4332 Titan Ter · Harrah, OK 73045

$215,000

3 bd · 2.0 ba · 1,592 sqft · SingleFamily public records · 206 Days on market

Built 2021 0.28 ac lot Est $237k · 9% under $26/mo HOA · 1% of rent

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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 +12.5/30.0
• ARV discount +11.7/15.0
• DSCR +3.7/10.0
• 1% rule +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The FOSTER floor plan features a ton of character. With open concept between the kitchen and living areas and an outdoor space with a covered patio; you'll have a wonderful home for entertaining or just stretching out. Tremendous cabinets and counter space make the kitchen great for your inner chef to create master dishes. Speaking of "master", the master bedroom in this home has a spacious walk-in closet and a very well sized bathroom. It also features a nifty cut out that perfect for a dresser, so it does not take away space from the room size. Home is currently under construction with anticipated completion in July.

Key facts

• Back yard patio
• Fenced in yard
• Corner lot

Tags

• FENCED IN YARD
• CORNER LOT
• ESPRESSO COLORED CABINETRY
• BACK YARD PATIO

Property features AI

Finance

• Financial info: Loan qualification available
• HOA & community: Mandatory HOA with $315 association fee; Association fee includes common area maintenance

Exterior

• Parking: 2-car garage
• Home design: Single-family residence; One-story; Existing property; Located in River Mist Phase 1
• Construction: Brick and frame construction; Composition roof; Slab foundation
• Exterior features: Interior lot with water view; Rural setting; No additional exterior features listed

Interior

• Bedrooms: 3 bedrooms (all on one level)
• Bathrooms: 2 full bathrooms
• Interior features: One living area; No fireplace; No study

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-32 ($-387/yr) — negative.
• To cash-flow at today's rent, offer at most $209k (2.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (15.1% below list).
• Recommended offer: $183k (15.1% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.3% in Harrah — 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 64/100 on livability (#163 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety D-.
• Harrah (town): math 24% / reading 29% proficiency, ranked #82 of 270 in OK (top 30%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Virginia Smith Es (395 students, 0% FRL); Harrah Ms (math 18% / reading 27%, grade F, #122 of 345 statewide, top 37%, 528 students, 0% FRL); Harrah Hs (math 27% / reading 27%, grade F, #125 of 447 statewide, top 31%, 630 students, 0% FRL) — zoned schools average 0% FRL vs 42% district-wide (42 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 194 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $6k 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 206 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y 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.

Recommended offer $182,570 (15.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 206 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 0.85% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.64%
• DSCR: 0.97
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $237,208
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21118 Winding Brk	0.13mi	4/2.0 (+1)	1,518 (-5%)	1mo	$225,500	$149	80
3880 Louthea Ln	0.30mi	3/2.0	1,633 (+3%)	3mo	$238,900	$146	80
4353 Titan Ter	0.05mi	3/2.0	1,420 (-11%)	4mo	$222,000	$156	76
3864 Louthea Ln	0.32mi	4/2.0 (+1)	1,640 (+3%)	2mo	$225,833	$138	73
21097 River Mist Dr	0.28mi	4/2.0 (+1)	1,640 (+3%)	5mo	$240,866	$147	72
4637 Lincoln Lndg	0.21mi	4/2.0 (+1)	1,701 (+7%)	3mo	$267,496	$157	71
3816 Ada Ave	0.43mi	3/2.0	1,633 (+3%)	5mo	$231,782	$142	71
3881 Ada Ave	0.42mi	4/2.0 (+1)	1,640 (+3%)	2mo	$232,879	$142	69
21081 River Mist Dr	0.28mi	4/2.0 (+1)	1,470 (-8%)	2mo	$222,300	$151	67
3856 Ada Ave	0.40mi	4/2.0 (+1)	1,470 (-8%)	1mo	$213,564	$145	63
3865 Ada Ave	0.44mi	4/2.0 (+1)	1,470 (-8%)	4mo	$227,211	$155	59
3872 Ada Ave	0.43mi	3/2.0	1,355 (-15%)	2mo	$215,680	$159	54

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: -17.3%
• Equity multiple: 0.39×
• Total profit: $-36,873
• Equity at exit: $32,057

10-year hold

• IRR: -9.3%
• Equity multiple: 0.42×
• Total profit: $-34,669
• Equity at exit: $18,589

Cash invested: $60,200 (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 73045

• Home prices YoY: -16.9%
• Active inventory: 194
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,826 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$231 /mo · $2,778/yr
• Insurance: −$90
• HOA: −$26
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $-32

Break-even live

Break-even rent $1,867

Max offer price $209,302

Occupancy floor 97%

Sensitivity live

Price	-10% $89	-5% $29	+0% $-32	+5% $-93	+10% $-154
Rent	-10% $-176	-5% $-104	+0% $-32	+5% $40	+10% $112
Rate	-1.0pp $76	-0.5pp $22	base $-32	+0.5pp $-88	+1.0pp $-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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4301 Driftwood Dr Harrah, OK	4.0	2.0	1723	$1,800	$1.04	17d	1	0.08mi
5824 Lost Deer Dr Newalla, OK	4.0	2.0	2206	$2,240	$1.02	12d	1	1.26mi

