1400 NW 107 St · Oklahoma City, OK 73114

$150,000

2 bd · 2.0 ba · 1,385 sqft · SingleFamily public records · 183 Days on market

Built 1971 6,612 sqft lot $108/sqft · 22% below area Est $193k · 22% 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 +18.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• 1% rule +4.3/10.0
• Livability +4.0/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice home, convenient to most locations in the Metro. Open living with moc-fireplace. Inside utility closet. "TO BE SOLD AS IS" Has a Reverse Mortgage. So time is needed for approval..

Key facts

• Moc-fireplace
• Open living
• Some updating

Tags

• OPEN LIVING
• MOC-FIREPLACE
• INSIDE UTILITY CLOSET
• SOME UPDATING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $132 ($2k/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 $139k (7.1% below list).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• 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 (+3.5%/yr); 145 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; 5,365 units permitted in Oklahoma County in 2024 (569 in 5+ unit buildings).
• This rent runs 30% of the median local income ($55k/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 $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 183 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $39k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $39k; list at $150k implies a 285% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 183 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 1971 — 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: 0.93% ✗
• Cap rate: 7.35%
• Cash-on-cash: 3.79%
• DSCR: 1.17
• GRM: 9.0

CMA / ARV

• ARV (median comp): $192,563
• List price: $150,000
• Delta: -22.10%
• 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
10144 Wimbledon Ct	0.31mi	3/2.0 (+1)	1,347 (-3%)	2mo	$228,000	$169	74
10207 Sussex Pl	0.40mi	3/2.0 (+1)	1,413 (+2%)	1mo	$233,000	$165	72
9917 Essex Ave	0.60mi	3/2.0 (+1)	1,375 (-1%)	0mo	$195,000	$142	65
11209 Bel Air Pl	0.38mi	3/2.0 (+1)	1,483 (+7%)	2mo	$130,000	$88	64
1701 Gladstone Ter	0.54mi	3/2.0 (+1)	1,440 (+4%)	2mo	$255,000	$177	61
10237 Stoneham Ave	0.52mi	3/2.0 (+1)	1,479 (+7%)	1mo	$244,500	$165	59
2017 Plymouth Ln	0.59mi	3/2.0 (+1)	1,326 (-4%)	2mo	$153,000	$115	59
636 NW 112th St	0.72mi	3/2.0 (+1)	1,402 (+1%)	0mo	$199,000	$142	59
1037 NW 100th St	0.61mi	3/2.0 (+1)	1,311 (-5%)	2mo	$98,500	$75	56
11524 N Florida Ave	0.55mi	3/2.0 (+1)	1,508 (+9%)	2mo	$205,000	$136	53
1221 NW 97th St	0.70mi	3/2.0 (+1)	1,464 (+6%)	2mo	$265,000	$181	51
712 NW 110th St	0.61mi	3/2.0 (+1)	1,568 (+13%)	2mo	$279,000	$178	43

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 · 3.47% rent growth · sell at horizon

5-year hold

• IRR: -9.9%
• Equity multiple: 0.64×
• Total profit: $-15,228
• Equity at exit: $22,365

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $263
• Equity at exit: $12,969

Cash invested: $42,000 (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 73114

• Home prices YoY: -12.5%
• Rents YoY: 3.5%
• Active inventory: 145
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,394 high
• Mortgage (P&I): −$787
• Tax from tax record: −$119 /mo · $1,432/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $132

