6916 Woodlake Dr · Oklahoma City, OK 73132

$299,900

2 bd · 4.0 ba · 2,860 sqft · MultiFamily public records · 112 Days on market

Built 1977 9,858 sqft lot

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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 +15.2/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• Livability +4.0/5.0
• 1% rule +3.9/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• 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

Perfect addition to any multifamily investor's portfolio. Both units are occupied (Unit 6916$1,225 and Unit 6920 $1,320) and performing! Located in the Putnam City School District and just 1.5 miles from Northwest Expressway allowing a quick commute to anywhere across Oklahoma City. Each unit of this large duplex is a spacious almost 1500 square feet with 3 bedrooms and 2 full bathrooms. Each unit has central heat and air (6916 AC unit 2022, furnaces are 2013), washer dryer connections, dishwasher, two car attached garage, covered back porch space and privacy fenced backyards! The units have separately metered electric and share a water meter. A utility fee of $75 per unit is factored into monthly income above. Photos reflect the property before it was leased. Please using showingtime to schedule a showing 24 hours in advance to allow tenant notification. Reach out to discuss the numbers on your next cash flowing opportunity! Showings are available Monday's 4:30pm - 7:00pm and Wednesday's 4:30pm - 7:00pm. Each unit is 3 bedrooms and leased at $1,225 and $1,320.

Key facts

• 9,858 sq ft lot
• Built 1977
• Listed 112 days

Property features AI

Finance

• Financial info: Current listing price reported
• HOA & community: No mandatory association dues

Exterior

• Utilities: No flood insurance indicated
• Home design: Duplex (residential income); Existing property
• Construction: Brick and frame construction; Composition roof; Slab foundation; Built previously (existing structure)
• Exterior features: Interior lot; Located in Woodlake Amd addition

Interior

• Bedrooms: 6 bedrooms total (across both units)
• Bathrooms: 4 full bathrooms; 2 half bathrooms
• Interior features: Two-unit residential income property (duplex); Occupied

What this means for you Summary

Snapshot

• This is a 2 × 3.0-bed/2.5-bath units multifamily listed at $300k.

Deal economics

• At list price, monthly cash flow is $105 ($1k/yr) — positive. Per door: $52/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $268k (10.6% below list).
• Recommended offer: $268k (10.6% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: crime F.
• Putnam City (urban): math 12% / reading 16% proficiency, ranked #227 of 270 in OK (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Tulakes Es (math 7% / reading 7%, grade F, #762 of 845 statewide, top 90%, 621 students, 0% FRL); Cooper Ms (math 12% / reading 18%, grade F, #220 of 345 statewide, top 65%, 621 students, 0% FRL); Putnam City Hs (math 12% / reading 23%, grade F, #307 of 447 statewide, top 69%, 2,014 students, 0% FRL) — zoned schools average 0% FRL vs 65% district-wide (65 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+1.5%/yr); 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).
• At $2,681/mo this rent would consume 53% of the median local household income ($60k/yr) (locally 1610% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 112 days — a 9% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 15y 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.

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 $268,100 (10.6% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 11% 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 1977 — 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. 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?
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: 0.89% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.50%
• DSCR: 1.07
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.53% rent growth · sell at horizon

5-year hold

• IRR: -15.5%
• Equity multiple: 0.45×
• Total profit: $-45,829
• Equity at exit: $44,716

10-year hold

• IRR: -9.7%
• Equity multiple: 0.44×
• Total profit: $-46,870
• Equity at exit: $25,930

Cash invested: $83,972 (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 73132

• Rents YoY: 1.5%
• Active inventory: 194
• Price-to-rent: 18.6×

Monthly cashflow live

• Estimated rent: $2,681 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$316 /mo · $3,787/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$563
• Net cashflow: $105

Break-even live

Break-even rent $2,548

Max offer price $299,900

Occupancy floor 91%

Sensitivity live

Price	-10% $275	-5% $190	+0% $105	+5% $20	+10% $-65
Rent	-10% $-107	-5% $-1	+0% $105	+5% $211	+10% $317
Rate	-1.0pp $256	-0.5pp $181	base $105	+0.5pp $27	+1.0pp $-52

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

Units	Beds	Baths	Est. rent
▸ 2× units	3.0	2.5	$2,680
Total (2 units)			$2,681

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7333 Edenborough Dr Oklahoma City, OK	3.0	2.0	1993	$1,895	$0.95	12d	1	0.69mi
7333 Edenborough Dr Oklahoma City, OK	3.0	2.0	1993	$1,950	$0.98	5d	1	0.69mi