HOA detail

• Monthly dues: $26 · $312/yr

Listing history 16 events

1. 2026-04-17
   status Pending
2. 2026-03-25
   price $215,000
3. 2025-09-23
   listed $225,000 Active
4. 2023-11-10
   historical
5. 2023-10-04
   price $245,000
6. 2023-09-16
   status Active
7. 2023-09-08
   historical
8. 2023-08-30
   price $249,000
9. 2023-08-21
   listed $249,999 Active
10. 2021-10-04
    soldstatus $215,990 Sold 636-char remark

    Show marketing remark (636 chars)

    The FOSTER floor plan features a ton of character. With open concept between the kitchen and living areas and an outdoor space with a covered patio; you'll have a wonderful home for entertaining or just stretching out. Tremendous cabinets and counter space make the kitchen great for your inner chef to create master dishes. Speaking of "master", the master bedroom in this home has a spacious walk-in closet and a very well sized bathroom. It also features a nifty cut out that perfect for a dresser, so it does not take away space from the room size. Home is currently under construction with anticipated completion in July.

11. 2021-09-01
    status Pending 636-char remark

    Show marketing remark (636 chars)

    The FOSTER floor plan features a ton of character. With open concept between the kitchen and living areas and an outdoor space with a covered patio; you'll have a wonderful home for entertaining or just stretching out. Tremendous cabinets and counter space make the kitchen great for your inner chef to create master dishes. Speaking of "master", the master bedroom in this home has a spacious walk-in closet and a very well sized bathroom. It also features a nifty cut out that perfect for a dresser, so it does not take away space from the room size. Home is currently under construction with anticipated completion in July.

12. 2021-06-03
    historical

    Show marketing remark (636 chars)

    The FOSTER floor plan features a ton of character. With open concept between the kitchen and living areas and an outdoor space with a covered patio; you'll have a wonderful home for entertaining or just stretching out. Tremendous cabinets and counter space make the kitchen great for your inner chef to create master dishes. Speaking of "master", the master bedroom in this home has a spacious walk-in closet and a very well sized bathroom. It also features a nifty cut out that perfect for a dresser, so it does not take away space from the room size. Home is currently under construction with anticipated completion in July.

13. 2021-06-03
    listed $215,990 Active 636-char remark

    Show marketing remark (636 chars)

    The FOSTER floor plan features a ton of character. With open concept between the kitchen and living areas and an outdoor space with a covered patio; you'll have a wonderful home for entertaining or just stretching out. Tremendous cabinets and counter space make the kitchen great for your inner chef to create master dishes. Speaking of "master", the master bedroom in this home has a spacious walk-in closet and a very well sized bathroom. It also features a nifty cut out that perfect for a dresser, so it does not take away space from the room size. Home is currently under construction with anticipated completion in July.

14. 2021-06-01
    historical
15. 2021-06-01
    listed $211,490 Active
16. 2021-05-24
    listed $207,490 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: $2,778 · $231/mo
• Projected year-2 tax: $2,778 · $231/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $21,908
• − Mortgage interest: −$12,043
• − Property taxes: −$2,778
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,753
• − Management: −$1,753
• − HOA: −$312
• − Depreciation: −$6,255
• Taxable loss: −$4,060
• Est. tax savings @ 24.0%: +$974
• After-tax cash flow: $587/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: Harrah
• NCES district ID: 4013890
• Math proficiency: 24% ▼ -9.00%
• Reading proficiency: 29% ▼ -9.00%
• Median HH income: $52,737
• Composite: 23.55/100
• National rank: #7860
• State rank: #82 of 270 in OK

Livability — Harrah

• Score: 64/100
• State rank: #163
• US rank: #13659

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment B- Housing A+ Health & safety D- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Harrah, OK
• City population: 11,542
• Population (ZIP): 11,542

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 White (79%)
• Race & ethnicity: White 79% Two or more races 9% Hispanic / Latino 7% Native American 6% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 3% Lithuanian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -55.25%
• Current HPI: 272.5731
• 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

+3.6% since first listed

16 events — show timeline

• 2026-04-17 Pending — MLSOK
• 2026-03-25 Price Changed $215,000 MLSOK
• 2025-09-23 Listed $225,000 MLSOK
• 2023-11-10 Listing Removed — MLSOK
• 2023-10-04 Price Changed $245,000 MLSOK
• 2023-09-16 Relisted — MLSOK
• 2023-09-08 Listing Removed — MLSOK
• 2023-08-30 Price Changed $249,000 MLSOK
• 2023-08-21 Listed $249,999 MLSOK
• 2021-10-04 Sold (MLS) $215,990 MLSOK
• 2021-09-01 Pending — MLSOK
• 2021-06-03 Listing Removed — MLSOK
• 2021-06-03 Listed $215,990 MLSOK
• 2021-06-01 Listing Removed — MLSOK
• 2021-06-01 Listed $211,490 MLSOK
• 2021-05-24 Listed $207,490 MLSOK

Property tax history

+221.3%/yr

Latest (2025): $2,778 · +2.1% YoY. Source: county tax records.