1924 NE 25th St · Oklahoma City, OK 73111

$162,500

2 bd · 2.0 ba · 1,520 sqft · SingleFamily public records · 3 Days on market

Built 1950 6,752 sqft lot Est $249k · 35% under

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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).

• ARV discount +15.0/15.0
• Cash flow +8.3/30.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Modern Perfection Meets Spacious Comfort – Fully Remodeled & Move-In Ready! Welcome home to this breathtaking, fully reimagined 4-bedroom, 2-bathroom gem. This isn’t just a house; it’s the peace-of-mind sanctuary you’ve been waiting for. Every detail has been meticulously updated, combining modern sophistication with the reliable quality of a fresh start. Why You’ll Fall in Love. .. Enjoy the luxury of worry-free living! This home features a brand-new roof, a high-efficiency AC, a modern furnace, and a new hot water tank. We’ve even upgraded the plumbing and electrical systems throughout, so you can move in with absolute confidence. Space to Live,

Key facts

• Fully remodeled
• Upgraded plumbing
• Brand new roof

Tags

• FULLY REMODELED
• BRAND NEW ROOF
• HIGH EFFICIENCY AC
• MODERN FURNACE
• NEW HOT WATER TANK
• UPGRADED PLUMBING

Property features AI

Finance

• Other: Taxes listed (amount available); Located in Wallace Adkins addition; Directions: Addition is on the west side of MLK and NE 25th St; Not historically designated; Unoccupied
• Financial info: Current list price available; Assumability and loan qualifying status unknown
• HOA & community: No mandatory association dues

Exterior

• Utilities: Homestead exempt (yes)
• Home design: Single family residence; One story; Residential property; Existing construction
• Construction: Frame construction with vinyl siding; Composition roof; Conventional foundation; Built from plans
• Exterior features: Covered porch; Interior lot

Interior

• Bedrooms: Four bedrooms (one-level property)
• Bathrooms: Two full bathrooms
• Interior features: Two living areas; No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $162k.

Deal economics

• At list price, monthly cash flow is $-148 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $141k (13.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $123k (24.1% below list).
• Recommended offer: $123k (24.1% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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.
• 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: Thelma R. Parks Es (math 2% / reading 2%, grade F, #802 of 845 statewide, top 100%, 472 students, 0% FRL); Classen Ms of Advanced Studies (math 35% / reading 46%, grade F, #6 of 345 statewide, top 1%, 855 students, 0% FRL); Douglass Hs (math 2% / reading 2%, grade F, #445 of 447 statewide, top 100%, 556 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 (+2.1%/yr); 83 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 5,365 units permitted in Oklahoma County in 2024 (569 in 5+ unit buildings).
• This rent runs 37% of the median local income ($40k/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 $5k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $80k; list at $162k implies a 103% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,414 (24.1% 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. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.76% ✗
• Cap rate: 5.20%
• Cash-on-cash: -3.90%
• DSCR: 0.83
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $249,280
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2213 E Madison St	0.39mi	3/2.5 (+1)	1,435 (-6%)	4mo	$165,000	$115	62
2918 N Prospect Ave	0.50mi	3/2.0 (+1)	1,590 (+5%)	10mo	$70,000	$44	56
2217 N Fonshill Ave	0.61mi	3/2.0 (+1)	1,429 (-6%)	2mo	$239,000	$167	55
1600 NE 20th St	0.54mi	3/2.0 (+1)	1,386 (-9%)	4mo	$232,000	$167	52
1744 NE 20th St	0.46mi	2/1.0	1,308 (-14%)	2mo	$114,999	$88	50
1501 NE 21st St	0.51mi	3/2.0 (+1)	1,400 (-8%)	10mo	$230,000	$164	49
1748 NE 20th St	0.46mi	3/2.0 (+1)	1,375 (-10%)	12mo	$135,000	$98	48
2216 N Kate Ave	0.64mi	3/2.0 (+1)	1,429 (-6%)	9mo	$250,000	$175	48
2124 Sherman Ave	0.62mi	3/2.0 (+1)	1,678 (+10%)	2mo	$240,002	$143	47
1508 NE 18th St	0.70mi	3/2.0 (+1)	1,624 (+7%)	5mo	$298,500	$184	47
2605 N Kate Ave	0.62mi	3/1.0 (+1)	1,320 (-13%)	2mo	$93,500	$71	38
2133 NE 16th Ter	0.74mi	3/2.0 (+1)	1,386 (-9%)	14mo	$245,000	$177	34

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 · 2.13% rent growth · sell at horizon

5-year hold

• IRR: -23.8%
• Equity multiple: 0.19×
• Total profit: $-36,813
• Equity at exit: $24,229

10-year hold

• IRR: -21.4%
• Equity multiple: -0.06×
• Total profit: $-48,439
• Equity at exit: $14,050

Cash invested: $45,500 (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 73111

• Home prices YoY: -13.6%
• Rents YoY: 2.1%
• Active inventory: 83
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,234 high
• Mortgage (P&I): −$852
• Tax est. 1.5%: −$203 /mo · $2,438/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $-148

Break-even live

Break-even rent $1,422

Max offer price $141,080

Occupancy floor —

Sensitivity live

Price	-10% $-36	-5% $-92	+0% $-148	+5% $-204	+10% $-260
Rent	-10% $-246	-5% $-197	+0% $-148	+5% $-99	+10% $-51
Rate	-1.0pp $-66	-0.5pp $-107	base $-148	+0.5pp $-190	+1.0pp $-233

