · 45% below area Est $126k · 45% 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
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• 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. **Additional photos coming soon

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

🏷️ Possibly a rental listed for sale. The $69,900 price doesn't fit this home's estimated sale value (~$126,453) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $455 ($5k/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.
• Cap rate 14.1% 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: 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 (+2.1%/yr); 81 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); 40% 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 33% 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 $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 ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 131 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 131 days. Have you received any prior offers? Is the seller open to a 12% 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. 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.
8. 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.
9. 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: 1.59% ✓
• Cap rate: 14.11%
• Cash-on-cash: 27.90%
• DSCR: 2.24
• GRM: 5.3

CMA / ARV

• ARV (median comp): $126,453
• List price: $69,900
• Delta: -44.72%
• 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%)	2mo	$100,000	$113	73
2140 N Lottie Ave	0.34mi	3/1.0 (+1)	864 (-1%)	13mo	$80,000	$93	67
1304 NE 16th St	0.27mi	2/1.0	936 (+7%)	14mo	$120,000	$128	64
1720 Wickliff St	0.74mi	2/1.5	902 (+3%)	0mo	$100,000	$111	58
1400 NE 16th St	0.35mi	2/1.0	978 (+12%)	10mo	$75,000	$77	56
1717 NE 20th St	0.69mi	2/1.0	864 (-1%)	12mo	$145,000	$168	56
1715 N Kelham Ave	0.65mi	2/1.0	903 (+3%)	12mo	$163,500	$181	55
2415 N Fonshill St	0.57mi	2/1.5	924 (+6%)	10mo	$65,000	$70	54
1542 NE 20th St	0.56mi	2/1.0	981 (+12%)	2mo	$135,000	$138	52
1417 NE 10th St	0.73mi	2/1.0	840 (-4%)	10mo	$132,500	$158	51
1541 NE 20th St	0.57mi	2/1.0	962 (+10%)	14mo	$40,000	$42	45
1521 NE 11th St	0.72mi	2/1.0	972 (+11%)	4mo	$65,000	$67	44

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: 21.1%
• Equity multiple: 1.85×
• Total profit: $16,675
• Equity at exit: $10,422

10-year hold

• IRR: 28.7%
• Equity multiple: 3.45×
• Total profit: $47,876
• 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 →

ZIP-level market 73111

• Home prices YoY: -13.6%
• Rents YoY: 2.1%
• Active inventory: 81
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,109 high
• Mortgage (P&I): −$367
• Tax from tax record: −$26 /mo · $308/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $455

