9511 Emma Ct · Oklahoma City, OK 73165

$180,000

3 bd · 2.0 ba · 1,938 sqft · SingleFamily public records · 73 Days on market

Built 1970 1.00 ac lot ↓ 28% since listing

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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
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Country living in a gated community. A great project for the right people. This 3 bedroom, 2 bath with laundry room and two car garage sits on a one acre lot.

Key facts

• 1 acre lot
• Listed 73 days

Property features AI

Exterior

• Home design: House
• Construction: Built living area approximately 1,938
• Exterior features: 1-acre lot

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Recommended offer: $169k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.6% 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.
• Midwest City-Del City (suburban): math 10% / reading 17% proficiency, ranked #231 of 270 in OK (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 28 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 592 units permitted in Cleveland County in 2024 (12 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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: 1.67% ✓
• Cap rate: 14.55%
• Cash-on-cash: 29.49%
• DSCR: 2.31
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 24.0%
• Equity multiple: 1.99×
• Total profit: $49,703
• Equity at exit: $26,839

10-year hold

• IRR: 31.8%
• Equity multiple: 3.87×
• Total profit: $144,774
• Equity at exit: $15,563

Cash invested: $50,400 (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 73165

• Home prices YoY: -19.1%
• Active inventory: 28
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $3,000 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$112 /mo · $1,348/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$630
• Net cashflow: $1,239

Break-even live

Break-even rent $1,432

Max offer price $180,000

Occupancy floor 54%

Sensitivity live

Price	-10% $1,341	-5% $1,290	+0% $1,239	+5% $1,188	+10% $1,137
Rent	-10% $1,002	-5% $1,120	+0% $1,239	+5% $1,357	+10% $1,476
Rate	-1.0pp $1,329	-0.5pp $1,285	base $1,239	+0.5pp $1,192	+1.0pp $1,145

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8415 Valley Creek Dr Choctaw, OK	4.0	2.0	2177	$3,000	$1.38	3d	1	1.18mi

Listing history 12 events

1. 2026-06-21
   days on market $180,000 Active 73 DOM
2. 2026-06-18
   days on market $180,000 Active 70 DOM
3. 2026-06-17
   days on market $180,000 Active 69 DOM
4. 2026-06-16
   days on market $180,000 Active 68 DOM
5. 2026-06-15
   days on market $180,000 Active 67 DOM
6. 2026-06-13
   days on market $180,000 Active 65 DOM
7. 2026-06-13
   days on market $180,000 Active 64 DOM
8. 2026-06-09
   days on market $180,000 Active 61 DOM
9. 2026-06-08
   days on market $180,000 Active 60 DOM
10. 2026-06-07
    days on market $180,000 Active 59 DOM
11. 2026-06-05
    remarks 158-char remark
12. 2026-06-05
    listed $180,000 Active 56 DOM

ⓘ 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: $1,348 · $112/mo
• Projected year-2 tax: $1,620 · $135/mo
• Expected delta: +$272/yr (+$23/mo · 20.2%)

ⓘ 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 5/10 Major 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $36,000
• − Mortgage interest: −$10,083
• − Property taxes: −$1,348
• − Insurance: −$900
• − Repairs & maintenance: −$2,880
• − Management: −$2,880
• − Depreciation: −$5,236
• Taxable income: $12,673
• Est. tax owed @ 24.0%: −$3,041
• After-tax cash flow: $11,823/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: Midwest City-Del City
• NCES district ID: 4019950
• Math proficiency: 10% ▼ -11.00%
• Reading proficiency: 17% ▼ -8.00%
• Median HH income: $45,724
• Composite: 12.09/100
• National rank: #9658
• State rank: #231 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
• City population: 498,656
• Population (ZIP): 8,226

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 (71%)
• Race & ethnicity: White 71% Two or more races 12% Hispanic / Latino 10% Native American 7% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 5% Slovak 4% Lithuanian 3%
• Foreign-born: 3% · Canada, Vietnam, Jamaica
• Languages at home: 94% English-only · Spanish 5% Vietnamese 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: ▼ -66.56%
• Current HPI: 282.1347
• Rent YoY: —
• Metro: —
• 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

-28.0% since first listed

10 events — show timeline

• 2026-06-04 Relisted — ForSaleByOwner.com
• 2026-06-04 Price Changed $180,000 ForSaleByOwner.com
• 2025-11-25 Delisted — ForSaleByOwner.com
• 2025-09-30 Listed $200,000 ForSaleByOwner.com
• 2023-10-11 Listing Removed — MLSOK
• 2023-09-24 Relisted — MLSOK
• 2023-09-06 Pending — MLSOK
• 2023-08-02 Relisted — MLSOK
• 2023-04-07 Pending — MLSOK
• 2023-03-20 Listed $250,000 MLSOK