Listing history 32 events

1. 2026-05-22
   status Pending
2. 2026-03-27
   price $299,900
3. 2026-01-30
   listed $310,000 Active
4. 2025-01-24
   status Active
5. 2025-01-24
   historical
6. 2024-12-16
   status Pending
7. 2024-11-30
   status Active
8. 2024-11-30
   price $335,000
9. 2024-11-22
   historical
10. 2024-11-22
    status Active
11. 2024-10-22
    historical
12. 2024-10-22
    status Active
13. 2024-10-01
    historical
14. 2024-10-01
    status Active
15. 2024-09-16
    historical
16. 2024-09-13
    listed $300,000 Active
17. 2023-08-21
    soldstatus $271,000
18. 2023-08-18
    soldstatus $271,000 Closed 1081-char remark

    Show marketing remark (1081 chars)

    Perfect addition to any multifamily investor's portfolio. Both units are occupied (Unit 6916$1,225 and Unit 6920 $1,320) and performing! Located in the Putnam City School District and just 1.5 miles from Northwest Expressway allowing a quick commute to anywhere across Oklahoma City. Each unit of this large duplex is a spacious almost 1500 square feet with 3 bedrooms and 2 full bathrooms. Each unit has central heat and air (6916 AC unit 2022, furnaces are 2013), washer dryer connections, dishwasher, two car attached garage, covered back porch space and privacy fenced backyards! The units have separately metered electric and share a water meter. A utility fee of $75 per unit is factored into monthly income above. Photos reflect the property before it was leased. Please using showingtime to schedule a showing 24 hours in advance to allow tenant notification. Reach out to discuss the numbers on your next cash flowing opportunity! Showings are available Monday's 4:30pm - 7:00pm and Wednesday's 4:30pm - 7:00pm. Each unit is 3 bedrooms and leased at $1,225 and $1,320.

19. 2023-07-08
    status Pending 1081-char remark

    Show marketing remark (1081 chars)

    Perfect addition to any multifamily investor's portfolio. Both units are occupied (Unit 6916$1,225 and Unit 6920 $1,320) and performing! Located in the Putnam City School District and just 1.5 miles from Northwest Expressway allowing a quick commute to anywhere across Oklahoma City. Each unit of this large duplex is a spacious almost 1500 square feet with 3 bedrooms and 2 full bathrooms. Each unit has central heat and air (6916 AC unit 2022, furnaces are 2013), washer dryer connections, dishwasher, two car attached garage, covered back porch space and privacy fenced backyards! The units have separately metered electric and share a water meter. A utility fee of $75 per unit is factored into monthly income above. Photos reflect the property before it was leased. Please using showingtime to schedule a showing 24 hours in advance to allow tenant notification. Reach out to discuss the numbers on your next cash flowing opportunity! Showings are available Monday's 4:30pm - 7:00pm and Wednesday's 4:30pm - 7:00pm. Each unit is 3 bedrooms and leased at $1,225 and $1,320.

20. 2023-07-08
    status Active 1081-char remark

    Show marketing remark (1081 chars)

    Perfect addition to any multifamily investor's portfolio. Both units are occupied (Unit 6916$1,225 and Unit 6920 $1,320) and performing! Located in the Putnam City School District and just 1.5 miles from Northwest Expressway allowing a quick commute to anywhere across Oklahoma City. Each unit of this large duplex is a spacious almost 1500 square feet with 3 bedrooms and 2 full bathrooms. Each unit has central heat and air (6916 AC unit 2022, furnaces are 2013), washer dryer connections, dishwasher, two car attached garage, covered back porch space and privacy fenced backyards! The units have separately metered electric and share a water meter. A utility fee of $75 per unit is factored into monthly income above. Photos reflect the property before it was leased. Please using showingtime to schedule a showing 24 hours in advance to allow tenant notification. Reach out to discuss the numbers on your next cash flowing opportunity! Showings are available Monday's 4:30pm - 7:00pm and Wednesday's 4:30pm - 7:00pm. Each unit is 3 bedrooms and leased at $1,225 and $1,320.

21. 2023-06-30
    status Pending 1081-char remark

    Show marketing remark (1081 chars)

    Perfect addition to any multifamily investor's portfolio. Both units are occupied (Unit 6916$1,225 and Unit 6920 $1,320) and performing! Located in the Putnam City School District and just 1.5 miles from Northwest Expressway allowing a quick commute to anywhere across Oklahoma City. Each unit of this large duplex is a spacious almost 1500 square feet with 3 bedrooms and 2 full bathrooms. Each unit has central heat and air (6916 AC unit 2022, furnaces are 2013), washer dryer connections, dishwasher, two car attached garage, covered back porch space and privacy fenced backyards! The units have separately metered electric and share a water meter. A utility fee of $75 per unit is factored into monthly income above. Photos reflect the property before it was leased. Please using showingtime to schedule a showing 24 hours in advance to allow tenant notification. Reach out to discuss the numbers on your next cash flowing opportunity! Showings are available Monday's 4:30pm - 7:00pm and Wednesday's 4:30pm - 7:00pm. Each unit is 3 bedrooms and leased at $1,225 and $1,320.

