1933 NW 30th St · Oklahoma City, OK 73118

$145,000

1 bd · 2.0 ba · 1,226 sqft · MultiFamily public records · 93 Days on market

Built 1926 5,998 sqft lot $118/sqft · 24% below area Est $190k · 24% under ↓ 9% since listing

---

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
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

?? Investor Opportunity – Duplex with Major Upside Attention investors and house hackers. This as-is duplex near Military Park is loaded with potential and priced to sell. Features include original hardwood floors, spacious units, and a large backyard that adds strong tenant appeal. With projected rents of $600–$850 per unit, this property has the potential to generate solid cash flow after improvements. The property does need a new roof and cosmetic updates, making it a perfect value-add project. Duplexes in the area are selling for $200K+, leaving room for equity and long-term income. Great opportunity for investors looking to fix, rent, and build wealth or add a strong property to their portfolio. Motivated seller. Sold as-is. Bring your offer before this one is gone.

Key facts

• Large backyard
• Cosmetic updates
• New roof

Tags

• ORIGINAL HARDWOOD FLOORS
• SPACIOUS UNITS
• LARGE BACKYARD
• NEW ROOF
• COSMETIC UPDATES

🏷️ Possibly a rental listed for sale. The $145,000 price doesn't fit this home's estimated sale value (~$189,684) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.0-bath units multifamily listed at $145k.

Deal economics

• At list price, monthly cash flow is $640 ($8k/yr) — positive. Per door: $320/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $132k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.6% 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.
• 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.
• Market conditions: Rents rising fast (+4.5%/yr); 184 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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).
• This rent runs 33% of the median local income ($70k/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 $1k of loan paydown is wiped out by about $4k 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 + 4.5% rent growth), your $41k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• 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 $131,950 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.33% ✓
• Cap rate: 11.59%
• Cash-on-cash: 18.91%
• DSCR: 1.84
• GRM: 6.3

CMA / ARV

• ARV (median comp): $189,684
• List price: $145,000
• Delta: -23.56%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2141 NW 29th St	0.25mi	2/2.0 (+1)	1,152 (-6%)	24mo	$180,000	$156	53

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 · 4.45% rent growth · sell at horizon

5-year hold

• IRR: 12.2%
• Equity multiple: 1.49×
• Total profit: $20,051
• Equity at exit: $21,620

10-year hold

• IRR: 22.2%
• Equity multiple: 3.01×
• Total profit: $81,781
• Equity at exit: $12,537

Cash invested: $40,600 (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 73118

• Rents YoY: 4.5%
• Active inventory: 184
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $1,925 high
• Mortgage (P&I): −$760
• Tax from tax record: −$60 /mo · $723/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $640

Break-even live

Break-even rent $1,115

Max offer price $145,000

Occupancy floor 62%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$1,924
Total (2 units)			$1,925

