733 NE 34th Ter · Oklahoma City, OK 73105

$95,000

2 bd · 1.0 ba · 792 sqft · SingleFamily public records · 32 Days on market

Built 1949 6,874 sqft lot $120/sqft · 16% above area Est $124k · 23% 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 +24.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +5.9/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice property in the middle of the city, close to everything. No back door neighbor because it backs up to a water park. Perfect for someone looking for a small project. Larger bedrooms, vaulted ceilings in the living room and main bedroom. Large laundry room with newer flooring. Large backyard with lots of trees. Floors are in great shape, the wood just needs to be sanded and finished. Previously rented for $1250 so this one will cash flow nicely. Come out and look at this one today!

Key facts

• Quiet neighborhood
• Backs up to a park
• 6,874 sq ft lot

Tags

• BACKS UP TO A PARK
• QUIET NEIGHBORHOOD
• FLOORS IN GREAT SHAPE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $199 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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 (+2.2%/yr); 45 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); 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 $657 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 32 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $62k; list at $95k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — 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 $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.09% ✓
• Cap rate: 8.81%
• Cash-on-cash: 8.99%
• DSCR: 1.40
• GRM: 7.6

CMA / ARV

• ARV (median comp): $124,000
• List price: $95,000
• Delta: -23.39%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1016 NE 27th St	0.58mi	2/1.0	760 (-4%)	17mo	$36,500	$48	52
1237 N Staton Dr	0.73mi	2/1.0	850 (+7%)	2mo	$60,000	$71	52
1437 NE 34th St	0.74mi	2/1.0	749 (-5%)	7mo	$94,500	$126	50

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 · 2.21% rent growth · sell at horizon

5-year hold

• IRR: -3.6%
• Equity multiple: 0.87×
• Total profit: $-3,521
• Equity at exit: $14,165

10-year hold

• IRR: 5.3%
• Equity multiple: 1.37×
• Total profit: $9,955
• Equity at exit: $8,214

Cash invested: $26,600 (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 73105

• Home prices YoY: -11.3%
• Rents YoY: 2.2%
• Active inventory: 45
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,035 high
• Mortgage (P&I): −$498
• Tax from tax record: −$81 /mo · $969/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $199

