6009 NW 19th St · Oklahoma City, OK 73127

$112,900

2 bd · 1.0 ba · 992 sqft · SingleFamily public records · 21 Days on market

Built 1941 6,952 sqft lot Est $141k · 20% under

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Why this score? — see what drove the D+ 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 +15.2/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• Livability +4.0/5.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this cozy NW OKC property—an excellent cash-flow investment opportunity in a steadily appreciating neighborhood. This home offers two bedrooms, plus a versatile third bedroom, providing flexibility for tenants who need extra space for a home office, guest room, or hobbies. The bright and comfortable layout makes the home easy to market and highly appealing to long-term renters. The functional kitchen provides ample cabinetry and counter space, ideal for everyday cooking and entertaining. An inside utility area adds convenience, while the fenced backyard offers a private spot for pets, play, or outdoor relaxation—features that increase rental desirability. Located near

Key facts

• Functional kitchen
• Inside utility area
• Fenced backyard

Tags

• VERSATILE THIRD BEDROOM
• FUNCTIONAL KITCHEN
• INSIDE UTILITY AREA
• FENCED BACKYARD
• PRIVATE SPOT FOR PETS
• LOCATION NEAR SHOPPING

Property features AI

Finance

• Other: Homestead exempt; Located in Holtman Stiner Gardens; Vacant and active listing; Approx. 992 living area (assessor)
• Financial info: Not assumable; Does not apply for loan qualification
• HOA & community: No mandatory association dues

Exterior

• Home design: Single family residence; One story; Faces south; Existing property
• Construction: Built with other construction materials; Composition roof; Slab foundation
• Exterior features: Chain link fencing; Interior lot

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Interior features: One living area; No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $113k.

Deal economics

• At list price, monthly cash flow is $40 ($479/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 $97k (13.8% below list).
• Recommended offer: $97k (13.8% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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.
• Putnam City (urban): math 12% / reading 16% proficiency, ranked #227 of 270 in OK (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Apollo Es (math 15% / reading 12%, grade F, #642 of 845 statewide, top 76%, 527 students, 0% FRL); Putnam City West Hs (math 10% / reading 20%, grade F, #323 of 447 statewide, top 74%, 1,803 students, 0% FRL) — zoned schools average 0% FRL vs 65% district-wide (65 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents flat; 69 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); 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 $781 of loan paydown is wiped out by about $3k 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 21 days — a 2% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago 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 $66k; list at $113k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1941 — 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 $97,362 (13.8% below list)

Questions for the listing agent

1. Built in 1941 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.86% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.51%
• DSCR: 1.07
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $140,864
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6009 NW 19th St	0.00mi	2/1.0	992 (0%)	0mo	$100,000	$101	100
2312 N Redmond Ave	0.32mi	3/1.0 (+1)	986 (-1%)	5mo	$140,000	$142	75
5920 NW 26th St	0.47mi	2/1.0	950 (-4%)	2mo	$76,000	$80	70
6300 NW 19th St	0.19mi	3/1.0 (+1)	1,077 (+9%)	3mo	$139,900	$130	70
2312 N Donald Ave	0.35mi	3/1.0 (+1)	1,066 (+8%)	3mo	$122,900	$115	64
5937 NW 26th St	0.50mi	3/1.0 (+1)	1,025 (+3%)	6mo	$105,000	$102	61
1609 N Kavel Dr	0.35mi	2/1.5	900 (-9%)	7mo	$161,500	$179	61
5804 NW 24th St	0.36mi	3/1.0 (+1)	940 (-5%)	12mo	$165,000	$176	59
2305 N Gleason Ave	0.62mi	3/1.0 (+1)	1,035 (+4%)	8mo	$159,000	$154	52
2005 N Peniel Ave	0.41mi	3/1.5 (+1)	1,090 (+10%)	11mo	$140,000	$128	48
6621 NW 25 St	0.62mi	3/1.0 (+1)	900 (-9%)	8mo	$154,700	$172	44
2625 N Hammond Ave	0.53mi	3/1.5 (+1)	1,137 (+15%)	5mo	$185,000	$163	39

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 · 0.01% rent growth · sell at horizon

5-year hold

• IRR: -17.1%
• Equity multiple: 0.41×
• Total profit: $-18,615
• Equity at exit: $16,834

10-year hold

• IRR: -15.4%
• Equity multiple: 0.24×
• Total profit: $-23,999
• Equity at exit: $9,762

Cash invested: $31,612 (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 73127

• Home prices YoY: -30.6%
• Rents YoY: 0.0%
• Active inventory: 69
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $974 high
• Mortgage (P&I): −$592
• Tax from tax record: −$90 /mo · $1,082/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $40