Break-even live

Break-even rent $533

Max offer price $69,900

Occupancy floor 54%

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
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1200 NE 17th St Unit B Oklahoma City, OK	2.0	1.0	1002	$2,100	$2.10	44d	1	0.10mi
943 East Dr Oklahoma City, OK	1.0	1.0	900	$995	$1.11	4d	1	0.11mi
939 East Dr Oklahoma City, OK	2.0	1.0	1039	$1,100	$1.06	23d	1	0.12mi
935 NE 16th St Oklahoma City, OK	1.0	1.0	727	$795	$1.09	44d	1	0.15mi
1220 NE 17th St Oklahoma City, OK	2.0	1.0	1100	$1,195	$1.09	44d	1	0.15mi
2128 N Stonewall Ave Unit 1 Oklahoma City, OK	2.0	1.0	960	$800	$0.83	3d	1	0.25mi
2148 N Stonewall Ave Oklahoma City, OK	2.0	1.0	1055	$875	$0.83	4d	1	0.30mi
800 East Dr Unit 1 Oklahoma City, OK	1.0	1.0	752	$900	$1.20	3d	1	0.33mi
2225 Glen Ellyn St Oklahoma City, OK	2.0	1.0	1095	$925	$0.84	44d	1	0.37mi
1450 NE 16th Ter Oklahoma City, OK	3.0	1.0	1096	$1,295	$1.18	44d	1	0.42mi
2312 N Everest Ave Oklahoma City, OK	3.0	1.0	1100	$1,299	$1.18	44d	1	0.42mi
701 Culbertson Dr Oklahoma City, OK	1.0	1.0	700	$825	$1.18	2d	1	0.42mi
1401 NE 22nd St Oklahoma City, OK	2.0	1.0	728	$1,100	$1.51	23d	1	0.50mi
1148 N Lottie Ave Oklahoma City, OK	2.0	1.0	1040	$1,150	$1.11	3d	1	0.53mi
1801 N Jordan Ave Oklahoma City, OK	2.0	1.0	1080	$1,000	$0.93	14d	1	0.56mi
1609 NE 18th St Oklahoma City, OK	2.0	1.0	899	$900	$1.00	4d	1	0.57mi
1439 NE 24th St Oklahoma City, OK	3.0	1.0	874	$1,025	$1.17	16d	1	0.64mi
1722 NE 20th St Oklahoma City, OK	2.0	1.0	800	$1,070	$1.34	44d	1	0.68mi
1727 NE 19th St Oklahoma City, OK	3.0	1.0	892	$995	$1.12	44d	1	0.69mi
1445 NE 10th St Oklahoma City, OK	2.0	1.0	1011	$1,195	$1.18	17d	1	0.74mi
736 NE 26th St Oklahoma City, OK	2.0	1.0	927	$1,050	$1.13	2d	1	0.75mi
2709 N Fonshill Ave Oklahoma City, OK	2.0	1.0	949	$1,100	$1.16	23d	1	0.80mi
1438 NE 27th St Oklahoma City, OK	3.0	1.0	736	$1,000	$1.36	44d	1	0.82mi
703 NE 26th St Unit 4 Oklahoma City, OK	1.0	1.0	650	$745	$1.15	23d	1	0.82mi
2700 N Lindsay Ave Unit 708-3 Oklahoma City, OK	1.0	1.0	672	$745	$1.11	23d	1	0.83mi
2700 N Lindsay Ave Oklahoma City, OK	1.0	1.0	650	$745	$1.15	14d	1	0.83mi
708 NE 27th St Unit 3 Oklahoma City, OK	1.0	1.0	672	$745	$1.11	23d	1	0.84mi
714 NE 27th St Unit 4 Oklahoma City, OK	2.0	1.0	950	$845	$0.89	23d	1	0.84mi
708 NE 27th St Apt 1 Oklahoma City, OK	1.0	1.0	650	$745	$1.15	12d	1	0.84mi
1427 NE 28th St Oklahoma City, OK	1.0	1.0	876	$695	$0.79	44d	1	0.87mi
1436 NE 8th St Oklahoma City, OK	2.0	1.0	1048	$1,095	$1.04	44d	1	0.88mi
1812 NE 24th St Oklahoma City, OK	3.0	1.0	1071	$1,175	$1.10	2d	1	0.88mi
1330 NE 7th St Unit A Oklahoma City, OK	1.0	1.0	534	$900	$1.69	44d	1	0.89mi
1801 E Park Pl Oklahoma City, OK	2.0	1.0	734	$695	$0.95	44d	1	0.92mi
1904 NE 25th St Oklahoma City, OK	2.0	1.0	939	$950	$1.01	4d	1	1.01mi
1921 NE 25th St Unit 3 Oklahoma City, OK	2.0	1.0	900	$875	$0.97	20d	1	1.06mi
505 N High Ave Oklahoma City, OK	1.0–2.0	1.0–2.0	697	$1,400	$2.01	44d	1	1.06mi
704 NE 31st St Oklahoma City, OK	3.0	1.0	952	$1,300	$1.37	44d	1	1.07mi
1931 NE 25th St Unit 10 Oklahoma City, OK	2.0	1.0	900	$875	$0.97	23d	1	1.08mi
2107 Hardin Dr Oklahoma City, OK	3.0	1.0	999	$875	$0.88	44d	1	1.08mi

Listing history 17 events

1. 2026-06-18
   days on market $69,900 Active 131 DOM
2. 2026-06-17
   days on market $69,900 Active 130 DOM
3. 2026-06-16
   days on market $69,900 Active 129 DOM
4. 2026-06-15
   days on market $69,900 Active 128 DOM
5. 2026-06-13
   days on market $69,900 Active 126 DOM
6. 2026-06-09
   days on market $69,900 Active 122 DOM
7. 2026-06-08
   days on market $69,900 Active 121 DOM
8. 2026-06-07
   days on market $69,900 Active 120 DOM
9. 2026-06-05
   days on market $69,900 Active 117 DOM
10. 2026-06-03
    days on market $69,900 Active 116 DOM
11. 2026-06-02
    days on market $69,900 Active 115 DOM
12. 2026-06-01
    days on market $69,900 Active 114 DOM
13. 2026-05-31
    days on market $69,900 Active 113 DOM
14. 2026-02-14
    status Active 562-char remark

    Show marketing remark (562 chars)

    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. **Additional photos coming soon

15. 2026-01-31
    status Pending 562-char remark

    Show marketing remark (562 chars)

    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. **Additional photos coming soon

16. 2026-01-23
    listed $69,900 Active 562-char remark

    Show marketing remark (562 chars)

    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. **Additional photos coming soon

17. 2006-02-08
    soldstatus $30,000

ⓘ 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: $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: $13,314
• − Mortgage interest: −$3,915
• − Property taxes: −$308
• − Insurance: −$350
• − Repairs & maintenance: −$1,065
• − Management: −$1,065
• − Depreciation: −$2,033
• Taxable income: $4,577
• Est. tax owed @ 24.0%: −$1,098
• After-tax cash flow: $4,363/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

+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.