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: $40,625
• Closing costs: $4,875
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1812 NE 24th St Oklahoma City, OK	3.0	1.0	1071	$1,175	$1.10	4d	1	0.16mi
2020 NE 30th St Oklahoma City, OK	3.0	1.0	1056	$1,150	$1.09	45d	1	0.32mi
2112 NE 23rd St Oklahoma City, OK	3.0	1.0	1117	$1,070	$0.96	18d	1	0.33mi
2313 NE 23rd St Oklahoma City, OK	3.0	2.5	1500	$1,095	$0.73	45d	1	0.48mi
2200 Hardin Dr Oklahoma City, OK	3.0	1.0	1091	$1,025	$0.94	45d	1	0.50mi
2908 N Fonshill Ave Oklahoma City, OK	3.0	2.0	1325	$1,225	$0.92	45d	1	0.51mi
2308 NE 21st St Oklahoma City, OK	3.0	1.0	1400	$1,250	$0.89	4d	1	0.55mi
2143 NE 19th St Oklahoma City, OK	2.0	1.0	1265	$945	$0.75	45d	1	0.56mi
1621 NE 33rd St Oklahoma City, OK	3.0	2.0	1500	$1,975	$1.32	45d	1	0.62mi
1801 N Jordan Ave Oklahoma City, OK	2.0	1.0	1080	$1,000	$0.93	16d	1	0.69mi
2312 N Everest Ave Oklahoma City, OK	3.0	1.0	1100	$1,299	$1.18	45d	1	0.73mi
2135 N Lottie Ave Oklahoma City, OK	3.0	2.0	1602	$1,600	$1.00	45d	1	0.76mi
2604 NE 21st St Oklahoma City, OK	3.0	1.0	1260	$995	$0.79	25d	1	0.82mi
2225 Glen Ellyn St Oklahoma City, OK	2.0	1.0	1095	$925	$0.84	45d	1	0.83mi
2036 NE Grand Blvd Oklahoma City, OK	2.0	1.0	1092	$995	$0.91	4d	1	0.85mi
1450 NE 16th Ter Oklahoma City, OK	3.0	1.0	1096	$1,295	$1.18	45d	1	0.86mi
2148 N Stonewall Ave Oklahoma City, OK	2.0	1.0	1055	$875	$0.83	5d	1	0.88mi
2616 NE Success St Oklahoma City, OK	3.0	2.0	1312	$1,350	$1.03	25d	1	0.91mi
1220 NE 17th St Oklahoma City, OK	2.0	1.0	1100	$1,195	$1.09	45d	1	0.95mi
2705 NE 18th St Oklahoma City, OK	3.0	2.0	1399	$1,000	$0.71	23d	1	1.00mi
2105 NE 12th St Oklahoma City, OK	3.0	2.0	1180	$1,650	$1.40	23d	1	1.00mi
1444 NE 13th St Unit 1446 Oklahoma City, OK	2.0	2.0	1167	$1,199	$1.03	18d	1	1.01mi
2520 NE 14th St Oklahoma City, OK	3.0	1.0	1070	$1,099	$1.03	45d	1	1.07mi
1501 NE Grand Blvd Oklahoma City, OK	3.0	1.0	1204	$1,200	$1.00	5d	1	1.07mi
912 NE 21st St Oklahoma City, OK	2.0	1.0	1521	$1,350	$0.89	23d	1	1.10mi
1633 NE 11th St Oklahoma City, OK	3.0	2.0	1284	$1,945	$1.51	3d	1	1.11mi
1217 Carverdale Dr Oklahoma City, OK	2.0	2.0	1323	$1,300	$0.98	45d	1	1.12mi
1516 Park Cir Oklahoma City, OK	3.0	1.0	1118	$1,250	$1.12	25d	1	1.25mi
1615 NE 9th St Oklahoma City, OK	3.0	2.0	1724	$2,700	$1.57	3d	1	1.32mi
1428 NE 10th St Oklahoma City, OK	3.0	2.0	1487	$1,600	$1.08	45d	1	1.34mi
1706 NE 8th St Oklahoma City, OK	3.0	2.0	1389	$1,345	$0.97	4d	1	1.40mi
735 NE 14th St Oklahoma City, OK	2.0	1.0	1216	$1,299	$1.07	5d	1	1.46mi
737 NE 14th St Oklahoma City, OK	2.0	2.0	1216	$1,299	$1.07	45d	1	1.46mi

Listing history 3 events

1. 2026-06-21
   days on market $162,500 Active 3 DOM
2. 2026-06-19
   remarks 659-char remark
3. 2026-06-19
   listed $162,500 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 6 d/yr ≥107°F today · 16 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: $14,810
• − Mortgage interest: −$9,103
• − Property taxes: −$2,438
• − Insurance: −$812
• − Repairs & maintenance: −$1,185
• − Management: −$1,185
• − Depreciation: −$4,727
• Taxable loss: −$4,640
• Est. tax savings @ 24.0%: +$1,114
• After-tax cash flow: $-663/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): 10,727
• Household income: $40,340
• Rent vs Own: 45.8% rent · 54.2% own
• Severe rent burden: 804.0

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 Black (76%)
• Race & ethnicity: Black 76% White 13% Two or more races 7% Hispanic / Latino 6% Native American 2%
• Hispanic origin (detail): Mexican 4%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 6%

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: ▼ -34.64%
• Current HPI: 220.6395
• Rent YoY: ▲ 2.13%
• 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

+828.6% since first listed

3 events — show timeline

• 2026-06-18 Listed $162,500 MLSOK
• 2026-04-15 Sold (Public Records) $80,000 Public Records
• 1999-02-25 Sold (Public Records) $17,500 Public Records