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 Fair condition 5,998 sqft lot $118/sqft · 26% below area Est $195k · 26% under ↓ 9% since listing

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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
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Condition / age +2.2/5.0
• Schools +1.7/10.0
• 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

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.0-bath units multifamily listed at $145k. Condition is rated fair.
• This rent per unit is only 16% of the median local income ($70k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Deal economics

• At list price, monthly cash flow is $578 ($7k/yr) — positive. Per door: $289/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 11.1% vs local median 4.0% 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: Emerson Alternative Ed. (Es) (math 24% / reading 24%, grade F, #354 of 845 statewide, top 47%, 64 students, 0% FRL); Taft Ms (math 2% / reading 5%, grade F, #330 of 345 statewide, top 96%, 1,045 students, 0% FRL); Northwest Classen Hs (math 5% / reading 10%, grade F, #420 of 447 statewide, top 95%, 1,702 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 fast (+4.5%/yr); 311 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals lingering (median 112d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 66% 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 $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 ~7 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.27% ✓
• Cap rate: 11.08%
• Cash-on-cash: 17.09%
• DSCR: 1.76
• GRM: 6.5

CMA / ARV

• ARV (median comp): $195,390
• List price: $145,000
• Delta: -25.79%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2129 NW 35th St	0.42mi	2/1.0 (+1)	1,115 (-9%)	0mo	$185,000	$166	56
1533 NW 39th St	0.85mi	2/2.0 (+1)	1,312 (+7%)	1mo	$295,000	$225	48
4400 Hemingway Dr #274	1.10mi	2/2.0 (+1)	1,314 (+7%)	1mo	$133,500	$102	47
2633 NW 15th St	1.38mi	2/1.0 (+1)	1,285 (+5%)	2mo	$175,000	$136	47
4400 Hemingway Dr #219	1.10mi	2/2.0 (+1)	1,314 (+7%)	2mo	$134,500	$102	46
2409 NW 19th St	0.98mi	2/1.0 (+1)	1,144 (-7%)	2mo	$219,000	$191	43
2940 NW 35th St	1.32mi	2/2.0 (+1)	1,093 (-11%)	1mo	$175,000	$160	41
4400 N Hemingway Dr #134	1.10mi	2/2.0 (+1)	1,006 (-18%)	0mo	$112,000	$111	35
721 NW 26th St	1.18mi	2/1.0 (+1)	1,068 (-13%)	0mo	$265,000	$248	34
2844 NW 21st St	1.30mi	2/2.0 (+1)	1,480 (+21%)	1mo	$229,900	$155	34
3009 Pioneer St	1.32mi	2/1.0 (+1)	1,006 (-18%)	0mo	$150,500	$150	31
2517 NW 22nd St	0.90mi	2/1.0 (+1)	1,009 (-18%)	2mo	$115,000	$114	30

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: 9.8%
• Equity multiple: 1.39×
• Total profit: $16,009
• Equity at exit: $21,620

10-year hold

• IRR: 20.0%
• Equity multiple: 2.79×
• Total profit: $72,715
• 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: 311
• Price-to-rent: 13.1×

Monthly cashflow live

• Estimated rent: $1,847 high
• Mortgage (P&I): −$760
• Tax from tax record: −$60 /mo · $723/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $578

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$1,848
Total (2 units)			$1,847

Break-even live

Break-even rent $1,115

Max offer price $145,000

Occupancy floor 64%

Sensitivity live

Price	-10% $660	-5% $619	+0% $578	+5% $537	+10% $496
Rent	-10% $432	-5% $505	+0% $578	+5% $651	+10% $724
Rate	-1.0pp $651	-0.5pp $615	base $578	+0.5pp $541	+1.0pp $502