Break-even live

Break-even rent $783

Max offer price $95,000

Occupancy floor 76%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
846 Marilyn St Oklahoma City, OK	3.0	1.0	1000	$1,049	$1.05	44d	1	0.12mi
704 NE 31st St Oklahoma City, OK	3.0	1.0	952	$1,300	$1.37	44d	1	0.28mi
714 NE 27th St Unit 4 Oklahoma City, OK	2.0	1.0	950	$845	$0.89	23d	1	0.51mi
708 NE 27th St Unit 3 Oklahoma City, OK	1.0	1.0	672	$745	$1.11	23d	1	0.52mi
708 NE 27th St Apt 1 Oklahoma City, OK	1.0	1.0	650	$745	$1.15	12d	1	0.52mi
2700 N Lindsay Ave Unit 708-3 Oklahoma City, OK	1.0	1.0	672	$745	$1.11	23d	1	0.53mi
2700 N Lindsay Ave Oklahoma City, OK	1.0	1.0	650	$745	$1.15	14d	1	0.53mi
703 NE 26th St Unit 4 Oklahoma City, OK	1.0	1.0	650	$745	$1.15	23d	1	0.55mi
736 NE 26th St Oklahoma City, OK	2.0	1.0	927	$1,050	$1.13	2d	1	0.58mi
215 NE 28th St Oklahoma City, OK	2.0	1.0–2.0	694	$1,289	$1.86	2d	10	0.63mi
1427 NE 28th St Oklahoma City, OK	1.0	1.0	876	$695	$0.79	44d	1	0.81mi
2709 N Fonshill Ave Oklahoma City, OK	2.0	1.0	949	$1,100	$1.16	23d	1	0.85mi
4445 N Lincoln Blvd Oklahoma City, OK	1.0–2.0	1.0–2.0	861	$1,710	$1.98	1d	42	0.86mi
1438 NE 27th St Oklahoma City, OK	3.0	1.0	736	$1,000	$1.36	44d	1	0.89mi
3512 N Robinson Ave Oklahoma City, OK	1.0	1.0	750	$850	$1.13	3d	1	0.90mi
3512 N Robinson Ave Oklahoma City, OK	1.0	1.0	750	$795	$1.06	44d	1	0.90mi
1216 NE 42nd St Oklahoma City, OK	2.0	1.0	1009	$1,125	$1.11	44d	1	0.90mi
3400 N Robinson Ave #5 Oklahoma City, OK	1.0	1.0	860	$825	$0.96	4d	1	0.91mi
124 NW 31st St Oklahoma City, OK	1.0	1.0	687	$850	$1.24	23d	1	0.94mi
2225 Glen Ellyn St Oklahoma City, OK	2.0	1.0	1095	$925	$0.84	44d	1	0.96mi
2312 N Everest Ave Oklahoma City, OK	3.0	1.0	1100	$1,299	$1.18	44d	1	0.98mi
1637 Bishop Bobby L Williams Dr Oklahoma City, OK	2.0	1.0	820	$1,150	$1.40	44d	1	1.00mi
2148 N Stonewall Ave Oklahoma City, OK	2.0	1.0	1055	$875	$0.83	4d	1	1.01mi
119 NW 27th St Oklahoma City, OK	1.0	1.0	750	$995	$1.33	12d	1	1.02mi
119 NW 27th St Oklahoma City, OK	1.0	1.0	750	$995	$1.33	44d	1	1.02mi
1701 NE 34th St Oklahoma City, OK	2.0	1.5	900	$1,000	$1.11	44d	1	1.02mi
1516 Park Cir Oklahoma City, OK	3.0	1.0	1118	$1,250	$1.12	23d	1	1.03mi
2804 N Robinson Ave Apt 2 Oklahoma City, OK	1.0	1.0	640	$775	$1.21	12d	1	1.05mi
2128 N Stonewall Ave Unit 1 Oklahoma City, OK	2.0	1.0	960	$800	$0.83	3d	1	1.06mi
1439 NE 24th St Oklahoma City, OK	3.0	1.0	874	$1,025	$1.17	16d	1	1.07mi
2720 N Robinson Ave Unit 202 Oklahoma City, OK	1.0	1.0	600	$875	$1.46	4d	1	1.07mi
1401 NE 22nd St Oklahoma City, OK	2.0	1.0	728	$1,100	$1.51	23d	1	1.10mi
4641 Woodland Blvd Oklahoma City, OK	2.0	1.0	820	$730	$0.89	44d	1	1.13mi
408 NW 30th St Oklahoma City, OK	1.0–2.0	1.0–2.0	811	$2,395	$2.95	1d	6	1.19mi
2420 N Robinson Ave Unit 1/2 Oklahoma City, OK	1.0	2.0	900	$975	$1.08	44d	1	1.20mi
2409 N Robinson Ave Unit D Oklahoma City, OK	1.0	1.0	700	$1,750	$2.50	44d	1	1.24mi
701 Culbertson Dr Oklahoma City, OK	1.0	1.0	700	$825	$1.18	2d	1	1.26mi
1812 NE 24th St Oklahoma City, OK	3.0	1.0	1071	$1,175	$1.10	2d	1	1.26mi
943 East Dr Oklahoma City, OK	1.0	1.0	900	$995	$1.11	4d	1	1.29mi
939 East Dr Oklahoma City, OK	2.0	1.0	1039	$1,100	$1.06	23d	1	1.29mi

Listing history 2 events

1. 2026-04-20
   listed $95,000 Active 489-char remark

   Show marketing remark (489 chars)

   Nice property in the middle of the city, close to everything. No back door neighbor because it backs up to a water park. Perfect for someone looking for a small project. Larger bedrooms, vaulted ceilings in the living room and main bedroom. Large laundry room with newer flooring. Large backyard with lots of trees. Floors are in great shape, the wood just needs to be sanded and finished. Previously rented for $1250 so this one will cash flow nicely. Come out and look at this one today!

2. 2022-06-29
   soldstatus $62,500

ⓘ 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: $969 · $81/mo
• Projected year-2 tax: $969 · $81/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 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: $12,423
• − Mortgage interest: −$5,321
• − Property taxes: −$969
• − Insurance: −$475
• − Repairs & maintenance: −$994
• − Management: −$994
• − Depreciation: −$2,764
• Taxable income: $907
• Est. tax owed @ 24.0%: −$218
• After-tax cash flow: $2,175/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): 5,900
• Household income: $50,102
• Rent vs Own: 64.5% rent · 35.5% own
• Severe rent burden: 557.0

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 0.64)
• Race & ethnicity: Black 50% White 33% Two or more races 6% Asian 6% Hispanic / Latino 5%
• Common ancestry: Swedish 3% Italian 2% Romanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 87% English-only · Other Indo-European 3% Spanish 2% 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: ▼ -39.42%
• Current HPI: 309.7587
• Rent YoY: ▲ 2.21%
• 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

+52.0% since first listed

2 events — show timeline

• 2026-04-20 Listed $95,000 MLSOK
• 2022-06-29 Sold (Public Records) $62,500 Public Records

Property tax history

+15.3%/yr

Latest (2025): $969 · +4.2% YoY. Source: county tax records.