Break-even live

Break-even rent $923

Max offer price $112,900

Occupancy floor 91%

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: $28,225
• Closing costs: $3,387
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6100 Macarthur Park Ln Unit 1609 Oklahoma City, OK	2.0	1.5	960	$950	$0.99	23d	1	0.12mi
6022 NW 23rd St Unit 6028-7 Oklahoma City, OK	2.0	1.0	800	$995	$1.24	23d	1	0.20mi
6022 NW 23rd St Unit 6028-6 Oklahoma City, OK	2.0	1.0	800	$995	$1.24	4d	1	0.20mi
6022 NW 23rd St Unit 6014-5 Oklahoma City, OK	1.0	1.0	600	$825	$1.38	23d	1	0.20mi
6022 NW 23rd St Unit 6024-8 Oklahoma City, OK	1.0	1.0	600	$850	$1.42	23d	1	0.20mi
6022 NW 23rd St Unit 6024-6 Oklahoma City, OK	1.0	1.0	600	$795	$1.32	4d	1	0.20mi
6108 NW 16th St Oklahoma City, OK	2.0	1.5	850	$1,000	$1.18	23d	1	0.30mi
2404 N Reeves Ave Oklahoma City, OK	2.0	1.0	950	$895	$0.94	16d	1	0.30mi
2325 N Redmond Ave Bethany, OK	3.0	1.5	908	$1,200	$1.32	23d	1	0.34mi
5518 NW 23rd St Oklahoma City, OK	2.0	1.0	659	$940	$1.43	23d	1	0.42mi
1681 N Donald Ave Unit 105 Oklahoma City, OK	1.0	1.0	768	$849	$1.11	20d	1	0.50mi
1681 N Donald Ave Unit 263 Oklahoma City, OK	2.0	2.0	1056	$995	$0.94	20d	1	0.50mi
1681 N Donald Ave Unit 224 Oklahoma City, OK	2.0	1.0	960	$949	$0.99	20d	1	0.50mi
6703 NW 25th St Bethany, OK	3.0	1.0	1100	$1,249	$1.14	23d	1	0.65mi
6802 NW 16th St Unit 21A Oklahoma City, OK	1.0	1.0	550	$750	$1.36	23d	1	0.69mi
1120 N Tela Dr Oklahoma City, OK	2.0	1.0	864	$875	$1.01	23d	1	0.73mi
1120 N Tela Dr Oklahoma City, OK	2.0	1.0	864	$875	$1.01	19d	1	0.73mi
6820 NW 22nd St Bethany, OK	3.0	1.5	1100	$1,400	$1.27	2d	1	0.75mi
6714 NW 27th St Bethany, OK	2.0	1.0	773	$1,050	$1.36	23d	1	0.75mi
6810 NW 16th St Oklahoma City, OK	1.0–3.0	1.0–2.0	1119	$954	$0.85	1d	20	0.78mi
4750 NW 23rd St Oklahoma City, OK	1.0	1.0	765	$700	$0.92	11d	1	0.79mi
4750 NW 23rd St Oklahoma City, OK	1.0	1.0	765	$740	$0.97	3d	1	0.79mi
4750 NW 23rd St Oklahoma City, OK	2.0	1.0	975	$830	$0.85	23d	1	0.79mi
4750 NW 23rd St Unit 109 Oklahoma City, OK	1.0	1.0	765	$700	$0.92	23d	1	0.80mi
4750 NW 23rd St Unit 158 Oklahoma City, OK	2.0	1.0	975	$785	$0.81	23d	1	0.80mi
1900 N Rockwell Ave Bethany, OK	1.0–2.0	1.0–2.0	825	$949	$1.15	2d	12	0.81mi
1900 N Rockwell Ave Bethany, OK	1.0–3.0	1.0–2.0	885	$788	$0.89	23d	12	0.82mi
1800 N Rockwell Ave Bethany, OK	1.0–3.0	1.0–2.0	1036	$938	$0.90	2d	1	0.82mi
4746 NW 23rd St Oklahoma City, OK	2.0	1.0	975	$815	$0.84	3d	1	0.85mi
4746 NW 23rd St Oklahoma City, OK	1.0	1.0	740	$635	$0.86	3d	1	0.85mi
4746 NW 23rd St Oklahoma City, OK	2.0	1.0	975	$725	$0.74	23d	1	0.85mi
6601 NW 30th Ter Unit 9 Bethany, OK	1.0	1.0	538	$675	$1.25	23d	1	0.90mi
6601 NW 30th Ter Unit 9 Bethany, OK	1.0	1.0	538	$675	$1.25	19d	1	0.90mi
6100-6114 NW 32nd St Unit 129 Bethany, OK	2.0	1.0	895	$725	$0.81	23d	1	0.96mi
6100-6114 NW 32nd St Unit 214 Bethany, OK	1.0	1.0	680	$725	$1.07	23d	1	0.96mi
6100-6114 NW 32nd St Unit 124 Bethany, OK	2.0	1.0	895	$790	$0.88	23d	1	0.96mi
6100-6114 NW 32nd St Unit 117 Bethany, OK	2.0	1.5	955	$935	$0.98	14d	1	0.96mi
6100-6114 NW 32nd St Unit 224 Bethany, OK	2.0	1.0	895	$825	$0.92	23d	1	0.96mi
6618 NW 31st St Bethany, OK	2.0	1.0	1005	$1,200	$1.19	2d	1	0.98mi
5801 NW 33rd St Oklahoma City, OK	2.0	1.0	707	$875	$1.24	23d	1	1.04mi

