3831 NW 10th St · Oklahoma City, OK 73107

$29,900

2 bd · 1.0 ba · 975 sqft · Other public records · 92 Days on market

Built 1930 6,551 sqft lot $31/sqft · 75% below area

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.3/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

FIRE DAMAGED. NO ACCESS to interior!! 2-bedroom 1or 2-bathroom home located in the Heart of OKC!! Close to OSU/OKC and the Oklahoma State Fairgrounds!! Investors you better hurry on this one!! Unfinished home with some fire damage and un-permitted add on the back of the home for extra footage not included by the county records!! This one is being sold as-is!!

Key facts

• 6,551 sq ft lot
• Built 1930
• Listed 92 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $30k.

Deal economics

• At list price, monthly cash flow is $602 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($998 rent vs $30k).
• Recommended offer: $27k (9.0% below list) — sets the bar for market timing.
• Cap rate 30.4% 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 fast (+7.3%/yr); 216 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $207 of loan paydown is wiped out by about $897 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.
• At projected returns (-3.0% appreciation + 7.3% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($27k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $55k (65%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $27,209 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 3.34% ✓
• Cap rate: 30.45%
• Cash-on-cash: 86.27%
• DSCR: 4.84
• GRM: 2.5

CMA / ARV

• ARV (median comp): $120,256
• List price: $29,900
• Delta: -75.14%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 7.29% rent growth · sell at horizon

5-year hold

• IRR: 91.5%
• Equity multiple: 5.54×
• Total profit: $37,985
• Equity at exit: $4,458

10-year hold

• IRR: 95.3%
• Equity multiple: 13.26×
• Total profit: $102,605
• Equity at exit: $2,585

Cash invested: $8,372 (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 73107

• Rents YoY: 7.3%
• Active inventory: 216
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $998 high
• Mortgage (P&I): −$157
• Tax from tax record: −$18 /mo · $212/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $602

Break-even live

Break-even rent $237

Max offer price $29,900

Occupancy floor 35%

Sensitivity live

Price	-10% $619	-5% $610	+0% $602	+5% $593	+10% $585
Rent	-10% $523	-5% $562	+0% $602	+5% $641	+10% $681
Rate	-1.0pp $617	-0.5pp $609	base $602	+0.5pp $594	+1.0pp $586