22. 2023-06-29
    listed $265,000 Active 1081-char remark

    Show marketing remark (1081 chars)

    Perfect addition to any multifamily investor's portfolio. Both units are occupied (Unit 6916$1,225 and Unit 6920 $1,320) and performing! Located in the Putnam City School District and just 1.5 miles from Northwest Expressway allowing a quick commute to anywhere across Oklahoma City. Each unit of this large duplex is a spacious almost 1500 square feet with 3 bedrooms and 2 full bathrooms. Each unit has central heat and air (6916 AC unit 2022, furnaces are 2013), washer dryer connections, dishwasher, two car attached garage, covered back porch space and privacy fenced backyards! The units have separately metered electric and share a water meter. A utility fee of $75 per unit is factored into monthly income above. Photos reflect the property before it was leased. Please using showingtime to schedule a showing 24 hours in advance to allow tenant notification. Reach out to discuss the numbers on your next cash flowing opportunity! Showings are available Monday's 4:30pm - 7:00pm and Wednesday's 4:30pm - 7:00pm. Each unit is 3 bedrooms and leased at $1,225 and $1,320.

23. 2019-12-18
    soldstatus $155,000
24. 2019-12-12
    soldstatus $155,000 Sold
25. 2019-10-21
    historical
26. 2019-10-21
    listed $155,000
27. 2011-10-23
    historical
28. 2011-01-22
    listed $174,900
29. 2005-05-02
    soldstatus $128,000
30. 2003-07-03
    soldstatus $144,500
31. 1997-12-17
    soldstatus $111,000
32. 1978-07-01
    soldstatus $64,533

ⓘ 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: $3,787 · $316/mo
• Projected year-2 tax: $3,787 · $316/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $32,172
• − Mortgage interest: −$16,799
• − Property taxes: −$3,787
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,574
• − Management: −$2,574
• − Depreciation: −$8,724
• Taxable loss: −$3,785
• Est. tax savings @ 24.0%: +$908
• After-tax cash flow: $2,165/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: Putnam City
• NCES district ID: 4025290
• Math proficiency: 12% ▼ -18.00%
• Reading proficiency: 16% ▼ -14.00%
• Median HH income: $46,657
• Composite: 12.61/100
• National rank: #9614
• State rank: #227 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): 27,834
• Household income: $60,419
• Rent vs Own: 47.7% rent · 52.3% own
• Severe rent burden: 1610.0

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: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 51% Black 17% Hispanic / Latino 16% Two or more races 12% Asian 5% Native American 2%
• Hispanic origin (detail): Mexican 10% Puerto Rican 1%
• Common ancestry: Serbian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 11% · Canada, Vietnam, Philippines
• Languages at home: 84% English-only · Spanish 10% Other Asian/Pacific 1% 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: ▼ -196.70%
• Current HPI: 214.9695
• Rent YoY: ▲ 1.53%
• 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

+364.7% since first listed

32 events — show timeline

• 2026-05-22 Pending — MLSOK
• 2026-03-27 Price Changed $299,900 MLSOK
• 2026-01-30 Listed $310,000 MLSOK
• 2025-01-24 Relisted — MLSOK
• 2025-01-24 Listing Removed — MLSOK
• 2024-12-16 Pending — MLSOK
• 2024-11-30 Relisted — MLSOK
• 2024-11-30 Price Changed $335,000 MLSOK
• 2024-11-22 Listing Removed — MLSOK
• 2024-11-22 Relisted — MLSOK
• 2024-10-22 Listing Removed — MLSOK
• 2024-10-22 Relisted — MLSOK
• 2024-10-01 Listing Removed — MLSOK
• 2024-10-01 Relisted — MLSOK
• 2024-09-16 Listing Removed — MLSOK
• 2024-09-13 Listed $300,000 MLSOK
• 2023-08-21 Sold (Public Records) $271,000 Public Records
• 2023-08-18 Sold (MLS) $271,000 MLSOK
• 2023-07-08 Pending — MLSOK
• 2023-07-08 Relisted — MLSOK
• 2023-06-30 Pending — MLSOK
• 2023-06-29 Listed $265,000 MLSOK
• 2019-12-18 Sold (Public Records) $155,000 Public Records
• 2019-12-12 Sold (MLS) $155,000 MLSOK
• 2019-10-21 Listing Removed — MLSOK
• 2019-10-21 Listed $155,000 MLSOK
• 2011-10-23 Listing Removed — MLSOK
• 2011-01-22 Listed $174,900 MLSOK
• 2005-05-02 Sold (Public Records) $128,000 Public Records
• 2003-07-03 Sold (Public Records) $144,500 Public Records
• 1997-12-17 Sold (Public Records) $111,000 Public Records
• 1978-07-01 Sold (Public Records) $64,533 Public Records

Property tax history

+6.7%/yr

Latest (2025): $3,787 · +2.9% YoY. Source: county tax records.