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1831 NW 31st St Oklahoma City, OK	2.0	1.0	831	$925	$1.11	118d	1	0.10mi
1825 NW 28th St Oklahoma City, OK	3.0	2.0	—	$1,295	—	152d	1	0.18mi
1730 NW 31st St Oklahoma City, OK	3.0	2.0	2094	$1,400	$0.67	138d	1	0.18mi
2004 NW 28th St Oklahoma City, OK	2.0	1.0	1425	$1,195	$0.84	10d	1	0.19mi
2109 NW 31st St Oklahoma City, OK	3.0	1.0	1289	$1,250	$0.97	133d	1	0.20mi
2016 NW 28th St Oklahoma City, OK	1.0	1.0	629	$800	$1.27	9d	1	0.21mi
2029 NW 32nd Ter Oklahoma City, OK	2.0	1.5	—	$1,175	—	50d	1	0.21mi
2029 NW 32nd Ter Oklahoma City, OK	2.0	1.5	—	$1,250	—	112d	1	0.21mi
2037 NW 32nd Ter Oklahoma City, OK	2.0	1.5	1053	$1,100	$1.04	184d	1	0.22mi
3400 N Virginia Ave Oklahoma City, OK	3.0	2.5	1728	$1,675	$0.97	120d	1	0.22mi
2022 NW 33rd St Oklahoma City, OK	3.0	1.0	936	$1,200	$1.28	109d	1	0.23mi
2022 NW 33rd St Oklahoma City, OK	3.0	1.0	936	$1,150	$1.23	157d	1	0.23mi
2022 NW 33rd St Oklahoma City, OK	3.0	1.0	936	$1,250	$1.34	10d	1	0.23mi
1731 NW 32nd St Unit 15 Oklahoma City, OK	3.0	2.0	1200	$1,000	$0.83	28d	1	0.24mi
1731 NW 32nd St Apt 18 Oklahoma City, OK	1.0	1.0	750	$695	$0.93	10d	1	0.24mi
1731 NW 32nd St Unit 11 Oklahoma City, OK	2.0	1.0	1000	$825	$0.82	120d	1	0.24mi
1731 NW 32nd St Unit 12 Oklahoma City, OK	2.0	1.0	1000	$725	$0.72	10d	1	0.24mi
2801 N Kentucky Ave Unit A Oklahoma City, OK	3.0	3.0	1250	$1,650	$1.32	108d	1	0.24mi
2100 NW 33rd St Oklahoma City, OK	2.0	1.0	1004	$1,225	$1.22	133d	1	0.25mi
2137 NW 29th St Oklahoma City, OK	1.0	1.0	576	$900	$1.56	10d	1	0.26mi
1704 NW 32nd St Oklahoma City, OK	2.0	1.0	1187	$1,445	$1.22	2d	1	0.27mi
1704 NW 32nd St Oklahoma City, OK	2.0	1.0	1187	$1,500	$1.26	143d	1	0.27mi
2132 NW 29th St Unit 2134 Oklahoma City, OK	2.0	1.0	850	$900	$1.06	124d	1	0.27mi
2008 NW 27th St Unit B Oklahoma City, OK	2.0	2.5	—	$1,365	—	160d	1	0.27mi
2008 NW 27th St Unit B Oklahoma City, OK	2.0	2.5	—	$1,365	—	184d	1	0.27mi
2136 NW 32nd St Oklahoma City, OK	2.0	1.0	806	$925	$1.15	162d	1	0.28mi
2145 NW 32nd St Oklahoma City, OK	2.0	1.0	968	$1,200	$1.24	108d	1	0.30mi
1601 NW 30th St Oklahoma City, OK	2.0	1.0–2.0	698	$999	$1.43	10d	6	0.30mi
2042 NW 34th St Oklahoma City, OK	2.0	1.0	968	$1,050	$1.08	152d	1	0.31mi
2212 NW 31st St Oklahoma City, OK	2.0	1.0	810	$995	$1.23	138d	1	0.32mi
2120 NW 34th St Oklahoma City, OK	3.0	2.0	1296	$1,290	$1.00	10d	1	0.32mi
3508 N Virginia Ave Oklahoma City, OK	2.0	1.0	927	$1,200	$1.29	112d	1	0.33mi
2037 NW 26th St Oklahoma City, OK	1.0–2.0	1.0	562	$750	$1.33	2d	2	0.33mi
1605 NW 29th St Oklahoma City, OK	2.0	1.0	885	$995	$1.12	0d	1	0.34mi
1605 NW 29th St Oklahoma City, OK	2.0	1.0	885	$995	$1.12	184d	1	0.34mi
2006 NW 26th St Unit B Oklahoma City, OK	1.0	1.0	704	$800	$1.14	55d	1	0.34mi
2006 NW 26th St Unit 1/2 A Oklahoma City, OK	2.0	1.0	1344	$1,100	$0.82	112d	1	0.34mi
2006 NW 26th St Oklahoma City, OK	3.0	2.0	1440	$1,630	$1.13	10d	1	0.34mi
1607 NW 29th St Oklahoma City, OK	2.0	1.0	885	$995	$1.12	0d	1	0.34mi
1607 NW 29th St Oklahoma City, OK	2.0	1.0	885	$850	$0.96	164d	1	0.34mi

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: $22,164
• − Mortgage interest: −$8,122
• − Property taxes: −$723
• − Insurance: −$725
• − Repairs & maintenance: −$1,773
• − Management: −$1,773
• − Depreciation: −$4,218
• Taxable income: $4,830
• Est. tax owed @ 24.0%: −$1,159
• After-tax cash flow: $5,778/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab Est. rehab $30,650–$55,170 screening

This property is a fair condition, with a need for major roof repair and minor exterior paint repairs. It has the potential for significant value increase with these repairs and improvements.

Components & finishes AI

Roof asphalt shingle · aged Flooring hardwood

Deferred maintenance Est. $50,000–$150,000 screening

• Major Roof (roof) — Signs of significant wear and potential damage
• Major Windows (windows) — Visible signs of aging and potential leaks
• Major Electrical (electrical) — Older style electrical panel and wiring visible
• Major Plumbing (plumbing) — Signs of wear and potential leaks
• Major Exterior (exterior) — Signs of wear and potential structural issues

Repairs flagged

• Major roof — The roof appears to be in poor condition, indicating a major repair is needed.
• Minor exterior paint — The paint is peeling in some areas, indicating minor repairs are needed.

Value-add opportunities

• Both repair roof — Repairing the roof will improve the overall condition of the property and increase its value for both resale and rental. ↑
• Both paint exterior walls — Painting the exterior walls will improve the curb appeal and increase the property's value for both resale and rental. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 17/100

Zoned Schools

Middle Emerson Alternative Ed. (Ms) F OK #192/345 Nat'l #12,247/14,009

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

A Composite livability gradescore 80/100

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 · 911,875 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: 11% of renters

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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%

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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%
• Languages at home: 87% English-only · Spanish 10% Vietnamese 1% Other Asian/Pacific 1%

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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

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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.