1415 North Ct · Oklahoma City, OK 73111

$100,000

1 bd · 2.0 ba · 1,586 sqft · Other public records · 51 Days on market

Built 1970 8,999 sqft lot

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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 +26.2/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

3 dwellings on one lot. A new roof was installed in 2023 on all three dwellings. Zoned residential. This property includes an efficiency unit, a 2-bedroom home, a 3-bedroom home, and an add on with more rooms. An aerial photo is included to highlight the property’s close proximity to a development community of new construction homes. A Hold Harmless must be signed prior to entry. Property is being sold AS-IS. Buyer to verify all information. Owner is an Oklahoma real estate broker #161124 This opportunity will not last long! Can also be purchased as a package with other multi-family properties.

Key facts

• 2-bedroom home
• Efficiency unit
• 3-bedroom home

Tags

• NEW ROOF
• EFFICIENCY UNIT
• 2-BEDROOM HOME
• 3-BEDROOM HOME

Property features AI

Finance

• Other: Legal addition: Capitol Courts Add; Living area reported as 2,988 (assessor)
• Financial info: Assumable loan: No; Loan qualification: Unknown; Property taxes listed
• HOA & community: No mandatory association dues

Exterior

• Utilities: No storm shelter
• Home design: Single-family residence; One level; Existing property
• Construction: Brick and frame with stone accents; Shingle roof; Combination foundation; Built (existing structure)
• Exterior features: Located on a cul-de-sac

Interior

• Bedrooms: 8 bedrooms
• Bathrooms: 4 full bathrooms
• Heating & cooling: No heating; No cooling
• Interior features: Two living areas; No fireplace

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $255 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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: 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.
• Zoned schools: Thelma R. Parks Es (math 2% / reading 2%, grade F, #802 of 845 statewide, top 100%, 472 students, 0% FRL); Douglass Hs (math 2% / reading 2%, grade F, #445 of 447 statewide, top 100%, 556 students, 0% FRL) — zoned schools average 0% FRL vs 82% district-wide (82 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+2.1%/yr); 81 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 5,365 units permitted in Oklahoma County in 2024 (569 in 5+ unit buildings).
• This rent runs 32% of the median local income ($40k/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 $691 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 51 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $70k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 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 1970 — 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: 1.07% ✓
• Cap rate: 9.35%
• Cash-on-cash: 10.93%
• DSCR: 1.49
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.13% rent growth · sell at horizon

5-year hold

• IRR: -0.9%
• Equity multiple: 0.97×
• Total profit: $-932
• Equity at exit: $14,910

10-year hold

• IRR: 7.9%
• Equity multiple: 1.58×
• Total profit: $16,183
• Equity at exit: $8,646

Cash invested: $28,000 (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 73111

• Home prices YoY: -13.6%
• Rents YoY: 2.1%
• Active inventory: 81
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,066 high
• Mortgage (P&I): −$524
• Tax from tax record: −$21 /mo · $252/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $255

Break-even live

Break-even rent $743

Max offer price $100,000

Occupancy floor 71%

Sensitivity live

Price	-10% $312	-5% $283	+0% $255	+5% $227	+10% $198
Rent	-10% $171	-5% $213	+0% $255	+5% $297	+10% $339
Rate	-1.0pp $305	-0.5pp $281	base $255	+0.5pp $229	+1.0pp $203

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2225 Glen Ellyn St Oklahoma City, OK	2.0	1.0	1095	$925	$0.84	44d	1	0.54mi
2200 N Kelham Ave Oklahoma City, OK	—	1.0	1194	$1,100	$0.92	44d	1	0.58mi
2148 N Stonewall Ave Oklahoma City, OK	2.0	1.0	1055	$875	$0.83	4d	1	0.62mi
912 NE 21st St Oklahoma City, OK	2.0	1.0	1521	$1,350	$0.89	22d	1	0.77mi
1801 N Jordan Ave Oklahoma City, OK	2.0	1.0	1080	$1,000	$0.93	15d	1	0.86mi
1220 NE 17th St Oklahoma City, OK	2.0	1.0	1100	$1,195	$1.09	44d	1	0.87mi
2143 NE 19th St Oklahoma City, OK	2.0	1.0	1265	$945	$0.75	44d	1	1.04mi
1444 NE 13th St Unit 1446 Oklahoma City, OK	2.0	2.0	1167	$1,199	$1.03	17d	1	1.13mi
735 NE 14th St Oklahoma City, OK	2.0	1.0	1216	$1,299	$1.07	4d	1	1.25mi
737 NE 14th St Oklahoma City, OK	2.0	2.0	1216	$1,299	$1.07	44d	1	1.25mi
2036 NE Grand Blvd Oklahoma City, OK	2.0	1.0	1092	$995	$0.91	3d	1	1.40mi