Break-even live

Break-even rent $1,226

Max offer price $150,000

Occupancy floor 85%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1413 NW 106th St Oklahoma City, OK	3.0	2.0	1345	$1,495	$1.11	43d	1	0.04mi
10905 N Brauer Ave Oklahoma City, OK	3.0	1.5	1424	$1,505	$1.06	43d	1	0.11mi
1301 W Hefner Rd Oklahoma City, OK	1.0–2.0	1.0–2.0	898	$1,310	$1.46	1d	14	0.15mi
10517 N McKinley Ave Oklahoma City, OK	3.0	1.5	1219	$1,695	$1.39	3d	1	0.17mi
1209 W Hefner Rd Oklahoma City, OK	1.0–2.0	1.0–1.5	852	$1,029	$1.21	23d	3	0.25mi
11204 Burnham Ave Oklahoma City, OK	3.0	2.0	1335	$1,545	$1.16	43d	1	0.27mi
11220 Burnham Ave Unit 11222 Oklahoma City, OK	3.0	2.0	1350	$1,600	$1.19	23d	1	0.32mi
10735 N Western Ave Oklahoma City, OK	1.0–3.0	1.0–2.5	995	$974	$0.98	43d	64	0.32mi
10735 N Western Ave Unit 10727H Oklahoma City, OK	2.0	2.0	935	$949	$1.01	23d	1	0.32mi
10735 N Western Ave Unit 10743C Oklahoma City, OK	2.0	2.0	935	$949	$1.01	2d	1	0.32mi
10735 N Western Ave Oklahoma City, OK	3.0	2.5	1250	$1,149	$0.92	21d	1	0.32mi
11308 Bel Air Pl Oklahoma City, OK	3.0	2.0	1590	$1,695	$1.07	43d	1	0.42mi
11411 University Oklahoma City, OK	3.0	2.0	1216	$1,550	$1.27	16d	1	0.43mi
11508 University Oklahoma City, OK	3.0	2.0	1216	$1,645	$1.35	3d	1	0.43mi
1101 NW 103rd St Oklahoma City, OK	3.0	2.0	1232	$1,425	$1.16	2d	1	0.44mi
11415 University Oklahoma City, OK	3.0	2.0	1216	$1,545	$1.27	43d	1	0.48mi
11420 University Oklahoma City, OK	3.0	2.0	1216	$1,545	$1.27	43d	1	0.48mi
11409 University Oklahoma City, OK	3.0	2.0	1216	$1,550	$1.27	23d	1	0.48mi
1720 Castle St Oklahoma City, OK	3.0	2.0	1428	$1,800	$1.26	43d	1	0.48mi
839 NW 111th St Unit 839 Oklahoma City, OK	1.0	1.5	1121	$1,075	$0.96	23d	1	0.51mi
829 NW 111th St Oklahoma City, OK	2.0	2.0	1500	$1,200	$0.80	14d	1	0.52mi
10104 Haverhill Pl Oklahoma City, OK	3.0	2.0	1188	$1,550	$1.30	14d	1	0.54mi
910 NW 101st St Oklahoma City, OK	3.0	1.0	1100	$1,400	$1.27	1d	1	0.62mi
1800 NW 115th St Oklahoma City, OK	1.0–3.0	1.0–2.0	1019	$1,705	$1.67	2d	8	0.64mi
2000 Lanesboro Dr Oklahoma City, OK	3.0	2.0	1236	$1,550	$1.25	43d	1	0.67mi
9721 Georgia Ave Oklahoma City, OK	3.0	2.0	1442	$1,685	$1.17	3d	1	0.73mi
911 NW 98th St Oklahoma City, OK	3.0	1.0	1122	$1,100	$0.98	1d	1	0.74mi
609 NW 110th St Oklahoma City, OK	3.0	2.0	1178	$1,345	$1.14	23d	1	0.75mi
912 NW 98th St Oklahoma City, OK	3.0	1.0	1364	$1,250	$0.92	43d	1	0.75mi
10125 N Pennsylvania Ave The Village, OK	2.0	3.0	1680	$1,295	$0.77	43d	1	0.77mi
645 NW 113th St Oklahoma City, OK	3.0	2.0	1321	$1,395	$1.06	23d	1	0.78mi
1417 NW 95th St Oklahoma City, OK	2.0	1.0	916	$1,085	$1.18	23d	1	0.78mi
11239 N Pennsylvania Ave Oklahoma City, OK	1.0–2.0	1.0–2.0	850	$1,155	$1.36	3d	30	0.80mi
11713 N Francis Ave Oklahoma City, OK	3.0	2.0	1475	$1,430	$0.97	43d	1	0.82mi
11800 N Western Ave Unit 302 Oklahoma City, OK	2.0	2.0	960	$1,006	$1.05	3d	1	0.83mi
11800 N Western Ave Unit 210 Oklahoma City, OK	3.0	2.0	1120	$1,160	$1.04	3d	1	0.83mi
11800 N Western Ave Apt 919 Oklahoma City, OK	3.0	2.0	1120	$1,160	$1.04	43d	1	0.83mi
11800 N Western Ave Apt 205 Oklahoma City, OK	3.0	2.0	1120	$1,100	$0.98	43d	1	0.83mi
11800 N Western Ave Apt 601 Oklahoma City, OK	2.0	2.0	960	$1,006	$1.05	43d	1	0.83mi
11800 N Western Ave Oklahoma City, OK	3.0	2.0	1120	$1,160	$1.04	43d	1	0.83mi

