8112 NW 78th Ter · Oklahoma City, OK 73132

$165,000

2 bd · 2.0 ba · 1,255 sqft · SingleFamily public records · 87 Days on market

Built 1982 4,678 sqft lot Est $191k · 14% 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).

• Cash flow +15.5/30.0
• ARV discount +13.6/15.0
• DSCR +4.8/10.0
• Livability +4.0/5.0
• 1% rule +3.6/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute, cute, cute home with great floor plan. Very light and airy with excellent use of space. Extremely clean and very well kept. New water heater, new stove, partial new fence, attractive landscaping. Hurry! This one won't last long. Highly sought after 2 bedroom home in great addition!

Key facts

• Open floor plan
• Great location
• Granite countertops

Tags

• OPEN FLOOR PLAN
• GRANITE COUNTERTOPS
• PANTRY FOR EXTRA STORAGE
• GREAT LOCATION

Property features AI

Finance

• Other: Located in Harvest Hills South Sec 2 addition; Occupied; Appraised living area recorded; Directions provided to property
• Financial info: Not assumable; Loan qualification possible
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Utilities: Homestead exemption indicated
• Home design: Single family residence; One-level home; Existing property
• Construction: Brick and brick & frame construction; Composition roof; Slab foundation; Built with no storm shelter
• Exterior features: Wood fencing

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Electric heating
• Interior features: Adaptable bathroom walls; Grip-accessible features; Handicap accessible

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $67 ($809/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $142k (13.7% below list).
• Recommended offer: $142k (13.7% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: Ralph Downs Es (math 32% / reading 32%, grade F, #213 of 845 statewide, top 28%, 416 students, 0% FRL); Cooper Ms (math 12% / reading 18%, grade F, #220 of 345 statewide, top 65%, 621 students, 0% FRL); Putnam City North Hs (math 18% / reading 29%, grade F, #218 of 447 statewide, top 49%, 1,579 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; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $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

• It's been on market 87 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 26y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; list at $165k implies a 65% gain — meaningful room to come down on a strong offer.

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 $142,366 (13.7% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.86% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.75%
• DSCR: 1.08
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $190,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7617 Percheron Road Rd	0.24mi	3/2.0 (+1)	1,219 (-3%)	3mo	$185,000	$152	76
7913 Debar Cir	0.09mi	3/2.0 (+1)	1,343 (+7%)	10mo	$215,000	$160	71
7918 Harvest Hills Rd	0.11mi	2/2.0	1,396 (+11%)	6mo	$195,000	$140	71
7915 Debar Cir	0.09mi	3/2.0 (+1)	1,329 (+6%)	13mo	$225,000	$169	71
8232 Wilshire Ridge Rd	0.55mi	3/2.0 (+1)	1,255 (0%)	2mo	$205,000	$163	67
7636 Leichter Ave	0.19mi	3/2.0 (+1)	1,334 (+6%)	11mo	$225,000	$169	67
7914 Harvest Hills Rd	0.09mi	3/2.0 (+1)	1,422 (+13%)	6mo	$120,000	$84	64
8108 Cinnamon Teal Dr	0.41mi	3/2.0 (+1)	1,262 (+1%)	14mo	$185,000	$147	63
7908 Harvest Hills Rd	0.08mi	3/1.5 (+1)	1,396 (+11%)	16mo	$152,000	$109	57
7913 Wilshire Ridge Dr	0.37mi	3/2.0 (+1)	1,417 (+13%)	5mo	$216,000	$152	52
7821 NW 84th St	0.51mi	3/2.0 (+1)	1,370 (+9%)	6mo	$205,000	$150	51
8004 Wilshire Hills Dr	0.71mi	3/2.0 (+1)	1,439 (+15%)	6mo	$222,599	$155	33

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 · 1.53% rent growth · sell at horizon

5-year hold

• IRR: -15.1%
• Equity multiple: 0.47×
• Total profit: $-24,547
• Equity at exit: $24,602

10-year hold

• IRR: -9.0%
• Equity multiple: 0.48×
• Total profit: $-24,233
• Equity at exit: $14,266

Cash invested: $46,200 (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 73132

• Rents YoY: 1.5%
• Active inventory: 194
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,424 high
• Mortgage (P&I): −$865
• Tax from tax record: −$123 /mo · $1,479/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $67

