3113 N Warren Ave · Oklahoma City, OK 73112

$135,000

3 bd · 2.0 ba · 1,986 sqft · SingleFamily public records · 4 Days on market

Built 1958 7,318 sqft lot Est $232k · 42% 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 +21.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +5.4/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Investor special with serious upside in a prime Oklahoma City location! This property is packed with potential and ready for the next owner to bring their vision to life. Whether you're looking for your next flip, value-add project, or long-term investment, this is the kind of opportunity investors wait for. The layout offers a strong foundation for renovation, with plenty of room to modernize and maximize value. Located in an established area with convenient access to shopping, dining, major highways, and downtown OKC, this property is surrounded by ongoing growth and redevelopment. Strong resale potential, desirable location, and endless possibilities make this an ideal project for experi

Key facts

• Access to dining
• 7,318 sq ft lot
• Garage

Tags

• PRIME OKLAHOMA CITY LOCATION
• CONVENIENT ACCESS TO SHOPPING
• ACCESS TO DINING
• ACCESS TO MAJOR HIGHWAYS
• ACCESS TO DOWNTOWN OKC
• SURROUNDED BY ONGOING GROWTH

Property features AI

Finance

• Other: Active listing, not occupied; Living area reported by assessor
• Financial info: Loan qualifying available; Not assumable; Property taxes listed
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Home design: Two-level single family residence; Residential property; Meridian Courts 3rd addition; Existing property
• Construction: Brick construction; Composition roof; Conventional foundation; Homestead exempt
• Exterior features: Covered patio; Interior lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: One living area; No fireplace; No study

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $195 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Cap rate 8.0% 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: Windsor Hills Es (math 11% / reading 9%, grade F, #695 of 845 statewide, top 84%, 688 students, 0% FRL); Mayfield Ms (math 5% / reading 10%, grade F, #306 of 345 statewide, top 90%, 850 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 rising fast (+4.8%/yr); 197 active listings in the ZIP; 15 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $76k; list at $135k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $135,000

Questions for the listing agent

1. Built in 1958 — 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: 1.04% ✓
• Cap rate: 8.02%
• Cash-on-cash: 6.18%
• DSCR: 1.28
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $232,362
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3113 N Warren Ave	0.00mi	3/2.0	1,986 (0%)	1mo	$140,000	$70	99
4208 NW 31st Ter	0.27mi	3/2.0	2,108 (+6%)	2mo	$245,000	$116	76
4628 NW 32nd St	0.36mi	3/2.5	2,009 (+1%)	4mo	$207,625	$103	76
3313 N Tulsa Ave	0.43mi	3/1.5	1,962 (-1%)	5mo	$230,000	$117	71
2904 N Windsor Blvd	0.51mi	3/2.5	2,014 (+1%)	2mo	$267,500	$133	70
3113 Tudor Rd	0.39mi	3/2.0	1,866 (-6%)	10mo	$255,000	$137	64
4612 NW 33rd Dr	0.40mi	3/2.5	2,099 (+6%)	8mo	$285,000	$136	63
4421 NW 19th St	0.70mi	3/1.5	2,005 (+1%)	10mo	$215,000	$107	55
3104 Astoria Blvd	0.42mi	3/2.0	1,761 (-11%)	8mo	$249,000	$141	55
4608 NW 34th St	0.43mi	3/2.0	1,716 (-14%)	8mo	$250,000	$146	51
4912 NW 29th St	0.64mi	3/2.0	1,797 (-10%)	11mo	$185,000	$103	45
2209 N Warren Ave	0.66mi	3/2.0	1,779 (-10%)	10mo	$165,000	$93	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 · 4.8% rent growth · sell at horizon

5-year hold

• IRR: -4.8%
• Equity multiple: 0.82×
• Total profit: $-6,883
• Equity at exit: $20,129

10-year hold

• IRR: 6.8%
• Equity multiple: 1.56×
• Total profit: $20,997
• Equity at exit: $11,672

Cash invested: $37,800 (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 73112

