2102 Oak Forest Dr · Norman, OK 73071

$210,000

3 bd · 2.0 ba · 1,589 sqft · SingleFamily public records · 6 Days on market

Built 1983 6,534 sqft lot Est $235k · 11% 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).

• ARV discount +12.3/15.0
• Cash flow +12.1/30.0
• Livability +4.2/5.0
• DSCR +3.6/10.0
• Rent growth +3.2/5.0
• 1% rule +2.7/10.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

From the moment you pull up this one owner well cared for home feels warm and inviting. The covered front porch quiet street and welcoming curb appeal set the tone right away. Inside wood floors throughout the main living areas and an updated kitchen give the home a clean comfortable feel. The flexible layout offers 4 bedrooms and 2 bathrooms or 3 bedrooms plus a game room office or second living area depending on your needs. The living spaces flow easily and make the home feel open while still keeping a cozy feel. Major updates include HVAC and ductwork replaced in 2021 plus a roof replaced at the end of 2021 with Class 4 GAF shingles and a 50 year manufacturer warranty that may be transfe

Key facts

• Covered front porch
• Walking trail
• Large patio

Tags

• COVERED FRONT PORCH
• UPDATED KITCHEN
• LARGE PATIO
• WALKING TRAIL

Property features AI

Finance

• Other: Interior lot; Located in Hall Park addition
• Financial info: Listing accepts Cash, Conventional, FHA or VA financing; Loan qualification possible; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Utilities: Public water and sewer (assumed from standard connections); Electric service
• Home design: Single-family residence; One-story
• Construction: Brick and brick & frame construction; Composition roof; Combination foundation; Built (existing property)
• Exterior features: Covered porch; Open patio; Rain gutters; Outdoor storage

Interior

• Kitchen: Built-in range (gas); Built-in oven (gas); Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: Dishwasher; Disposal; Washer/Dryer hookups and utilities present; Water heater; Wood-burning fireplace; Bonus room / Game room (can serve as optional bedroom or living area); Living area and separate dining area
• Laundry & utility: Washer and dryer included; Washer/Dryer hookups

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-45 ($-540/yr) — negative.
• To cash-flow at today's rent, offer at most $202k (3.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (23.1% below list).
• Recommended offer: $162k (23.1% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.6% in Norman — 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 85/100 on livability (#1 in OK, #557 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+.
• Norman (suburban): math 27% / reading 32% proficiency, ranked #61 of 270 in OK (top 23%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Eisenhower Es (math 39% / reading 41%, grade F, #102 of 845 statewide, top 12%, 604 students, 0% FRL); Longfellow Ms (math 18% / reading 27%, grade F, #122 of 345 statewide, top 37%, 709 students, 0% FRL); Norman North Hs (math 45% / reading 57%, grade D+, #2 of 447 statewide, top 0%, 2,401 students, 0% FRL) — zoned schools average 0% FRL vs 39% district-wide (39 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+2.8%/yr); 356 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 592 units permitted in Cleveland County in 2024 (12 in 5+ unit buildings).
• This rent runs 30% of the median local income ($64k/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 $6k of value loss. Plan a longer hold.
• Cleveland County population projected at +40% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $161,534 (23.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.77% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.92%
• DSCR: 0.96
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $235,172
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2601 Wood Hollow St	0.05mi	3/2.0	1,533 (-4%)	8mo	$190,000	$124	85
2332 Lindenwood Ln	0.52mi	3/2.0	1,624 (+2%)	0mo	$240,000	$148	72
2502 Five Oaks St	0.12mi	3/2.0	1,424 (-10%)	12mo	$198,000	$139	67
2201 Ashland Ct	0.26mi	3/2.0	1,731 (+9%)	13mo	$245,000	$142	62
1609 Chambers St	0.72mi	3/2.0	1,631 (+3%)	1mo	$262,000	$161	61
2017 Central Pkwy	0.64mi	3/2.0	1,641 (+3%)	8mo	$265,000	$161	58
2105 Turtle Creek Dr	0.44mi	3/2.0	1,807 (+14%)	10mo	$361,000	$200	48
2002 Oakville Ct	0.69mi	3/2.0	1,712 (+8%)	12mo	$310,000	$181	45
2207 Cottonwood Dr	0.62mi	3/2.0	1,781 (+12%)	10mo	$215,000	$121	43
1628 Chambers St	0.67mi	3/2.0	1,824 (+15%)	4mo	$270,000	$148	41
2255 Lindenwood Ln	0.55mi	3/2.0	1,826 (+15%)	10mo	$242,000	$133	41
1914 Oakville Ct	0.69mi	4/2.0 (+1)	1,796 (+13%)	11mo	$325,000	$181	32