Break-even live

Break-even rent $1,338

Max offer price $165,000

Occupancy floor 90%

Sensitivity live

Price	-10% $161	-5% $114	+0% $67	+5% $21	+10% $-26
Rent	-10% $-45	-5% $11	+0% $67	+5% $124	+10% $180
Rate	-1.0pp $151	-0.5pp $109	base $67	+0.5pp $25	+1.0pp $-19

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8021 NW 80th St Oklahoma City, OK	3.0	2.0	1300	$1,320	$1.02	6d	1	0.18mi
8508 NW 75th St Oklahoma City, OK	3.0	2.0	1520	$1,845	$1.21	4d	1	0.34mi
8301 N Council Rd Oklahoma City, OK	2.0	2.0	916	$1,119	$1.22	22d	1	0.40mi
8113 Cinnamon Teal Dr Oklahoma City, OK	3.0	2.0	1436	$1,550	$1.08	25d	1	0.45mi
7917 NW 84th St Oklahoma City, OK	3.0	2.0	1384	$1,495	$1.08	4d	1	0.49mi
7700 Westhall Pl Oklahoma City, OK	3.0	2.5	1478	$1,610	$1.09	25d	1	0.60mi
7700 Westhall Pl Unit 7700 WP Oklahoma City, OK	3.0	2.5	1478	$1,745	$1.18	6d	1	0.60mi
8912 N Markwell Ave Oklahoma City, OK	3.0	2.0	1416	$1,450	$1.02	21d	1	0.67mi
8900 N Shannon Ave Unit 1 Oklahoma City, OK	3.0	2.0	1839	$1,750	$0.95	25d	1	0.70mi
8900 N Shannon Ave Oklahoma City, OK	3.0	2.0	1839	$1,795	$0.98	4d	1	0.70mi
8904 N Davis Ave Oklahoma City, OK	3.0	2.0	1479	$1,550	$1.05	5d	1	0.73mi
9016 NW 75th St Yukon, OK	3.0	2.0	1512	$1,849	$1.22	5d	1	0.75mi
8901 NW 85th Pl Oklahoma City, OK	3.0	2.0	1764	$1,695	$0.96	25d	1	0.84mi
8205 NW 90th Ter Oklahoma City, OK	3.0	2.0	1780	$1,500	$0.84	4d	1	0.89mi
9211 N Council Rd Oklahoma City, OK	2.0	2.0	1078	$1,159	$1.08	25d	1	0.90mi
9211 N Council Rd Oklahoma City, OK	2.0	2.0	927	$1,129	$1.22	22d	1	0.90mi
8940 Tilman Dr Oklahoma City, OK	3.0	2.0	1250	$1,500	$1.20	6d	1	0.92mi
8114 W Britton Rd Oklahoma City, OK	1.0–2.0	1.0–2.0	750	$991	$1.32	3d	29	0.97mi
9317 NW 71st St Yukon, OK	3.0	2.0	1488	$1,900	$1.28	3d	1	1.17mi
8800 NW 92nd St Oklahoma City, OK	3.0	2.0	1538	$1,725	$1.12	25d	1	1.17mi
9104 Scarlet Blvd Yukon, OK	3.0	2.0	1873	$1,995	$1.07	4d	1	1.24mi
9777 N Council Rd Oklahoma City, OK	3.0	2.0	1178	$1,499	$1.27	21d	1	1.35mi
9777 N Council Rd Oklahoma City, OK	2.0	2.0	1086	$1,319	$1.21	25d	1	1.35mi
9777 N Council Rd Oklahoma City, OK	2.0	2.0	1086	$1,329	$1.22	22d	1	1.35mi
9777 N Council Rd Oklahoma City, OK	3.0	2.0	1178	$1,499	$1.27	23d	1	1.35mi
9777 N Council Rd Oklahoma City, OK	3.0	2.0	1421	$1,539	$1.08	17d	1	1.35mi
9003 N Rockwell Dr Oklahoma City, OK	2.0	2.0	1431	$1,250	$0.87	25d	1	1.43mi
9021 N Rockwell Dr Unit 9023 Oklahoma City, OK	3.0	2.0	1400	$1,500	$1.07	23d	1	1.46mi
9023 N Rockwell Dr Oklahoma City, OK	3.0	2.0	1400	$1,500	$1.07	22d	1	1.46mi
9006 N Rockwell Dr Oklahoma City, OK	2.0	2.5	1635	$1,295	$0.79	4d	1	1.46mi
9020 N Rockwell Dr Oklahoma City, OK	2.0	2.5	1244	$1,250	$1.00	13d	1	1.48mi

