2424 NW 120th St · Oklahoma City, OK 73120

$179,900

3 bd · 2.0 ba · 1,844 sqft · SingleFamily public records · 1 Days on market

Built 1971 10,163 sqft lot Est $251k · 28% 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 +20.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +5.0/10.0
• 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

Welcome to this charming Oklahoma City home, lovingly cared for by the same owner for the past 43 years. This well-maintained home offers a wonderful opportunity for the next owner to bring their vision and personal style to life. Full of character and warmth, this home is priced to allow for cosmetic updates, making it the perfect canvas to create your dream home. Inside, you’ll find three spacious bedrooms and two full bathrooms, thoughtfully designed for comfortable everyday living. The functional floor plan offers a timeless layout with inviting living spaces filled with potential. A two-car garage provides secure parking and additional storage. Ideally located with convenient acc

Key facts

• 0.23 acre lot
• 2 garage spots
• Built 1971

Property features AI

Finance

• Other: Located in Camelot Estates; Occupied; No storm shelter; Interior living area: 1,844 (assessor)
• Financial info: Loan qualifying allowed; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Utilities: No flood insurance required (per listing); Living area reported by assessor
• Home design: Single-family residence; Residential property; Entry level: One
• Construction: Frame and masonry veneer construction; Composition roof; Slab foundation; Built (existing)
• Exterior features: Covered porch; Combination fencing; Interior lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: One-level home; Masonry fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $244 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Cap rate 7.9% 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: 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: Quail Creek Es (math 17% / reading 17%, grade F, #540 of 845 statewide, top 68%, 543 students, 0% FRL); Classen Ms of Advanced Studies (math 35% / reading 46%, grade F, #6 of 345 statewide, top 1%, 855 students, 0% FRL); John Marshall Hs (math 2% / reading 8%, grade F, #430 of 447 statewide, top 99%, 829 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 21% at this address vs 8% district-wide (+12 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 (+2.0%/yr); 338 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 5,365 units permitted in Oklahoma County in 2024 (569 in 5+ unit buildings).
• This rent runs 34% of the median local income ($65k/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 $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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $89k; list at $180k implies a 102% 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 $179,900

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.00% ✓
• Cap rate: 7.92%
• Cash-on-cash: 5.81%
• DSCR: 1.26
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $250,784
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2704 NW 120th Ter	0.32mi	3/2.0	1,821 (-1%)	1mo	$290,000	$159	82
2532 NW 116th St	0.27mi	4/2.0 (+1)	1,860 (+1%)	2mo	$239,600	$129	80
12513 Springwood Dr	0.38mi	3/2.0	1,812 (-2%)	3mo	$264,000	$146	77
2509 Cedar Park Dr	0.27mi	3/2.0	1,699 (-8%)	3mo	$235,000	$138	72
2525 Lee Ln	0.54mi	3/2.5	1,783 (-3%)	3mo	$242,500	$136	65
2524 NW 116th St	0.26mi	3/2.0	1,593 (-14%)	3mo	$215,000	$135	63
2741 NW 110th St	0.68mi	3/2.5	1,866 (+1%)	3mo	$285,000	$153	62
2401 NW 111th St	0.66mi	3/2.0	1,742 (-6%)	4mo	$220,000	$126	57
2624 NW 113th St	0.53mi	3/2.0	1,612 (-13%)	1mo	$220,000	$136	54
2225 NW 114th St	0.47mi	3/2.0	1,583 (-14%)	4mo	$250,000	$158	52
2316 NW 112th St	0.68mi	3/2.0	2,013 (+9%)	2mo	$265,000	$132	51
2704 NW 110th St	0.71mi	3/2.0	1,638 (-11%)	2mo	$162,500	$99	47

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 · 2.05% rent growth · sell at horizon

5-year hold

• IRR: -8.4%
• Equity multiple: 0.70×
• Total profit: $-15,344
• Equity at exit: $26,824

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-294
• Equity at exit: $15,554

Cash invested: $50,372 (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 73120

• Rents YoY: 2.0%
• Active inventory: 338
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,808 high
• Mortgage (P&I): −$943
• Tax from tax record: −$166 /mo · $1,993/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $244

Break-even live

Break-even rent $1,499

Max offer price $179,900

Occupancy floor 82%

Sensitivity live

Price	-10% $346	-5% $295	+0% $244	+5% $193	+10% $142
Rent	-10% $101	-5% $172	+0% $244	+5% $315	+10% $387
Rate	-1.0pp $334	-0.5pp $290	base $244	+0.5pp $197	+1.0pp $150

