750 Nebraska St · Norman, OK 73069

$165,000

3 bd · 1.0 ba · 805 sqft · SingleFamily public records · 18 Days on market

Built 1940 6,970 sqft lot Est $151k · 10% over

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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).

• Cash flow +15.0/30.0
• DSCR +4.6/10.0
• Rent growth +4.4/5.0
• Livability +4.2/5.0
• 1% rule +3.2/10.0
• ARV discount +3.2/15.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Quaint yellow house on a large lot with mature trees and established love in Central Norman. Convenient location just north of Main Street and west of Flood Ave for anyone commuting east to downtown Norman, south to the University of Oklahoma or north to Oklahoma City. Recent Oklahoma storms brought exterior improvements to the veneer siding, new carport, new roof, new windows and two new mini-split AC units. The home features central heat, step down converted garage off the kitchen with washer/dryer hook ups, and wooden floors beneath the carpeted areas in the living, hallway and bedrooms. Brand new gas hot water tank just added 2026. Exterior Big Ticket items are complete making way for

Key facts

• 6,970 sq ft lot
• Garage
• Built 1940

Property features AI

Finance

• Other: Homestead exemption: Yes; Occupied (rented/leased)
• Financial info: Sold/Offered as-is condition; Assumable: No; Loan qualifying possible
• HOA & community: No mandatory association dues

Exterior

• Parking: Concrete parking; 1-car garage
• Utilities: Cable available; Electricity available; Natural gas available; High-speed internet available; Public utilities; Double-glazed windows / partial storm doors or windows
• Home design: Single-family residence; One-and-one-half level; Property faces north; Residential property; existing status
• Construction: Brick veneer exterior; Composition roof (replaced/updated 2024); Double-pane vinyl frame windows; Conventional foundation
• Exterior features: Wood fencing; Interior lot

Interior

• Kitchen: Electric free-standing range/oven; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Concrete; Carpet; Laminate; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Cooling: Other
• Interior features: Window treatments; Fiberglass batt insulation
• Laundry & utility: Water heater; Garage utility space

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $50 ($604/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (17.7% below list).
• Recommended offer: $136k (17.7% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: Cleveland Es (math 39% / reading 37%, grade F, #126 of 845 statewide, top 15%, 554 students, 0% FRL); Whittier Ms (math 25% / reading 32%, grade F, #57 of 345 statewide, top 18%, 1,016 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 fast (+7.7%/yr); 253 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $135,756 (17.7% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.82% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.31%
• DSCR: 1.06
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $150,535
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
902 Iowa St	0.14mi	2/1.0 (-1)	845 (+5%)	2mo	$85,000	$101	79
923 Kansas St	0.17mi	2/1.0 (-1)	820 (+2%)	8mo	$95,000	$116	77
840 Iowa St	0.10mi	2/1.0 (-1)	765 (-5%)	6mo	$150,000	$196	76
1226 Iowa St	0.34mi	2/1.0 (-1)	783 (-3%)	3mo	$139,000	$178	72
806 Denison Dr	0.34mi	2/1.0 (-1)	789 (-2%)	8mo	$147,500	$187	69
1325 Regent St	0.49mi	2/1.0 (-1)	836 (+4%)	2mo	$158,500	$190	64
1333 Regent St	0.53mi	2/1.0 (-1)	868 (+8%)	5mo	$140,350	$162	53
708 W Eufaula St	0.56mi	2/1.0 (-1)	720 (-11%)	1mo	$222,500	$309	50
106 W Rich St	0.62mi	2/1.0 (-1)	864 (+7%)	6mo	$150,000	$174	48
415 S Pickard Ave	0.60mi	2/1.0 (-1)	866 (+8%)	7mo	$257,000	$297	48
1616 Dakota St	0.62mi	3/1.0	908 (+13%)	7mo	$174,900	$193	44
1337 Regent St	0.55mi	2/1.0 (-1)	917 (+14%)	8mo	$160,000	$174	40

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 · 7.66% rent growth · sell at horizon

5-year hold

• IRR: -9.6%
• Equity multiple: 0.63×
• Total profit: $-16,918
• Equity at exit: $24,602

10-year hold

• IRR: 4.8%
• Equity multiple: 1.42×
• Total profit: $19,301
• Equity at exit: $14,266

Cash invested: $46,200 (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 73069

• Rents YoY: 7.7%
• Active inventory: 253
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,358 high
• Mortgage (P&I): −$865
• Tax from tax record: −$88 /mo · $1,057/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $50

Break-even live

Break-even rent $1,294

Max offer price $165,000

Occupancy floor 91%

Sensitivity live

Price	-10% $144	-5% $97	+0% $50	+5% $4	+10% $-43
Rent	-10% $-57	-5% $-3	+0% $50	+5% $104	+10% $158
Rate	-1.0pp $133	-0.5pp $92	base $50	+0.5pp $8	+1.0pp $-36