• Rents YoY: 4.8%
• Active inventory: 197
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,400 high
• Mortgage (P&I): −$708
• Tax from tax record: −$147 /mo · $1,761/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $195

Break-even live

Break-even rent $1,153

Max offer price $135,000

Occupancy floor 81%

Sensitivity live

Price	-10% $271	-5% $233	+0% $195	+5% $157	+10% $118
Rent	-10% $84	-5% $139	+0% $195	+5% $250	+10% $305
Rate	-1.0pp $263	-0.5pp $229	base $195	+0.5pp $160	+1.0pp $124

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2626 N Meridian Ave Oklahoma City, OK	1.0–2.0	1.0–2.0	1040	$845	$0.81	4d	1	0.35mi
4036 NW 30th Ter Oklahoma City, OK	3.0	2.0	1675	$1,500	$0.90	25d	1	0.56mi
3411 Cameron Ct Oklahoma City, OK	2.0	2.0	1409	$1,300	$0.92	45d	1	0.56mi
3411 Cameron Ct Oklahoma City, OK	2.0	2.0	1409	$1,300	$0.92	25d	1	0.56mi
4213 N Westridge St Oklahoma City, OK	3.0	2.0	1474	$1,295	$0.88	4d	1	0.95mi
4207 N Reeder Ave Oklahoma City, OK	4.0	2.0	1954	$2,015	$1.03	3d	1	1.00mi
3701 NW 24th St Oklahoma City, OK	3.0	2.0	1404	$1,299	$0.93	45d	1	1.03mi
3929 NW 18th St Oklahoma City, OK	4.0	1.5	1347	$1,200	$0.89	3d	1	1.06mi
4316 N Libby Ave Warr Acres, OK	4.0	1.5	1377	$1,650	$1.20	25d	1	1.06mi
1912 N Moulton Ct Unit 1912 Oklahoma City, OK	3.0	2.0	1311	$1,400	$1.07	25d	1	1.21mi
4608 N Libby Ave Warr Acres, OK	4.0	2.0	1290	$1,595	$1.24	4d	1	1.22mi
1309 N Meridian Ave Oklahoma City, OK	1.0–2.0	1.0–1.5	925	$975	$1.05	4d	4	1.26mi
1307 N Meridian Ave Oklahoma City, OK	2.0	1.0–2.0	1242	$925	$0.74	4d	6	1.29mi
1616 Julie Pl Oklahoma City, OK	3.0	2.0	1600	$1,535	$0.96	25d	1	1.38mi
3407 NW 39th St Oklahoma City, OK	3.0	2.0	1400	$1,240	$0.89	25d	1	1.45mi

Listing history 3 events

1. 2026-05-18
   status Pending
2. 2026-05-14
   listed $135,000 Active
3. 1983-11-01
   soldstatus $76,500

ⓘ 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: $1,761 · $147/mo
• Projected year-2 tax: $1,761 · $147/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 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: $16,796
• − Mortgage interest: −$7,562
• − Property taxes: −$1,761
• − Insurance: −$675
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$3,927
• Taxable income: $183
• Est. tax owed @ 24.0%: −$44
• After-tax cash flow: $2,293/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): 30,372
• Household income: $58,419
• Rent vs Own: 48.3% rent · 51.7% own
• Severe rent burden: 1555.0

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 0.65)
• Race & ethnicity: White 55% Hispanic / Latino 18% Black 13% Two or more races 12% Asian 4% Native American 3%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 12% · Canada, Vietnam, China
• Languages at home: 82% English-only · Spanish 12% Other Indo-European 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: ▼ -283.17%
• Current HPI: 253.682
• Rent YoY: ▲ 4.80%
• 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

+76.5% since first listed

3 events — show timeline

• 2026-05-18 Pending — MLSOK
• 2026-05-14 Listed $135,000 MLSOK
• 1983-11-01 Sold (Public Records) $76,500 Public Records

Property tax history

+2.5%/yr

Latest (2025): $1,761 · +0.7% YoY. Source: county tax records.