1921 N Vine St · Oklahoma City, OK 73121

$80,000

3 bd · 1.0 ba · 874 sqft · SingleFamily public records · 36 Days on market

Built 1962 10,498 sqft lot Est $150k · 47% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

INVESTOR SPECIAL! This three bed/one bath home sits on a quarter acre lot with mature trees on a quiet street. Large kitchen space. One car garage. Newer HVAC and water tank. With some TLC this unit could rent for $1050-1100/month.

Key facts

• 0.24 acre lot
• Garage
• Built 1962

Property features AI

Finance

• Other: Listing status: Active; Occupied: No; Directions: East of Coltrane and NE 23rd
• Financial info: Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Utilities: No flood insurance required (per listing)
• Home design: Single family residence; One story; Residential property; Located in Days Garden Add
• Construction: Brick and frame construction; Shingle roof; Built with conventional foundation
• Exterior features: Wooded lot; No exterior special features listed; Existing property

Interior

• Bedrooms: 3 bedrooms (all on one level)
• Bathrooms: 1 full bathroom
• Interior features: One living area; No fireplace; Conventional foundation

🏷️ Possibly a rental listed for sale. The $80,000 price doesn't fit this home's estimated sale value (~$150,328) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $448 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.0% 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; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $553 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1962 — 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: 1.55% ✓
• Cap rate: 13.02%
• Cash-on-cash: 24.02%
• DSCR: 2.07
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $150,328
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4209 NE 16th St	0.24mi	3/1.0	880 (+1%)	9mo	$90,000	$102	80
1912 Peachtree St	0.05mi	4/1.0 (+1)	754 (-14%)	15mo	$130,000	$172	57

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.2%
• Equity multiple: 1.70×
• Total profit: $15,602
• Equity at exit: $11,928

10-year hold

• IRR: 25.8%
• Equity multiple: 3.25×
• Total profit: $50,389
• Equity at exit: $6,917

Cash invested: $22,400 (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 73121

• Home prices YoY: -13.2%
• Active inventory: 28
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,244 high
• Mortgage (P&I): −$420
• Tax from tax record: −$81 /mo · $978/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $448

Break-even live

Break-even rent $676

Max offer price $80,000

Occupancy floor 59%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4245 NE 20th St Oklahoma City, OK	4.0	2.0	1060	$1,361	$1.28	2d	1	0.14mi
4205 NE 16th Ter Oklahoma City, OK	3.0	2.0	1100	$1,250	$1.14	2d	1	0.20mi
3317 NE 15th St Oklahoma City, OK	3.0	1.0	816	$1,395	$1.71	43d	1	0.81mi
3333 NE 12th St Oklahoma City, OK	2.0	1.0	720	$1,000	$1.39	43d	1	0.91mi
3212 NE 15th St Oklahoma City, OK	3.0	1.0	825	$965	$1.17	10d	1	0.93mi
3049 NE 15th St Oklahoma City, OK	2.0	1.0	660	$895	$1.36	2d	1	1.09mi
2620 NE 19th St Oklahoma City, OK	2.0	1.0	900	$995	$1.11	43d	1	1.46mi

Listing history 14 events

1. 2026-06-18
   days on market $80,000 Active 36 DOM
2. 2026-06-17
   days on market $80,000 Active 35 DOM
3. 2026-06-16
   days on market $80,000 Active 34 DOM
4. 2026-06-15
   days on market $80,000 Active 33 DOM
5. 2026-06-13
   days on market $80,000 Active 31 DOM
6. 2026-06-13
   days on market $80,000 Active 30 DOM
7. 2026-06-09
   days on market $80,000 Active 27 DOM
8. 2026-06-08
   days on market $80,000 Active 26 DOM
9. 2026-06-07
   days on market $80,000 Active 25 DOM
10. 2026-06-03
    days on market $80,000 Active 21 DOM
11. 2026-06-02
    days on market $80,000 Active 20 DOM
12. 2026-06-01
    days on market $80,000 Active 19 DOM
13. 2026-05-31
    days on market $80,000 Active 18 DOM
14. 2026-05-13
    listed $80,000 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: $978 · $81/mo
• Projected year-2 tax: $978 · $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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥107°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,928
• − Mortgage interest: −$4,481
• − Property taxes: −$978
• − Insurance: −$400
• − Repairs & maintenance: −$1,194
• − Management: −$1,194
• − Depreciation: −$2,327
• Taxable income: $4,353
• Est. tax owed @ 24.0%: −$1,045
• After-tax cash flow: $4,336/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): 2,935

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 0.66)
• Race & ethnicity: Black 44% White 35% Hispanic / Latino 15% Native American 5% Two or more races 4% Asian 2%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Slovak 1%
• Foreign-born: 6% · Canada, Vietnam, Dominican Republic
• Languages at home: 86% English-only · Spanish 12% 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: ▼ -46.07%
• Current HPI: 302.3617
• 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

1 event — show timeline

• 2026-05-13 Listed $80,000 MLSOK

Property tax history

+16.7%/yr

Latest (2025): $978 · +4.2% YoY. Source: county tax records.