1310 NE 17th St · Oklahoma City, OK 73111

$149,000

2 bd · 2.0 ba · 1,725 sqft · MultiFamily public records · 86 Days on market

Built 1923 7,000 sqft lot $86/sqft · 41% below area Est $252k · 41% 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

Multi-family units

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

Listing remarks MLS

Investors- Here is your opportunity! Duplex in NE OKC located near the OU Medical Center Community! Each side is a 2-bedroom, 1-bathroom unit, with in unit laundry. Both layouts are identical in floor plan. Here is your chance to join in the revitalization of NE OKC. Location is perfect, within 10 minutes of downtown. One unit is renting for $550 and the other for $795. There is room to increase rents on one or both of the units. Do not disturb tenants. Contact the agent for more information and showings. 24 hour notice to tenants is required. The agent is also owner, open to any offers.

Key facts

• Duplex in ne okc
• Identical floor plan
• In unit laundry

Tags

• DUPLEX IN NE OKC
• NEAR OU MEDICAL CENTER
• IN UNIT LAUNDRY
• IDENTICAL FLOOR PLAN
• WITHIN 10 MINUTES OF DOWNTOWN

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $149k.

Deal economics

• At list price, monthly cash flow is $825 ($10k/yr) — positive. Per door: $412/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $140k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.9% 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); 83 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).
• At $2,234/mo this rent would consume 66% of the median local household income ($40k/yr) (locally 804% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 2.1% rent growth), your $42k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 17y ago; this cycle's ask has dropped $12k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $149k implies a 129% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% 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 1923 — 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: 1.50% ✓
• Cap rate: 12.94%
• Cash-on-cash: 23.72%
• DSCR: 2.06
• GRM: 5.6

CMA / ARV

• ARV (median comp): $251,734
• List price: $149,000
• Delta: -40.81%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.13% rent growth · sell at horizon

5-year hold

• IRR: 15.9%
• Equity multiple: 1.63×
• Total profit: $26,427
• Equity at exit: $22,216

10-year hold

• IRR: 23.9%
• Equity multiple: 2.98×
• Total profit: $82,750
• Equity at exit: $12,883

Cash invested: $41,720 (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: 83
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,234 high
• Mortgage (P&I): −$781
• Tax from tax record: −$97 /mo · $1,159/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $825

Break-even live

Break-even rent $1,190

Max offer price $149,000

Occupancy floor 58%

Sensitivity live

Price	-10% $909	-5% $867	+0% $825	+5% $783	+10% $740
Rent	-10% $648	-5% $737	+0% $825	+5% $913	+10% $1,001
Rate	-1.0pp $900	-0.5pp $863	base $825	+0.5pp $786	+1.0pp $747

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,234
Total (2 units)			$2,234