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2004 NW 28th St Oklahoma City, OK	2.0	1.0	1425	$1,195	$0.84	44d	1	0.19mi
2037 NW 32nd Ter Oklahoma City, OK	2.0	1.5	1053	$1,100	$1.04	44d	1	0.22mi
1731 NW 32nd St Unit 11 Oklahoma City, OK	2.0	1.0	1000	$850	$0.85	24d	1	0.24mi
2100 NW 33rd St Oklahoma City, OK	2.0	1.0	1004	$1,245	$1.24	2d	1	0.25mi
1704 NW 32nd St Oklahoma City, OK	2.0	1.0	1187	$1,500	$1.26	2d	1	0.27mi
2132 NW 29th St Unit 2134 Oklahoma City, OK	2.0	1.0	850	$1,000	$1.18	14d	1	0.27mi
2136 NW 32nd St Oklahoma City, OK	2.0	1.0	806	$925	$1.15	21d	1	0.28mi
1601 NW 30th St Oklahoma City, OK	2.0	1.0–2.0	698	$849	$1.22	24d	13	0.30mi
2042 NW 34th St Oklahoma City, OK	2.0	1.0	968	$1,050	$1.08	12d	1	0.31mi
2212 NW 31st St Oklahoma City, OK	2.0	1.0	810	$1,024	$1.26	14d	1	0.32mi
1605 NW 29th St Oklahoma City, OK	2.0	1.0	885	$995	$1.12	44d	1	0.34mi
1607 NW 29th St Oklahoma City, OK	2.0	1.0	885	$850	$0.96	24d	1	0.34mi
2220 NW 32nd St Oklahoma City, OK	2.0	1.0	850	$1,300	$1.53	21d	1	0.35mi
2024 NW 26th St Oklahoma City, OK	2.0	1.0	947	$1,099	$1.16	44d	1	0.35mi
2042 NW 25th St Unit 17E Oklahoma City, OK	2.0	1.0	725	$750	$1.03	44d	1	0.43mi
2030 NW 25th St Unit 17 Oklahoma City, OK	2.0	1.0	725	$750	$1.03	4d	1	0.44mi
2030 NW 25th St Unit 4 Oklahoma City, OK	2.0	1.0	725	$750	$1.03	44d	1	0.44mi
2030 NW 25th St Unit 1 Oklahoma City, OK	2.0	1.0	725	$750	$1.03	44d	1	0.44mi
1446 NW 31st St Unit A Oklahoma City, OK	2.0	1.0	1000	$985	$0.98	2d	1	0.48mi
1446 NW 31st St Unit B Oklahoma City, OK	2.0	1.0	900	$1,040	$1.16	44d	1	0.48mi
2400 NW 30th St Oklahoma City, OK	2.0	2.0	1078	$1,289	$1.20	44d	1	0.57mi
2400 NW 30th St Oklahoma City, OK	1.0–2.0	1.0–2.0	801	$799	$1.00	2d	11	0.61mi
2400 NW 36th St Oklahoma City, OK	2.0	1.0	950	$1,100	$1.16	44d	1	0.68mi
3915 N Pennsylvania Ave Oklahoma City, OK	2.0	2.0	1065	$1,495	$1.40	44d	1	0.68mi
1433 NW 24th St Oklahoma City, OK	2.0	1.0	843	$950	$1.13	21d	1	0.68mi
1429 NW 24th St Unit 119 Oklahoma City, OK	2.0	1.0	843	$950	$1.13	44d	1	0.68mi
1410 NW 25th St Oklahoma City, OK	1.0	1.0	800	$895	$1.12	44d	1	0.69mi
1629 NW 22nd St Unit 202 Oklahoma City, OK	1.0	1.0	750	$845	$1.13	16d	1	0.70mi
1400 NW 25th St Unit 1410 1/2 Oklahoma City, OK	1.0	1.0	800	$795	$0.99	44d	1	0.71mi
1400 NW 25th St Unit 1404 Oklahoma City, OK	1.0	1.0	800	$895	$1.12	44d	1	0.71mi
2515 N Douglas Ave Unit 101 Oklahoma City, OK	1.0	1.0	1000	$895	$0.90	44d	1	0.73mi
2236 NW 22nd St Oklahoma City, OK	2.0	1.0	1200	$950	$0.79	21d	1	0.74mi
2504 NW 27th St Oklahoma City, OK	2.0	1.0	1303	$1,450	$1.11	44d	1	0.74mi
2300 N Youngs Blvd Oklahoma City, OK	1.0	1.0	1176	$865	$0.74	44d	1	0.74mi
2010 NW 20th St Unit 2428 Oklahoma City, OK	1.0	1.0	800	$899	$1.12	44d	1	0.76mi
2207 NW 19th St Oklahoma City, OK	1.0	1.5	1208	$1,050	$0.87	4d	1	0.85mi
2209 NW 19th St Oklahoma City, OK	1.0	1.0	950	$1,000	$1.05	4d	1	0.86mi
2209 NW 19th St Oklahoma City, OK	1.0	1.0	950	$1,000	$1.05	2d	1	0.86mi
2424 NW 39th St Oklahoma City, OK	2.0	1.0–1.5	787	$738	$0.94	3d	4	0.86mi
3711 N Military Ave Oklahoma City, OK	2.0	1.0	1078	$1,295	$1.20	2d	1	0.87mi