Listing history 23 events

1. 2026-06-13
   statusdays on market $165,000 Pending 87 DOM
2. 2026-06-13
   days on market $165,000 Active 86 DOM
3. 2026-06-09
   days on market $165,000 Active 83 DOM
4. 2026-06-08
   days on market $165,000 Active 82 DOM
5. 2026-06-07
   days on market $165,000 Active 81 DOM
6. 2026-06-03
   days on market $165,000 Active 77 DOM
7. 2026-06-02
   days on market $165,000 Active 76 DOM
8. 2026-06-01
   days on market $165,000 Active 75 DOM
9. 2026-05-31
   days on market $165,000 Active 74 DOM
10. 2026-05-09
    price $165,000
11. 2026-04-25
    status Active
12. 2026-04-22
    status Pending
13. 2026-04-12
    price $170,000
14. 2026-04-08
    price $175,000
15. 2026-03-15
    listed $180,000 Active
16. 2008-03-13
    soldstatus $100,000
17. 2008-03-07
    soldstatus $100,000 294-char remark

    Show marketing remark (294 chars)

    Cute, cute, cute home with great floor plan. Very light and airy with excellent use of space. Extremely clean and very well kept. New water heater, new stove, partial new fence, attractive landscaping. Hurry! This one won't last long. Highly sought after 2 bedroom home in great addition!

18. 2007-11-05
    listed $96,000 294-char remark

    Show marketing remark (294 chars)

    Cute, cute, cute home with great floor plan. Very light and airy with excellent use of space. Extremely clean and very well kept. New water heater, new stove, partial new fence, attractive landscaping. Hurry! This one won't last long. Highly sought after 2 bedroom home in great addition!

19. 2000-04-19
    soldstatus $67,000
20. 2000-04-13
    soldstatus $67,000 223-char remark

    Show marketing remark (223 chars)

    LIGHT AND OPEN, NEUTRAL CARPETS IN GOOD CONDITION, NEW INTERIOR PAINT, TILE ENTRY AND KITCHEN, NEW EXTERIOR PAINT COMING SOON. GREAT FOR SINGLE OR FIRST TIME BUYER. ROOF REPLACED APPROX. 1997 W/ELK PRESTIQUE PLUS- 40 YEAR.

21. 2000-03-01
    listed $72,900 223-char remark

    Show marketing remark (223 chars)

    LIGHT AND OPEN, NEUTRAL CARPETS IN GOOD CONDITION, NEW INTERIOR PAINT, TILE ENTRY AND KITCHEN, NEW EXTERIOR PAINT COMING SOON. GREAT FOR SINGLE OR FIRST TIME BUYER. ROOF REPLACED APPROX. 1997 W/ELK PRESTIQUE PLUS- 40 YEAR.

22. 1989-01-09
    soldstatus $35,500
23. 1987-12-22
    soldstatus $73,000

ⓘ 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: $1,479 · $123/mo
• Projected year-2 tax: $1,485 · $124/mo
• Expected delta: +$6/yr (+$1/mo · 0.4%)

ⓘ 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,084
• − Mortgage interest: −$9,243
• − Property taxes: −$1,479
• − Insurance: −$825
• − Repairs & maintenance: −$1,367
• − Management: −$1,367
• − Depreciation: −$4,800
• Taxable loss: −$1,996
• Est. tax savings @ 24.0%: +$479
• After-tax cash flow: $1,288/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

+126.0% since first listed

14 events — show timeline

• 2026-05-09 Price Changed $165,000 MLSOK
• 2026-04-25 Relisted — MLSOK
• 2026-04-22 Pending — MLSOK
• 2026-04-12 Price Changed $170,000 MLSOK
• 2026-04-08 Price Changed $175,000 MLSOK
• 2026-03-15 Listed $180,000 MLSOK
• 2008-03-13 Sold (Public Records) $100,000 Public Records
• 2008-03-07 Sold (MLS) $100,000 MLSOK
• 2007-11-05 Listed $96,000 MLSOK
• 2000-04-19 Sold (Public Records) $67,000 Public Records
• 2000-04-13 Sold (MLS) $67,000 MLSOK
• 2000-03-01 Listed $72,900 MLSOK
• 1989-01-09 Sold (Public Records) $35,500 Public Records
• 1987-12-22 Sold (Public Records) $73,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $1,479 · +4.0% YoY. Source: county tax records.