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 · 2.8% rent growth · sell at horizon

5-year hold

• IRR: -18.1%
• Equity multiple: 0.37×
• Total profit: $-37,274
• Equity at exit: $31,312

10-year hold

• IRR: -10.7%
• Equity multiple: 0.36×
• Total profit: $-37,698
• Equity at exit: $18,157

Cash invested: $58,800 (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 73071

• Rents YoY: 2.8%
• Active inventory: 356
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,615 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$132 /mo · $1,588/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $-45

Break-even live

Break-even rent $1,672

Max offer price $202,055

Occupancy floor 98%

Sensitivity live

Price	-10% $74	-5% $14	+0% $-45	+5% $-104	+10% $-164
Rent	-10% $-173	-5% $-109	+0% $-45	+5% $19	+10% $83
Rate	-1.0pp $61	-0.5pp $8	base $-45	+0.5pp $-99	+1.0pp $-155

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2609 Deer Chase Dr Norman, OK	3.0	2.0	1824	$1,920	$1.05	3d	1	1.00mi
1428 Princeton Cir Norman, OK	3.0	1.5	1231	$1,295	$1.05	5d	1	1.00mi
1640 High Cir Norman, OK	3.0	2.0	1215	$1,200	$0.99	16d	1	1.15mi
3109 Queenston Ave Norman, OK	3.0	2.0	1344	$1,650	$1.23	16d	1	1.23mi
1413 Buena Vista Cir Norman, OK	3.0	2.0	1209	$1,545	$1.28	25d	1	1.36mi
532 Lone Oak Dr Norman, OK	3.0	2.0	1545	$1,695	$1.10	25d	1	1.39mi
2920 Short Stop Way Norman, OK	3.0	2.0	1396	$1,595	$1.14	3d	1	1.46mi
3017 Line Dr Norman, OK	3.0	2.0	1849	$1,995	$1.08	3d	1	1.47mi
2421 Arbor Dr Norman, OK	3.0	2.0	1560	$1,695	$1.09	3d	1	1.50mi

Listing history 4 events

1. 2026-06-01
   statusdays on market $210,000 Pending 6 DOM
2. 2026-05-31
   days on market $210,000 Active 5 DOM
3. 2026-05-24
   status Pending
4. 2026-05-22
   listed $210,000 Active

ⓘ 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: $1,588 · $132/mo
• Projected year-2 tax: $1,890 · $157/mo
• Expected delta: +$302/yr (+$25/mo · 19.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $19,384
• − Mortgage interest: −$11,763
• − Property taxes: −$1,588
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,551
• − Management: −$1,551
• − Depreciation: −$6,109
• Taxable loss: −$4,228
• Est. tax savings @ 24.0%: +$1,015
• After-tax cash flow: $475/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: Norman
• NCES district ID: 4021720
• Math proficiency: 27% ▼ -9.00%
• Reading proficiency: 32% ▼ -8.00%
• Median HH income: $48,940
• Composite: 25.67/100
• National rank: #7395
• State rank: #61 of 270 in OK

Livability — Norman

• Score: 85/100
• State rank: #1
• US rank: #557

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime C Employment C Housing A+ Health & safety A+ User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Norman, OK
• County: Cleveland County · 239,547 people
• City population: 123,141
• Metro: Oklahoma City, OK
• Population (ZIP): 43,798
• Household income: $64,007
• Rent vs Own: 51.8% rent · 48.2% own
• Severe rent burden: 1903.0

Population outlook (Cleveland County) Hauer SSP2

• Today (2025): 323,621 people
• By 2030: 349,070 · +7.9%
• By 2040: 400,168 · +23.7%
• By 2050: 454,101 · +40.3%
• By 2075: 602,926 · +86.3%
• By 2100: 734,485 · +127.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Two or more races 12% Black 8% Hispanic / Latino 8% Asian 3% Native American 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 3% Serbian 3% Lithuanian 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 89% English-only · Spanish 5% Other Indo-European 1% Chinese 1%

Political lean MEDSL · Cleveland

• 2024 margin: R (+14.9) · D 41.4% · R 56.4% · Other 2.2%
• 2008→2024 swing: +9.1pp toward D · 2008: -24.0pp · 2024: -14.9pp
• All cycles: 2024: R+14.9 2020: R+14.1 2016: R+21.7 2012: R+25.9 2008: R+24.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -187.04%
• Current HPI: 249.3797
• Rent YoY: ▲ 2.80%
• 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

2 events — show timeline

• 2026-05-24 Pending — MLSOK
• 2026-05-22 Listed $210,000 MLSOK

Property tax history

+1.8%/yr

Latest (2024): $1,588 · -0.3% YoY. Source: county tax records.