Listing history 6 events

1. 2026-06-02
   days on market $145,000 Active 93 DOM
2. 2026-06-01
   days on market $145,000 Active 92 DOM
3. 2026-05-31
   days on market $145,000 Active 91 DOM
4. 2026-04-27
   price $145,000 798-char remark

   Show marketing remark (798 chars)

   ?? Investor Opportunity – Duplex with Major Upside Attention investors and house hackers. This as-is duplex near Military Park is loaded with potential and priced to sell. Features include original hardwood floors, spacious units, and a large backyard that adds strong tenant appeal. With projected rents of $600–$850 per unit, this property has the potential to generate solid cash flow after improvements. The property does need a new roof and cosmetic updates, making it a perfect value-add project. Duplexes in the area are selling for $200K+, leaving room for equity and long-term income. Great opportunity for investors looking to fix, rent, and build wealth or add a strong property to their portfolio. Motivated seller. Sold as-is. Bring your offer before this one is gone.

5. 2026-03-10
   price $150,000 798-char remark

   Show marketing remark (798 chars)

   ?? Investor Opportunity – Duplex with Major Upside Attention investors and house hackers. This as-is duplex near Military Park is loaded with potential and priced to sell. Features include original hardwood floors, spacious units, and a large backyard that adds strong tenant appeal. With projected rents of $600–$850 per unit, this property has the potential to generate solid cash flow after improvements. The property does need a new roof and cosmetic updates, making it a perfect value-add project. Duplexes in the area are selling for $200K+, leaving room for equity and long-term income. Great opportunity for investors looking to fix, rent, and build wealth or add a strong property to their portfolio. Motivated seller. Sold as-is. Bring your offer before this one is gone.

6. 2026-03-01
   listed $160,000 Active 798-char remark

   Show marketing remark (798 chars)

   ?? Investor Opportunity – Duplex with Major Upside Attention investors and house hackers. This as-is duplex near Military Park is loaded with potential and priced to sell. Features include original hardwood floors, spacious units, and a large backyard that adds strong tenant appeal. With projected rents of $600–$850 per unit, this property has the potential to generate solid cash flow after improvements. The property does need a new roof and cosmetic updates, making it a perfect value-add project. Duplexes in the area are selling for $200K+, leaving room for equity and long-term income. Great opportunity for investors looking to fix, rent, and build wealth or add a strong property to their portfolio. Motivated seller. Sold as-is. Bring your offer before this one is gone.

ⓘ 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: $723 · $60/mo
• Projected year-2 tax: $1,305 · $109/mo
• Expected delta: +$582/yr (+$49/mo · 80.6%)

ⓘ 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: $23,100
• − Mortgage interest: −$8,122
• − Property taxes: −$723
• − Insurance: −$725
• − Repairs & maintenance: −$1,848
• − Management: −$1,848
• − Depreciation: −$4,218
• Taxable income: $5,616
• Est. tax owed @ 24.0%: −$1,348
• After-tax cash flow: $6,329/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): 14,262
• Household income: $69,827
• Rent vs Own: 44.8% rent · 55.2% own
• Severe rent burden: 728.0

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 White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 14% Two or more races 13% Black 5% Asian 4% Native American 2%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Slovak 5% Italian 4% Portuguese 3%
• Foreign-born: 9% · Canada, Vietnam, Philippines
• Languages at home: 87% English-only · Spanish 10% Vietnamese 1% Other Asian/Pacific 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: ▼ -321.71%
• Current HPI: 298.6106
• Rent YoY: ▲ 4.45%
• 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

-9.4% since first listed

3 events — show timeline

• 2026-04-27 Price Changed $145,000 MLSOK
• 2026-03-10 Price Changed $150,000 MLSOK
• 2026-03-01 Listed $160,000 MLSOK

Property tax history

+4.8%/yr

Latest (2025): $723 · +4.2% YoY. Source: county tax records.