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1017 N Tabor Ave Oklahoma City, OK	2.0	1.0	792	$950	$1.20	24d	1	0.10mi
3609 NW 13th St Oklahoma City, OK	2.0	1.5	1042	$1,250	$1.20	3d	1	0.43mi
3733 NW 15th St Oklahoma City, OK	3.0	1.0	995	$1,150	$1.16	24d	1	0.45mi
1233 1/2 N Grand Blvd Oklahoma City, OK	2.0	1.0	950	$925	$0.97	24d	1	0.49mi
4220 NW 10th St Unit 4F Oklahoma City, OK	2.0	1.0	860	$795	$0.92	24d	1	0.50mi
4220 NW 10th St Unit 7A Oklahoma City, OK	2.0	1.0	860	$815	$0.95	11d	1	0.50mi
4220 NW 10th St Unit 28A Oklahoma City, OK	1.0	1.0	680	$715	$1.05	24d	1	0.50mi
4220 NW 10th St Unit 5C Oklahoma City, OK	2.0	1.0	860	$815	$0.95	24d	1	0.50mi
4220 NW 10th St Oklahoma City, OK	1.0–2.0	1.0	730	$845	$1.16	4d	11	0.50mi
4220 NW 10th St Unit 7H Oklahoma City, OK	2.0	1.0	860	$795	$0.92	11d	1	0.50mi
4220 NW 10th St Unit 15G Oklahoma City, OK	1.0	1.0	600	$710	$1.18	24d	1	0.50mi
4220 NW 10th St Unit 11F Oklahoma City, OK	3.0	2.0	1100	$1,055	$0.96	24d	1	0.50mi
4220 NW 10th St Unit 27F Oklahoma City, OK	2.0	1.0	860	$845	$0.98	24d	1	0.50mi
3608 NW 16th St Oklahoma City, OK	2.0	1.0	784	$950	$1.21	44d	1	0.56mi
3625 NW 18th St Oklahoma City, OK	3.0	2.0	1040	$1,500	$1.44	44d	1	0.69mi
3800 NW 19th St Oklahoma City, OK	3.0	1.0	1073	$1,250	$1.16	24d	1	0.69mi
3403 NW 17th St Unit B Oklahoma City, OK	1.0	1.0	572	$1,050	$1.84	44d	1	0.79mi
800 N Meridian Ave Oklahoma City, OK	1.0	1.0	525	$749	$1.43	4d	1	0.81mi
800 N Meridian Ave Oklahoma City, OK	1.0–3.0	1.0–2.0	912	$829	$0.91	24d	1	0.81mi
3224 NW 13th St Oklahoma City, OK	2.0	1.0	640	$900	$1.41	15d	1	0.81mi
1307 N Meridian Ave Oklahoma City, OK	2.0	1.0–2.0	1242	$925	$0.74	3d	6	0.84mi
3205 NW 14th St Unit b Oklahoma City, OK	1.0	1.0	613	$850	$1.39	4d	1	0.89mi
1309 N Meridian Ave Oklahoma City, OK	1.0–2.0	1.0–1.5	925	$975	$1.05	3d	4	0.90mi
3733 NW 22nd St Apt 210 Oklahoma City, OK	2.0	1.0	850	$950	$1.12	44d	1	0.95mi
3114 NW 12th St Unit 1 Oklahoma City, OK	1.0	1.0	567	$795	$1.40	4d	1	0.96mi
3905 NW 23rd St Oklahoma City, OK	2.0	1.5	1044	$1,100	$1.05	17d	1	1.01mi
3024 NW 14th St Oklahoma City, OK	2.0	1.0	924	$895	$0.97	16d	1	1.07mi
3021 NW 13th St Oklahoma City, OK	3.0	1.0	1072	$995	$0.93	24d	1	1.08mi
2946 NW 13th St Oklahoma City, OK	1.0	1.0	624	$725	$1.16	12d	1	1.12mi
3829 NW 26th St Oklahoma City, OK	2.0	1.0	895	$1,125	$1.26	3d	1	1.19mi
2317 N Meridian Ave Unit 35 Oklahoma City, OK	2.0	1.0	800	$850	$1.06	17d	1	1.19mi
2916 NW 14th St Oklahoma City, OK	2.0	4.0	800	$900	$1.12	3d	1	1.20mi
2325 N Meridian Ave Oklahoma City, OK	2.0	1.0	800	$850	$1.06	12d	1	1.22mi
2325 N Meridian Ave Oklahoma City, OK	2.0	1.0	800	$850	$1.06	24d	1	1.22mi
2820 General Pershing Blvd Oklahoma City, OK	1.0–3.0	1.0–2.0	951	$1,185	$1.25	2d	39	1.30mi
3003 NW 20th St Oklahoma City, OK	2.0	1.0	909	$999	$1.10	44d	1	1.31mi
2801 NW 11th St Oklahoma City, OK	2.0	1.0	1100	$1,150	$1.05	15d	1	1.33mi
1207 N Ross Ave Unit 1 Oklahoma City, OK	2.0	1.0	850	$880	$1.04	4d	1	1.33mi
3109 NW 23rd St Oklahoma City, OK	2.0	1.0	1006	$925	$0.92	44d	1	1.35mi
2626 N Meridian Ave Oklahoma City, OK	1.0–2.0	1.0–2.0	1040	$845	$0.81	3d	1	1.40mi

Listing history 17 events

1. 2026-06-19
   status $29,900 Pending 92 DOM
2. 2026-06-18
   days on market $29,900 Active 92 DOM
3. 2026-06-17
   days on market $29,900 Active 91 DOM
4. 2026-06-16
   days on market $29,900 Active 90 DOM
5. 2026-06-15
   days on market $29,900 Active 89 DOM
6. 2026-06-13
   statusdays on market $29,900 Active 87 DOM
7. 2026-05-15
   status Pending 368-char remark

   Show marketing remark (368 chars)

   FIRE DAMAGED. NO ACCESS to interior!! 2-bedroom 1or 2-bathroom home located in the Heart of OKC!! Close to OSU/OKC and the Oklahoma State Fairgrounds!! Investors you better hurry on this one!! Unfinished home with some fire damage and un-permitted add on the back of the home for extra footage not included by the county records!! This one is being sold as-is!!