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2529 NW 116th St Oklahoma City, OK	3.0	2.0	1625	$1,650	$1.02	45d	1	0.27mi
12109 Camelot Dr Oklahoma City, OK	4.0	2.5	2033	$1,825	$0.90	25d	1	0.28mi
2532 NW 116th St Oklahoma City, OK	4.0	2.0	1860	$2,805	$1.51	25d	1	0.29mi
2221 NW 117th St Oklahoma City, OK	3.0	2.5	1627	$1,625	$1.00	4d	1	0.32mi
2401 NW 115th St Oklahoma City, OK	4.0	2.0	2343	$1,750	$0.75	3d	1	0.33mi
2126 NW 118th St Oklahoma City, OK	2.0	2.5	1360	$1,445	$1.06	25d	1	0.38mi
2700 Indian Creek Blvd Oklahoma City, OK	1.0–3.0	1.0–2.0	1261	$1,549	$1.23	4d	5	0.43mi
2611 Silvertree Dr Oklahoma City, OK	3.0	2.0	1500	$1,550	$1.03	45d	1	0.49mi
2501 Patti Pl Oklahoma City, OK	3.0	2.0	1377	$1,600	$1.16	45d	1	0.61mi
12831 Stratford Dr Oklahoma City, OK	1.0–3.0	1.0–2.0	1122	$3,736	$3.33	3d	22	0.67mi
12701 N Pennsylvania Ave Oklahoma City, OK	3.0	1.0–2.0	912	$1,595	$1.75	3d	15	0.68mi
11417 N May Ave Unit D Oklahoma City, OK	3.0	2.0	1275	$1,345	$1.05	4d	1	0.68mi
11407 N May Ave Oklahoma City, OK	3.0	3.0	1613	$1,450	$0.90	45d	1	0.70mi
12305 Cedar Springs Ln Oklahoma City, OK	2.0	2.5	1472	$1,250	$0.85	45d	1	0.71mi
2608 Crescent Ave Oklahoma City, OK	3.0	2.5	1600	$2,345	$1.47	23d	1	0.72mi
12323 Cedar Springs Ln Oklahoma City, OK	3.0	2.5	1524	$1,500	$0.98	45d	1	0.72mi
11007 Greystone Ave Oklahoma City, OK	2.0	2.0	1269	$1,500	$1.18	5d	1	0.73mi
2610 Crescent Ave Oklahoma City, OK	3.0	2.5	1387	$2,125	$1.53	23d	1	0.73mi
2533 NW 129th St Oklahoma City, OK	3.0	2.0	1500	$2,200	$1.47	25d	1	0.75mi
2533 NW 129th St Oklahoma City, OK	3.0	2.5	1497	$2,200	$1.47	5d	1	0.75mi
2544 NW 130th St Oklahoma City, OK	4.0	3.0	1950	$2,499	$1.28	5d	1	0.77mi
11004 N May Ave Oklahoma City, OK	1.0–2.0	1.0–2.5	1129	$1,170	$1.04	13d	1	0.80mi
2516 NW 131st St Oklahoma City, OK	4.0	2.5	2000	$2,950	$1.48	25d	1	0.81mi
1800 NW 115th St Oklahoma City, OK	1.0–3.0	1.0–2.0	1019	$2,050	$2.01	4d	8	0.82mi
10904 N Linn Ave Oklahoma City, OK	3.0	2.0	1452	$1,650	$1.14	45d	1	0.83mi
2540 NW 132nd Pl Oklahoma City, OK	3.0	2.5	1385	$2,400	$1.73	25d	1	0.85mi
2523 NW 132nd Pl Oklahoma City, OK	3.0	2.5	1328	$2,450	$1.84	25d	1	0.87mi
12321 Edison Dr Oklahoma City, OK	3.0	2.0	1491	$1,495	$1.00	45d	1	0.90mi
12136 Thorn Ridge Rd Oklahoma City, OK	4.0	3.0	2188	$2,600	$1.19	45d	1	0.91mi
2638 Cedar Tree Rd Oklahoma City, OK	3.0	2.5	1650	$1,945	$1.18	25d	1	0.92mi
11308 Bel Air Pl Oklahoma City, OK	3.0	2.0	1590	$1,695	$1.07	45d	1	1.00mi
1540 NW 126th St Oklahoma City, OK	3.0	2.0	1458	$1,600	$1.10	12d	1	1.10mi
2737 Plymouth Ln Oklahoma City, OK	3.0	1.5	1372	$1,395	$1.02	45d	1	1.11mi
10412 Major Ave Oklahoma City, OK	3.0	2.0	1286	$1,750	$1.36	45d	1	1.23mi
10237 Hawthorn Dr Oklahoma City, OK	3.0	2.0	1884	$1,875	$1.00	25d	1	1.25mi
10905 N Brauer Ave Oklahoma City, OK	3.0	1.5	1424	$1,505	$1.06	45d	1	1.30mi
11220 Burnham Ave Unit 11222 Oklahoma City, OK	3.0	2.0	1350	$1,600	$1.19	25d	1	1.32mi
11204 Burnham Ave Oklahoma City, OK	3.0	2.0	1335	$1,545	$1.16	45d	1	1.34mi
11141 Springhollow Rd Oklahoma City, OK	3.0	2.0	1330	$1,499	$1.13	25d	1	1.34mi
11141 Springhollow Rd Unit 251 Oklahoma City, OK	3.0	2.0	1330	$1,499	$1.13	23d	1	1.35mi

Listing history 3 events

1. 2026-05-27
   status Pending
2. 2026-05-27
   listed $179,900 Active
3. 1983-02-01
   soldstatus $89,000

ⓘ 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: $1,993 · $166/mo
• Projected year-2 tax: $1,993 · $166/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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,695
• − Mortgage interest: −$10,077
• − Property taxes: −$1,993
• − Insurance: −$900
• − Repairs & maintenance: −$1,736
• − Management: −$1,736
• − Depreciation: −$5,233
• Taxable income: $21
• Est. tax owed @ 24.0%: −$5
• After-tax cash flow: $2,921/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): 35,559
• Household income: $64,745
• Rent vs Own: 48.3% rent · 51.7% own
• Severe rent burden: 2029.0

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 0.62)
• Race & ethnicity: White 57% Black 21% Two or more races 11% Hispanic / Latino 7% Native American 3% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 7% · Canada, China, Jamaica
• Languages at home: 92% English-only · Spanish 4% French/Haitian/Cajun 1% Other Asian/Pacific 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: ▼ -279.69%
• Current HPI: 227.2832
• Rent YoY: ▲ 2.05%
• 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

+102.1% since first listed

3 events — show timeline

• 2026-05-27 Pending — MLSOK
• 2026-05-27 Listed $179,900 MLSOK
• 1983-02-01 Sold (Public Records) $89,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $1,993 · +2.4% YoY. Source: county tax records.