1236 SW 32nd St · Oklahoma City, OK 73109

$100,000

2 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 36 Days on market

Built 1941 7,000 sqft lot $100/sqft · 22% below area Est $128k · 22% under

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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 +22.7/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +7.3/10.0
• 1% rule +5.4/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks

The property located at 1236 SW 32nd Street in Oklahoma City is a charming 2-bedroom, 1-bathroom home offering a practical and inviting layout. The residence features a comfortable living area with ample natural light, creating a warm and welcoming atmosphere. The kitchen provides functional space for everyday cooking and dining, while both bedrooms are well-sized to accommodate a variety of living needs. The single bathroom is conveniently located and designed for efficiency. Overall, this property presents a great opportunity for homeowners or investors seeking an affordable and manageable home in an established area.

Key facts

• 7,000 sq ft lot
• Built 1941
• Listed 36 days

Property features AI

Finance

• Other: Located in Academy Heights 3rd addition; No storm shelter; Occupied; Living area reported as 1,000 (source: appraisal); Property directions: Off of S Blackwelder Ave onto SW 32nd Street; Listed by Copper Creek Real Estate
• Financial info: Financing may qualify for loans
• HOA & community: No mandatory association dues

Exterior

• Home design: Single family residence; Single-story home; Existing property
• Construction: Frame construction; Composition roof; Combination foundation; Built on a 0.1607-acre lot
• Exterior features: No notable exterior features listed; Lot described as Other

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Other heating; Other cooling
• Interior features: One living area; No fireplace; No study

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $172 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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: Heronville Es (math 2% / reading 8%, grade F, #766 of 845 statewide, top 94%, 559 students, 0% FRL); Capitol Hill Hs (math 2% / reading 4%, grade F, #444 of 447 statewide, top 99%, 1,455 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); 83 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).

Forward outlook

• In year one you build about $11k of equity ($691 loan paydown + $10k appreciation (10.0% local appreciation)).
• Oklahoma County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 4.5% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• 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 $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1941 — 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. 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.
7. 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.
8. 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: 1.04% ✓
• Cap rate: 8.36%
• Cash-on-cash: 7.38%
• DSCR: 1.33
• GRM: 8.0

CMA / ARV

• ARV (median comp): $127,893
• List price: $100,000
• Delta: -21.81%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1333 SW 32nd St	0.12mi	2/1.0	888 (-11%)	2mo	$80,000	$90	74
1233 SW 34th St	0.10mi	2/1.0	918 (-8%)	9mo	$120,000	$131	74
1428 Reding Dr	0.48mi	3/1.0 (+1)	973 (-3%)	4mo	$68,000	$70	65
1128 SW 38th St	0.42mi	3/2.0 (+1)	1,076 (+8%)	0mo	$138,000	$128	59
1216 SW 39th St	0.47mi	3/2.0 (+1)	1,064 (+6%)	2mo	$87,550	$82	57
1440 SW 25th St	0.59mi	2/1.0	1,064 (+6%)	9mo	$52,500	$49	54
1648 SW 40th St	0.68mi	3/1.0 (+1)	939 (-6%)	4mo	$125,000	$133	50
3121 S Clegern St	0.42mi	2/1.0	864 (-14%)	10mo	$101,000	$117	50
1116 SW 41st St	0.61mi	2/1.0	875 (-12%)	2mo	$125,500	$143	49
1405 SW 44th St	0.73mi	3/1.0 (+1)	1,085 (+8%)	1mo	$120,000	$111	46
1521 SW 25th St	0.66mi	3/2.0 (+1)	916 (-8%)	1mo	$162,000	$177	45
801 SW 33rd St	0.56mi	2/1.0	864 (-14%)	11mo	$55,000	$64	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 4.51% rent growth · sell at horizon

5-year hold

• IRR: 30.2%
• Equity multiple: 3.39×
• Total profit: $67,024
• Equity at exit: $90,088

10-year hold

• IRR: 26.6%
• Equity multiple: 7.86×
• Total profit: $192,194
• Equity at exit: $194,278

Cash invested: $28,000 (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 73109

• Home prices YoY: 9.5%
• Rents YoY: 4.5%
• Active inventory: 83
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,040 high
• Mortgage (P&I): −$524
• Tax from tax record: −$84 /mo · $1,003/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $172

Break-even live

Break-even rent $822

Max offer price $100,000

Occupancy floor 78%

Sensitivity live

Price	-10% $229	-5% $200	+0% $172	+5% $144	+10% $116
Rent	-10% $90	-5% $131	+0% $172	+5% $213	+10% $254
Rate	-1.0pp $223	-0.5pp $198	base $172	+0.5pp $146	+1.0pp $120