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1220 NE 17th St Oklahoma City, OK	2.0	1.0	1100	$1,195	$1.09	44d	1	0.08mi
1450 NE 16th Ter Oklahoma City, OK	3.0	1.0	1096	$1,295	$1.18	44d	1	0.21mi
2135 N Lottie Ave Oklahoma City, OK	3.0	2.0	1602	$1,600	$1.00	44d	1	0.27mi
1801 N Jordan Ave Oklahoma City, OK	2.0	1.0	1080	$1,000	$0.93	15d	1	0.33mi
1444 NE 13th St Unit 1446 Oklahoma City, OK	2.0	2.0	1167	$1,199	$1.03	18d	1	0.36mi
2148 N Stonewall Ave Oklahoma City, OK	2.0	1.0	1055	$875	$0.83	5d	1	0.36mi
2225 Glen Ellyn St Oklahoma City, OK	2.0	1.0	1095	$925	$0.84	44d	1	0.40mi
2312 N Everest Ave Oklahoma City, OK	3.0	1.0	1100	$1,299	$1.18	44d	1	0.40mi
912 NE 21st St Oklahoma City, OK	2.0	1.0	1521	$1,350	$0.89	22d	1	0.49mi
1633 NE 11th St Oklahoma City, OK	3.0	2.0	1284	$1,945	$1.51	2d	1	0.61mi
735 NE 14th St Oklahoma City, OK	2.0	1.0	1216	$1,299	$1.07	5d	1	0.61mi
737 NE 14th St Oklahoma City, OK	2.0	2.0	1216	$1,299	$1.07	44d	1	0.62mi
1428 NE 10th St Oklahoma City, OK	3.0	2.0	1487	$1,600	$1.08	44d	1	0.65mi
1812 NE 24th St Oklahoma City, OK	3.0	1.0	1071	$1,175	$1.10	3d	1	0.72mi
1615 NE 9th St Oklahoma City, OK	3.0	2.0	1724	$2,700	$1.57	2d	1	0.76mi
2908 N Fonshill Ave Oklahoma City, OK	3.0	2.0	1325	$1,225	$0.92	44d	1	0.81mi
2105 NE 12th St Oklahoma City, OK	3.0	2.0	1180	$1,650	$1.40	22d	1	0.89mi
2143 NE 19th St Oklahoma City, OK	2.0	1.0	1265	$945	$0.75	44d	1	0.90mi
1706 NE 8th St Oklahoma City, OK	3.0	2.0	1389	$1,345	$0.97	4d	1	0.91mi
2200 Hardin Dr Oklahoma City, OK	3.0	1.0	1091	$1,025	$0.94	44d	1	0.94mi
2112 NE 23rd St Oklahoma City, OK	3.0	1.0	1117	$1,070	$0.96	18d	1	0.96mi
2308 NE 21st St Oklahoma City, OK	3.0	1.0	1400	$1,250	$0.89	3d	1	1.10mi
148 NE 15th St Oklahoma City, OK	3.0	2.5	1593	$2,099	$1.32	2d	1	1.15mi
1217 Carverdale Dr Oklahoma City, OK	2.0	2.0	1323	$1,300	$0.98	44d	1	1.15mi
2313 NE 23rd St Oklahoma City, OK	3.0	2.5	1500	$1,095	$0.73	44d	1	1.16mi
2020 NE 30th St Oklahoma City, OK	3.0	1.0	1056	$1,150	$1.09	44d	1	1.18mi
1621 NE 33rd St Oklahoma City, OK	3.0	2.0	1500	$1,975	$1.32	44d	1	1.24mi
2520 NE 14th St Oklahoma City, OK	3.0	1.0	1070	$1,099	$1.03	44d	1	1.30mi
1501 NE Grand Blvd Oklahoma City, OK	3.0	1.0	1204	$1,200	$1.00	5d	1	1.33mi
2036 NE Grand Blvd Oklahoma City, OK	2.0	1.0	1092	$995	$0.91	3d	1	1.39mi
2604 NE 21st St Oklahoma City, OK	3.0	1.0	1260	$995	$0.79	24d	1	1.40mi
2616 NE Success St Oklahoma City, OK	3.0	2.0	1312	$1,350	$1.03	24d	1	1.41mi
800 N Oklahoma Ave Oklahoma City, OK	2.0	1.0–3.0	1051	$2,555	$2.43	2d	32	1.43mi
2705 NE 18th St Oklahoma City, OK	3.0	2.0	1399	$1,000	$0.71	22d	1	1.45mi
301 NE 4th St Oklahoma City, OK	2.0	2.0	1199	$2,195	$1.83	5d	1	1.47mi
444 N Central Ave #303 Oklahoma City, OK	2.0	2.0	1251	$1,875	$1.50	22d	1	1.47mi

Listing history 32 events

1. 2026-06-21
   days on market $149,000 Active 86 DOM
2. 2026-06-18
   days on market $149,000 Active 83 DOM
3. 2026-06-17
   days on market $149,000 Active 82 DOM
4. 2026-06-16
   days on market $149,000 Active 81 DOM
5. 2026-06-15
   days on market $149,000 Active 80 DOM
6. 2026-06-13
   days on market $149,000 Active 78 DOM
7. 2026-06-09
   days on market $149,000 Active 74 DOM
8. 2026-06-08
   days on market $149,000 Active 73 DOM
9. 2026-06-07
   days on market $149,000 Active 72 DOM
10. 2026-06-05
    days on market $149,000 Active 69 DOM
11. 2026-06-03
    days on market $149,000 Active 68 DOM
12. 2026-06-02
    days on market $149,000 Active 67 DOM
13. 2026-06-01
    days on market $149,000 Active 66 DOM
14. 2026-05-31
    days on market $149,000 Active 65 DOM
15. 2026-04-23
    price $159,000 596-char remark