Listing history 21 events

1. 2026-05-08
   listed $112,900 Active
2. 2026-04-23
   historical
3. 2026-04-02
   price $114,900
4. 2026-02-06
   status Active
5. 2026-01-31
   status Active
6. 2026-01-06
   status Pending
7. 2025-12-12
   price $116,900
8. 2025-10-23
   listed $119,900 Active
9. 2025-06-30
   historical
10. 2025-06-05
    price $124,900
11. 2025-04-25
    price $129,500
12. 2025-04-25
    price $129,900
13. 2025-03-20
    price $133,900
14. 2025-02-14
    price $136,900
15. 2024-12-17
    listed $139,900 Active
16. 2024-10-24
    historical
17. 2024-08-02
    listed $130,000 Active
18. 2022-06-05
    price $995
19. 2021-04-28
    soldstatus $66,000
20. 1988-10-11
    soldstatus $24,500
21. 1986-02-01
    soldstatus $29,500

ⓘ 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: $1,082 · $90/mo
• Projected year-2 tax: $1,082 · $90/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 5/10 Major 7 d/yr ≥107°F today · 17 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: $11,683
• − Mortgage interest: −$6,324
• − Property taxes: −$1,082
• − Insurance: −$564
• − Repairs & maintenance: −$935
• − Management: −$935
• − Depreciation: −$3,284
• Taxable loss: −$1,441
• Est. tax savings @ 24.0%: +$346
• After-tax cash flow: $824/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: Putnam City
• NCES district ID: 4025290
• Math proficiency: 12% ▼ -18.00%
• Reading proficiency: 16% ▼ -14.00%
• Median HH income: $46,657
• Composite: 12.61/100
• National rank: #9614
• State rank: #227 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): 25,865
• Household income: $44,925
• Rent vs Own: 57.8% rent · 42.2% own
• Severe rent burden: 1244.0

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: Hispanic / Latino 40% White 33% Two or more races 24% Black 13% Native American 3% Asian 2%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Slovak 1% Lithuanian 1%
• Foreign-born: 18% · Canada, Vietnam
• Languages at home: 63% English-only · Spanish 35% Other Asian/Pacific 1% Vietnamese 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: ▼ -118.05%
• Current HPI: 268.0173
• Rent YoY: ▬ 0.01%
• 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

+282.7% since first listed

21 events — show timeline

• 2026-05-08 Listed $112,900 MLSOK
• 2026-04-23 Listing Removed — MLSOK
• 2026-04-02 Price Changed $114,900 MLSOK
• 2026-02-06 Relisted — MLSOK
• 2026-01-31 Relisted — MLSOK
• 2026-01-06 Pending — MLSOK
• 2025-12-12 Price Changed $116,900 MLSOK
• 2025-10-23 Listed $119,900 MLSOK
• 2025-06-30 Listing Removed — MLSOK
• 2025-06-05 Price Changed $124,900 MLSOK
• 2025-04-25 Price Changed $129,500 MLSOK
• 2025-04-25 Price Changed $129,900 MLSOK
• 2025-03-20 Price Changed $133,900 MLSOK
• 2025-02-14 Price Changed $136,900 MLSOK
• 2024-12-17 Listed $139,900 MLSOK
• 2024-10-24 Listing Removed — MLSOK
• 2024-08-02 Listed $130,000 MLSOK
• 2022-06-05 Price Changed $995 RENT.
• 2021-04-28 Sold (Public Records) $66,000 Public Records
• 1988-10-11 Sold (Public Records) $24,500 Public Records
• 1986-02-01 Sold (Public Records) $29,500 Public Records

Property tax history

+6.9%/yr

Latest (2025): $1,082 · +5.7% YoY. Source: county tax records.