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1329 SW Grand Blvd Oklahoma City, OK	2.0	1.0	858	$1,050	$1.22	44d	1	0.20mi
1345 SW 27th St Oklahoma City, OK	3.0	2.0	1153	$1,095	$0.95	3d	1	0.47mi
1132 SW 40th St Oklahoma City, OK	3.0	2.0	1436	$1,350	$0.94	24d	1	0.52mi
2140 SW 35th St Oklahoma City, OK	3.0	2.0	976	$1,300	$1.33	44d	1	0.63mi
2119 SW 39th St Oklahoma City, OK	1.0–2.0	1.0	675	$909	$1.35	44d	1	0.67mi
2125 SW 26th St Unit B Oklahoma City, OK	1.0	1.0	800	$700	$0.88	24d	1	0.78mi
2128 SW 41st St Oklahoma City, OK	2.0	1.0	860	$820	$0.95	3d	1	0.78mi
4330 S Barnes Ave Oklahoma City, OK	1.0–3.0	1.0–2.0	860	$937	$1.09	4d	9	0.85mi
3407 S Lee Ave Oklahoma City, OK	2.0	1.0	900	$980	$1.09	44d	1	0.86mi
1004 SW 45th St Oklahoma City, OK	2.0	1.0	756	$950	$1.26	24d	1	0.86mi
2336 SW Grand Blvd Oklahoma City, OK	2.0	1.0	770	$995	$1.29	44d	1	0.88mi
3616 S Lee Ave Oklahoma City, OK	1.0	1.0	760	$775	$1.02	44d	1	0.89mi
3618 S Lee Ave Oklahoma City, OK	1.0	1.0	760	$850	$1.12	44d	1	0.89mi
4426 S Olie Ave Oklahoma City, OK	2.0	2.0	1159	$1,220	$1.05	12d	1	0.96mi
1056 Hangar Dr Oklahoma City, OK	2.0	1.5	844	$2,400	$2.84	44d	1	1.01mi
934 Hangar Dr Unit 3 Oklahoma City, OK	2.0	2.0	864	$1,550	$1.79	44d	1	1.06mi
632 SW 44th St Oklahoma City, OK	2.0	1.0	958	$1,000	$1.04	4d	1	1.06mi
624 SW 44th St Oklahoma City, OK	2.0	1.0	1206	$1,500	$1.24	44d	1	1.08mi
540 SW 24th St #3 Oklahoma City, OK	1.0	1.0	726	$625	$0.86	44d	1	1.09mi
900 Hangar Dr Oklahoma City, OK	2.0	1.0–2.0	743	$2,075	$2.79	2d	37	1.10mi
733 SW 47th St Oklahoma City, OK	3.0	1.5	1228	$1,180	$0.96	24d	1	1.10mi
1338 South Dr Oklahoma City, OK	2.0	1.0	720	$1,150	$1.60	16d	1	1.12mi
3906 S Hudson Ave Oklahoma City, OK	1.0	1.0	700	$750	$1.07	24d	1	1.13mi
3312 S Harvey Ave Oklahoma City, OK	2.0	1.0	840	$1,100	$1.31	21d	1	1.19mi
2612 SW 41st St Oklahoma City, OK	3.0	1.0	1164	$1,200	$1.03	24d	1	1.24mi
2640 SW 38th St Oklahoma City, OK	3.0	2.0	944	$1,050	$1.11	3d	1	1.25mi
620 SW 50th St Oklahoma City, OK	2.0	1.0	977	$1,100	$1.13	3d	1	1.36mi
800 SW 52nd St Oklahoma City, OK	2.0	1.0	920	$995	$1.08	24d	1	1.39mi
2500 SW 48th St Oklahoma City, OK	2.0	1.0	1096	$1,050	$0.96	44d	1	1.42mi
1416 S Daugherty Ave Oklahoma City, OK	3.0	1.0	1164	$1,120	$0.96	12d	1	1.49mi

Listing history 19 events

1. 2026-06-18
   days on market $100,000 Active 36 DOM
2. 2026-06-17
   days on market $100,000 Active 35 DOM
3. 2026-06-16
   days on market $100,000 Active 34 DOM
4. 2026-06-15
   days on market $100,000 Active 33 DOM
5. 2026-06-13
   days on market $100,000 Active 31 DOM
6. 2026-06-09
   days on market $100,000 Active 27 DOM
7. 2026-06-08
   days on market $100,000 Active 26 DOM
8. 2026-06-07
   pricedays on market $100,000 Active 25 DOM
9. 2026-06-05
   days on market $110,000 Active 22 DOM
10. 2026-06-03
    days on market $110,000 Active 21 DOM
11. 2026-06-02
    days on market $110,000 Active 20 DOM
12. 2026-06-01
    days on market $110,000 Active 19 DOM
13. 2026-05-31
    days on market $110,000 Active 18 DOM
14. 2026-05-05
    listed $110,000 Active 627-char remark
15. 2023-10-26
    soldstatus $435,000
16. 2009-12-01
    historical
17. 2009-05-19
    listed $47,030
18. 1996-11-22
    soldstatus $35,000
19. 1995-02-01
    soldstatus $13,000

ⓘ 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: $1,003 · $84/mo
• Projected year-2 tax: $1,003 · $84/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $12,484
• − Mortgage interest: −$5,602
• − Property taxes: −$1,003
• − Insurance: −$500
• − Repairs & maintenance: −$999
• − Management: −$999
• − Depreciation: −$2,909
• Taxable income: $473
• Est. tax owed @ 24.0%: −$113
• After-tax cash flow: $1,953/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): 21,378
• Household income: $43,133
• Rent vs Own: 56.5% rent · 43.5% own
• Severe rent burden: 1473.0

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 0.55)
• Race & ethnicity: Hispanic / Latino 62% Two or more races 24% White 23% Black 9% Native American 5%
• Hispanic origin (detail): Mexican 58%
• Common ancestry: Italian 1% Hispanic 1% Scottish 1%
• Foreign-born: 26% · Canada
• Languages at home: 49% English-only · Spanish 50% Other Asian/Pacific 0%

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: ▲ 23.48%
• Current HPI: 270.5333
• Rent YoY: ▲ 4.51%
• 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

+669.2% since first listed

7 events — show timeline

• 2026-06-05 Price Changed $100,000 MLSOK
• 2026-05-05 Listed $110,000 MLSOK
• 2023-10-26 Sold (Public Records) $435,000 Public Records
• 2009-12-01 Listing Removed — MLSOK
• 2009-05-19 Listed $47,030 MLSOK
• 1996-11-22 Sold (Public Records) $35,000 Public Records
• 1995-02-01 Sold (Public Records) $13,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $1,003 · +4.4% YoY. Source: county tax records.