Listing history 41 events

1. 2026-06-18
   days on market $100,000 Active 51 DOM
2. 2026-06-17
   days on market $100,000 Active 50 DOM
3. 2026-06-16
   days on market $100,000 Active 49 DOM
4. 2026-06-15
   days on market $100,000 Active 48 DOM
5. 2026-06-13
   days on market $100,000 Active 46 DOM
6. 2026-06-09
   days on market $100,000 Active 42 DOM
7. 2026-06-08
   days on market $100,000 Active 41 DOM
8. 2026-06-07
   days on market $100,000 Active 40 DOM
9. 2026-06-05
   days on market $100,000 Active 37 DOM
10. 2026-06-03
    days on market $100,000 Active 36 DOM
11. 2026-06-02
    days on market $100,000 Active 35 DOM
12. 2026-06-01
    days on market $100,000 Active 34 DOM
13. 2026-05-31
    days on market $100,000 Active 33 DOM
14. 2026-04-28
    listed $100,000 Active 608-char remark
15. 2026-02-05
    historical
16. 2026-02-03
    status Active
17. 2026-02-03
    price $100,000
18. 2026-01-27
    price $105,000
19. 2026-01-22
    price $125,000
20. 2025-11-28
    listed $150,000 Active
21. 2025-04-30
    historical
22. 2025-01-29
    listed $150,000 Active
23. 2024-06-01
    historical
24. 2024-04-17
    price $210,000
25. 2024-04-15
    price $50,000
26. 2024-04-04
    listed $210,000 Active
27. 2024-02-01
    historical
28. 2023-12-20
    price $205,000
29. 2023-12-18
    price $215,000
30. 2023-12-08
    listed $220,000 Active
31. 2023-02-17
    soldstatus $70,000 Closed
32. 2023-01-25
    status Pending
33. 2023-01-06
    listed $85,000 Active
34. 2022-03-07
    soldstatus $75,000 Sold
35. 2022-02-16
    status Pending
36. 2022-01-26
    price $105,000
37. 2021-11-04
    listed $185,000 Active
38. 2016-05-09
    soldstatus $42,500
39. 2016-05-02
    soldstatus $6,000 Sold
40. 2016-01-01
    status Pending
41. 2015-12-31
    listed $6,000 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: $252 · $21/mo
• Projected year-2 tax: $900 · $75/mo
• Expected delta: +$648/yr (+$54/mo · 257.4%)

ⓘ 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 5/10 Major 7 d/yr ≥107°F today · 18 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: $12,792
• − Mortgage interest: −$5,602
• − Property taxes: −$252
• − Insurance: −$500
• − Repairs & maintenance: −$1,023
• − Management: −$1,023
• − Depreciation: −$2,909
• Taxable income: $1,483
• Est. tax owed @ 24.0%: −$356
• After-tax cash flow: $2,705/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): 10,727
• Household income: $40,340
• Rent vs Own: 45.8% rent · 54.2% own
• Severe rent burden: 804.0

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: Predominantly Black (76%)
• Race & ethnicity: Black 76% White 13% Two or more races 7% Hispanic / Latino 6% Native American 2%
• Hispanic origin (detail): Mexican 4%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 6%

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: ▼ -34.64%
• Current HPI: 220.6395
• Rent YoY: ▲ 2.13%
• 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

+1566.7% since first listed

28 events — show timeline

• 2026-04-28 Listed $100,000 MLSOK
• 2026-02-05 Listing Removed — MLSOK
• 2026-02-03 Relisted — MLSOK
• 2026-02-03 Price Changed $100,000 MLSOK
• 2026-01-27 Price Changed $105,000 MLSOK
• 2026-01-22 Price Changed $125,000 MLSOK
• 2025-11-28 Listed $150,000 MLSOK
• 2025-04-30 Listing Removed — MLSOK
• 2025-01-29 Listed $150,000 MLSOK
• 2024-06-01 Listing Removed — MLSOK
• 2024-04-17 Price Changed $210,000 MLSOK
• 2024-04-15 Price Changed $50,000 MLSOK
• 2024-04-04 Listed $210,000 MLSOK
• 2024-02-01 Listing Removed — MLSOK
• 2023-12-20 Price Changed $205,000 MLSOK
• 2023-12-18 Price Changed $215,000 MLSOK
• 2023-12-08 Listed $220,000 MLSOK
• 2023-02-17 Sold (MLS) $70,000 MLSOK
• 2023-01-25 Pending — MLSOK
• 2023-01-06 Listed $85,000 MLSOK
• 2022-03-07 Sold (MLS) $75,000 MLSOK
• 2022-02-16 Pending — MLSOK
• 2022-01-26 Price Changed $105,000 MLSOK
• 2021-11-04 Listed $185,000 MLSOK
• 2016-05-09 Sold (Public Records) $42,500 Public Records
• 2016-05-02 Sold (MLS) $6,000 MLSOK
• 2016-01-01 Pending — MLSOK
• 2015-12-31 Listed $6,000 MLSOK

Property tax history

-2.8%/yr

Latest (2025): $252 · -0.8% YoY. Source: county tax records.