8. 2026-05-11
   price $29,900 368-char remark

   Show marketing remark (368 chars)

   FIRE DAMAGED. NO ACCESS to interior!! 2-bedroom 1or 2-bathroom home located in the Heart of OKC!! Close to OSU/OKC and the Oklahoma State Fairgrounds!! Investors you better hurry on this one!! Unfinished home with some fire damage and un-permitted add on the back of the home for extra footage not included by the county records!! This one is being sold as-is!!

9. 2026-03-02
   price $79,900 368-char remark

   Show marketing remark (368 chars)

   FIRE DAMAGED. NO ACCESS to interior!! 2-bedroom 1or 2-bathroom home located in the Heart of OKC!! Close to OSU/OKC and the Oklahoma State Fairgrounds!! Investors you better hurry on this one!! Unfinished home with some fire damage and un-permitted add on the back of the home for extra footage not included by the county records!! This one is being sold as-is!!

10. 2026-02-18
    listed $84,900 Active 368-char remark

    Show marketing remark (368 chars)

    FIRE DAMAGED. NO ACCESS to interior!! 2-bedroom 1or 2-bathroom home located in the Heart of OKC!! Close to OSU/OKC and the Oklahoma State Fairgrounds!! Investors you better hurry on this one!! Unfinished home with some fire damage and un-permitted add on the back of the home for extra footage not included by the county records!! This one is being sold as-is!!

11. 2025-05-31
    historical
12. 2024-06-21
    price $109,900
13. 2024-05-26
    price $119,000
14. 2024-05-01
    price $125,000
15. 2024-04-19
    listed $135,900 Active
16. 1989-08-30
    soldstatus $28,000
17. 1985-05-01
    soldstatus $26,000

ⓘ 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: $212 · $18/mo
• Projected year-2 tax: $269 · $22/mo
• Expected delta: +$57/yr (+$5/mo · 26.9%)

ⓘ 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: $11,981
• − Mortgage interest: −$1,675
• − Property taxes: −$212
• − Insurance: −$150
• − Repairs & maintenance: −$959
• − Management: −$959
• − Depreciation: −$870
• Taxable income: $7,158
• Est. tax owed @ 24.0%: −$1,718
• After-tax cash flow: $5,504/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): 25,791
• Household income: $56,873
• Rent vs Own: 45.5% rent · 54.5% own
• Severe rent burden: 1210.0

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: White 47% Hispanic / Latino 37% Two or more races 13% Native American 6% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Lithuanian 1% Italian 1% Slovak 1%
• Foreign-born: 19% · Canada, Vietnam
• Languages at home: 67% English-only · Spanish 30% 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: ▼ -245.03%
• Current HPI: 274.7844
• Rent YoY: ▲ 7.29%
• 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

+15.0% since first listed

11 events — show timeline

• 2026-05-15 Pending — MLSOK
• 2026-05-11 Price Changed $29,900 MLSOK
• 2026-03-02 Price Changed $79,900 MLSOK
• 2026-02-18 Listed $84,900 MLSOK
• 2025-05-31 Listing Removed — MLSOK
• 2024-06-21 Price Changed $109,900 MLSOK
• 2024-05-26 Price Changed $119,000 MLSOK
• 2024-05-01 Price Changed $125,000 MLSOK
• 2024-04-19 Listed $135,900 MLSOK
• 1989-08-30 Sold (Public Records) $28,000 Public Records
• 1985-05-01 Sold (Public Records) $26,000 Public Records

Property tax history

-7.3%/yr

Latest (2025): $212 · -0.8% YoY. Source: county tax records.