    Show marketing remark (596 chars)

    Investors- Here is your opportunity! Duplex in NE OKC located near the OU Medical Center Community! Each side is a 2-bedroom, 1-bathroom unit, with in unit laundry. Both layouts are identical in floor plan. Here is your chance to join in the revitalization of NE OKC. Location is perfect, within 10 minutes of downtown. One unit is renting for $550 and the other for $795. There is room to increase rents on one or both of the units. Do not disturb tenants. Contact the agent for more information and showings. 24 hour notice to tenants is required. The agent is also owner, open to any offers.

16. 2026-03-27
    listed $160,500 Active 596-char remark

    Show marketing remark (596 chars)

    Investors- Here is your opportunity! Duplex in NE OKC located near the OU Medical Center Community! Each side is a 2-bedroom, 1-bathroom unit, with in unit laundry. Both layouts are identical in floor plan. Here is your chance to join in the revitalization of NE OKC. Location is perfect, within 10 minutes of downtown. One unit is renting for $550 and the other for $795. There is room to increase rents on one or both of the units. Do not disturb tenants. Contact the agent for more information and showings. 24 hour notice to tenants is required. The agent is also owner, open to any offers.

17. 2023-06-07
    historical
18. 2023-04-19
    status Pending
19. 2023-04-14
    listed $175,000 Active
20. 2018-04-19
    soldstatus $65,000
21. 2018-04-18
    soldstatus $65,000 Sold
22. 2018-03-26
    status Pending
23. 2018-03-22
    listed $65,000 Active
24. 2013-09-13
    soldstatus $17,000
25. 2013-09-10
    soldstatus $17,000
26. 2012-10-04
    listed $16,500
27. 2012-10-01
    historical
28. 2011-08-14
    listed $19,500
29. 2011-08-09
    historical
30. 2011-01-02
    listed $35,000
31. 2011-01-01
    historical
32. 2009-09-13
    listed $50,000

ⓘ 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: $1,159 · $97/mo
• Projected year-2 tax: $1,341 · $112/mo
• Expected delta: +$182/yr (+$15/mo · 15.7%)

ⓘ 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 5/10 Major 7 d/yr ≥107°F today · 17 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: $26,808
• − Mortgage interest: −$8,346
• − Property taxes: −$1,159
• − Insurance: −$745
• − Repairs & maintenance: −$2,145
• − Management: −$2,145
• − Depreciation: −$4,335
• Taxable income: $7,934
• Est. tax owed @ 24.0%: −$1,904
• After-tax cash flow: $7,993/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

+218.0% since first listed

18 events — show timeline

• 2026-04-23 Price Changed $159,000 MLSOK
• 2026-03-27 Listed $160,500 MLSOK
• 2023-06-07 Listing Removed — MLSOK
• 2023-04-19 Pending — MLSOK
• 2023-04-14 Listed $175,000 MLSOK
• 2018-04-19 Sold (Public Records) $65,000 Public Records
• 2018-04-18 Sold (MLS) $65,000 MLSOK
• 2018-03-26 Pending — MLSOK
• 2018-03-22 Listed $65,000 MLSOK
• 2013-09-13 Sold (Public Records) $17,000 Public Records
• 2013-09-10 Sold (MLS) $17,000 MLSOK
• 2012-10-04 Listed $16,500 MLSOK
• 2012-10-01 Listing Removed — MLSOK
• 2011-08-14 Listed $19,500 MLSOK
• 2011-08-09 Listing Removed — MLSOK
• 2011-01-02 Listed $35,000 MLSOK
• 2011-01-01 Listing Removed — MLSOK
• 2009-09-13 Listed $50,000 MLSOK

Property tax history

+8.4%/yr

Latest (2025): $1,159 · +4.2% YoY. Source: county tax records.