Listing history 21 events

1. 2026-06-17
   days on market $150,000 Active 183 DOM
2. 2026-06-16
   days on market $150,000 Active 182 DOM
3. 2026-06-15
   days on market $150,000 Active 181 DOM
4. 2026-06-13
   days on market $150,000 Active 179 DOM
5. 2026-06-09
   days on market $150,000 Active 175 DOM
6. 2026-06-08
   days on market $150,000 Active 174 DOM
7. 2026-06-07
   days on market $150,000 Active 173 DOM
8. 2026-06-05
   days on market $150,000 Active 170 DOM
9. 2026-06-03
   days on market $150,000 Active 169 DOM
10. 2026-06-02
    days on market $150,000 Active 168 DOM
11. 2026-06-01
    days on market $150,000 Active 167 DOM
12. 2026-05-31
    days on market $150,000 Active 166 DOM
13. 2026-04-13
    status Active 199-char remark

    Show marketing remark (199 chars)

    Nice home, convenient to most locations in the Metro. Open living with moc-fireplace. Inside utility closet. "TO BE SOLD AS IS" Has a Reverse Mortgage. So time is needed for approval..

14. 2026-03-30
    historical 199-char remark

    Show marketing remark (199 chars)

    Nice home, convenient to most locations in the Metro. Open living with moc-fireplace. Inside utility closet. "TO BE SOLD AS IS" Has a Reverse Mortgage. So time is needed for approval..

15. 2026-03-28
    status Active 199-char remark

    Show marketing remark (199 chars)

    Nice home, convenient to most locations in the Metro. Open living with moc-fireplace. Inside utility closet. "TO BE SOLD AS IS" Has a Reverse Mortgage. So time is needed for approval..

16. 2026-02-20
    status Pending 199-char remark

    Show marketing remark (199 chars)

    Nice home, convenient to most locations in the Metro. Open living with moc-fireplace. Inside utility closet. "TO BE SOLD AS IS" Has a Reverse Mortgage. So time is needed for approval..

17. 2026-01-09
    status Active 199-char remark

    Show marketing remark (199 chars)

    Nice home, convenient to most locations in the Metro. Open living with moc-fireplace. Inside utility closet. "TO BE SOLD AS IS" Has a Reverse Mortgage. So time is needed for approval..

18. 2025-12-11
    status Pending 199-char remark

    Show marketing remark (199 chars)

    Nice home, convenient to most locations in the Metro. Open living with moc-fireplace. Inside utility closet. "TO BE SOLD AS IS" Has a Reverse Mortgage. So time is needed for approval..

19. 2025-11-11
    price $150,000 199-char remark

    Show marketing remark (199 chars)

    Nice home, convenient to most locations in the Metro. Open living with moc-fireplace. Inside utility closet. "TO BE SOLD AS IS" Has a Reverse Mortgage. So time is needed for approval..

20. 2025-09-24
    listed $189,000 Active 199-char remark

    Show marketing remark (199 chars)

    Nice home, convenient to most locations in the Metro. Open living with moc-fireplace. Inside utility closet. "TO BE SOLD AS IS" Has a Reverse Mortgage. So time is needed for approval..

21. 1996-01-22
    soldstatus $39,000

ⓘ 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: $1,432 · $119/mo
• Projected year-2 tax: $1,432 · $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 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,722
• − Mortgage interest: −$8,402
• − Property taxes: −$1,432
• − Insurance: −$750
• − Repairs & maintenance: −$1,338
• − Management: −$1,338
• − Depreciation: −$4,364
• Taxable loss: −$901
• Est. tax savings @ 24.0%: +$216
• After-tax cash flow: $1,806/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): 17,656
• Household income: $54,936
• Rent vs Own: 65.5% rent · 34.5% own
• Severe rent burden: 1035.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Black 41% White 29% Hispanic / Latino 20% Two or more races 12% Native American 3%
• Hispanic origin (detail): Mexican 16% Puerto Rican 1%
• Common ancestry: Russian 1% Slovak 1% Italian 1%
• Foreign-born: 12% · Canada, Jamaica
• Languages at home: 78% English-only · Spanish 18%

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: ▼ -44.26%
• Current HPI: 310.4705
• Rent YoY: ▲ 3.47%
• 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

+284.6% since first listed

9 events — show timeline

• 2026-04-13 Relisted — MLSOK
• 2026-03-30 Listing Removed — MLSOK
• 2026-03-28 Relisted — MLSOK
• 2026-02-20 Pending — MLSOK
• 2026-01-09 Relisted — MLSOK
• 2025-12-11 Pending — MLSOK
• 2025-11-11 Price Changed $150,000 MLSOK
• 2025-09-24 Listed $189,000 MLSOK
• 1996-01-22 Sold (Public Records) $39,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $1,432 · +2.4% YoY. Source: county tax records.