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
820 Iowa St Norman, OK	2.0	1.0	752	$1,350	$1.80	25d	1	0.07mi
911 Nebraska St Norman, OK	2.0	1.0	750	$1,095	$1.46	16d	1	0.11mi
1238 Iowa St Norman, OK	2.0	1.0	720	$1,150	$1.60	25d	1	0.37mi
1506 Dakota St Norman, OK	3.0	1.0	832	$1,050	$1.26	5d	1	0.48mi
1005 W Eufaula St Norman, OK	2.0	2.0	1100	$1,350	$1.23	5d	1	0.49mi
222 S University Blvd Norman, OK	2.0	2.0	775	$2,875	$3.71	16d	1	0.64mi
222 S University Blvd Unit 2 Norman, OK	2.0	2.0	685	$2,055	$3.00	16d	1	0.64mi
1713 Iowa St Norman, OK	3.0	1.5	1030	$1,400	$1.36	13d	1	0.65mi
1104 W Robinson St Norman, OK	3.0	1.0	995	$1,250	$1.26	13d	1	0.67mi
1505 Huntington Way Norman, OK	3.0	1.0	1035	$1,300	$1.26	16d	1	0.69mi
212 S Mercedes Dr Norman, OK	3.0	1.5	1066	$1,400	$1.31	25d	1	0.83mi
203 W Dale St Norman, OK	3.0	2.0	997	$1,395	$1.40	25d	1	0.85mi
471 Elm Ave Norman, OK	2.0	2.0	976	$1,500	$1.54	25d	1	0.87mi
306 S Mercedes Dr Norman, OK	3.0	1.5	1048	$1,600	$1.53	25d	1	0.87mi
202 Thompson Dr Norman, OK	3.0	1.5	942	$1,600	$1.70	25d	1	0.92mi
208 Thompson Dr Norman, OK	2.0	1.5	982	$1,400	$1.43	25d	1	0.92mi
214 Thompson Dr Norman, OK	3.0	1.5	922	$1,600	$1.74	25d	1	0.92mi
303 E Himes St Unit 2 Norman, OK	2.0	1.0	671	$1,045	$1.56	25d	1	0.93mi
110 E Dale St Norman, OK	2.0	1.0	792	$950	$1.20	13d	1	0.93mi
1712 W Boyd St Norman, OK	3.0	1.0	936	$2,600	$2.78	16d	1	1.03mi
301 Hal Muldrow Dr Norman, OK	1.0–2.0	1.0–2.0	857	$1,100	$1.28	3d	6	1.05mi
800 Lexington St Norman, OK	3.0	2.0	1056	$1,259	$1.19	3d	1	1.11mi
515 24th Ave NW Norman, OK	2.0	1.0–1.5	975	$1,034	$1.06	5d	2	1.14mi
1524 Rowena Ln Norman, OK	3.0	1.0	1025	$1,699	$1.66	25d	1	1.14mi
2313 Crestmont St Norman, OK	2.0	2.0	900	$975	$1.08	25d	1	1.15mi
930 Miller Ave Norman, OK	2.0	2.0	1050	$1,545	$1.47	5d	1	1.26mi
241 Emelyn St Norman, OK	3.0	2.0	910	$1,500	$1.65	5d	1	1.26mi
316 Falcon Ct Unit 2 Norman, OK	2.0	1.0	975	$875	$0.90	25d	1	1.29mi
414 Ferrill St #416 Norman, OK	2.0	1.0	800	$875	$1.09	5d	1	1.30mi
602 Tiffin Ave Norman, OK	2.0	1.0	720	$1,249	$1.73	12d	1	1.34mi
1411 Rebecca Ln Norman, OK	1.0–2.0	1.0	850	$1,015	$1.19	16d	3	1.44mi
1411 Rebecca Ln Norman, OK	1.0–2.0	1.0	850	$1,015	$1.19	23d	3	1.44mi
213 Skylark Ct Norman, OK	2.0	1.5	1000	$1,050	$1.05	22d	1	1.45mi
211 Skylark Ct #213 Norman, OK	2.0	1.5	1050	$1,050	$1.00	22d	1	1.45mi
1304 Wylie Rd Unit 269 Norman, OK	2.0	2.0	901	$949	$1.05	25d	1	1.46mi
1304 Wylie Rd Unit 201 Norman, OK	2.0	2.0	685	$1,099	$1.60	25d	1	1.46mi

Listing history 1 events

1. 2026-05-08
   listed $165,000 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: $1,057 · $88/mo
• Projected year-2 tax: $1,485 · $124/mo
• Expected delta: +$428/yr (+$36/mo · 40.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 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: $16,291
• − Mortgage interest: −$9,243
• − Property taxes: −$1,057
• − Insurance: −$825
• − Repairs & maintenance: −$1,303
• − Management: −$1,303
• − Depreciation: −$4,800
• Taxable loss: −$2,240
• Est. tax savings @ 24.0%: +$538
• After-tax cash flow: $1,142/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): 28,462
• Household income: $58,888
• Rent vs Own: 54.3% rent · 45.7% own
• Severe rent burden: 1704.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 64% Two or more races 15% Hispanic / Latino 14% Native American 4% Black 4% Asian 3% Pacific Islander 1%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 3% Italian 3% Slovak 2%
• Foreign-born: 9% · Canada, China
• Languages at home: 84% English-only · Spanish 10% 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: ▼ -252.79%
• Current HPI: 272.4754
• Rent YoY: ▲ 7.66%
• 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

1 event — show timeline

• 2026-05-08 Listed $165,000 MLSOK

Property tax history

+3.5%/yr

Latest (2024): $1,057 · +4.8% YoY. Source: county tax records.