3513 SW 39th St · Oklahoma City, OK 73119

$129,500

2 bd · 1.0 ba · 1,144 sqft · SingleFamily public records · 79 Days on market

Built 1940 9,100 sqft lot $113/sqft · at area comps Est $134k · at est. ↓ 4% since listing

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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 +14.4/30.0
• ARV discount +9.1/15.0
• DSCR +4.4/10.0
• Livability +4.0/5.0
• 1% rule +3.1/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your new home! This home has 2 great sized bedrooms, 1 bath, and a large living and dining space! With a wonderful back yard, walking distance to Adams Elementary, and minutes away from anything you need, this home has it all. Come take a look today!

Key facts

• Back yard
• 9,100 sq ft lot
• Built 1940

Tags

• BACK YARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $25 ($305/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 $106k (18.5% below list).
• Recommended offer: $106k (18.5% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: schools F, 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.
• Market conditions: Rents rising (+1.1%/yr); 93 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $895 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.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Watch-outs: built in 1940 — 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 $105,528 (18.5% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.81% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.84%
• DSCR: 1.04
• GRM: 10.2

CMA / ARV

• ARV (median comp): $134,404
• List price: $129,500
• Delta: -3.65%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3522 SW 39th St	0.03mi	3/2.0 (+1)	1,008 (-12%)	6mo	$160,000	$159	64
3204 SW 39th St	0.38mi	3/1.0 (+1)	1,104 (-4%)	10mo	$170,000	$154	63
3520 S Parkview Ave	0.37mi	3/1.0 (+1)	1,068 (-7%)	5mo	$110,000	$103	63
3013 SW 40th Pl	0.64mi	2/1.0	1,116 (-2%)	7mo	$120,000	$108	60
3200 S Stults Ave	0.55mi	3/1.0 (+1)	1,076 (-6%)	1mo	$137,800	$128	59
3623 SW 40th St	0.15mi	3/2.0 (+1)	1,028 (-10%)	11mo	$165,000	$161	58
3809 SW 40th Pl	0.36mi	2/1.0	1,004 (-12%)	7mo	$70,000	$70	57
3233 SW 40th St	0.32mi	3/1.0 (+1)	1,275 (+12%)	11mo	$167,000	$131	52
3224 S Goff Ave	0.44mi	3/1.0 (+1)	990 (-14%)	1mo	$81,000	$82	51
4021 S Drexel Ave	0.53mi	3/1.0 (+1)	1,038 (-9%)	8mo	$155,000	$149	48
3427 Campbell Pl	0.73mi	2/1.0	1,008 (-12%)	0mo	$52,000	$52	46
3113 SW 46th St	0.72mi	2/1.0	984 (-14%)	1mo	$70,000	$71	42

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 · 1.13% rent growth · sell at horizon

5-year hold

• IRR: -16.9%
• Equity multiple: 0.41×
• Total profit: $-21,354
• Equity at exit: $19,309

10-year hold

• IRR: -12.3%
• Equity multiple: 0.33×
• Total profit: $-24,368
• Equity at exit: $11,197

Cash invested: $36,260 (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 73119

• Home prices YoY: -14.4%
• Rents YoY: 1.1%
• Active inventory: 93
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,055 high
• Mortgage (P&I): −$679
• Tax from tax record: −$75 /mo · $903/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $25

Break-even live

Break-even rent $1,023

Max offer price $129,500

Occupancy floor 93%

Sensitivity live

Price	-10% $99	-5% $62	+0% $25	+5% $-11	+10% $-48
Rent	-10% $-58	-5% $-16	+0% $25	+5% $67	+10% $109
Rate	-1.0pp $91	-0.5pp $58	base $25	+0.5pp $-8	+1.0pp $-42

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: $32,375
• Closing costs: $3,885
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3416 S Liberty Ave Oklahoma City, OK	3.0	2.0	1400	$1,195	$0.85	3d	1	0.32mi
3705 SW 44th St Oklahoma City, OK	3.0	2.0	1224	$1,541	$1.26	3d	1	0.41mi
3800 SW 42nd St Oklahoma City, OK	2.0	1.0	790	$895	$1.13	44d	1	0.41mi
3801 SW 43rd St Oklahoma City, OK	2.0	1.0	720	$925	$1.28	44d	1	0.43mi
3100 Dumas Ln Apt 28 Oklahoma City, OK	2.0	1.0	800	$695	$0.87	17d	1	0.53mi
3500 SW 29th Pl Oklahoma City, OK	2.0	1.0	800	$695	$0.87	44d	1	0.56mi
3120 S Woodward Ave Oklahoma City, OK	2.0	1.0	740	$800	$1.08	3d	1	0.57mi
3430 SW 29th Pl Unit 3430 Oklahoma City, OK	3.0	1.0	760	$850	$1.12	44d	1	0.58mi
2904 S Portland Ave Oklahoma City, OK	3.0	1.0	1000	$1,150	$1.15	44d	1	0.75mi
3128 SW 27th St Oklahoma City, OK	2.0	1.0	740	$880	$1.19	3d	1	0.89mi
3937 SW 27th Pl Oklahoma City, OK	3.0	1.0	720	$1,079	$1.50	4d	1	0.94mi
2921 SW 28th St Oklahoma City, OK	3.0	1.0	1125	$1,490	$1.32	44d	1	1.04mi
3912 SW 25th St Oklahoma City, OK	3.0	1.0	744	$695	$0.93	4d	1	1.05mi
2640 SW 38th St Oklahoma City, OK	3.0	2.0	944	$1,050	$1.11	3d	1	1.11mi
2741 SW Murray Dr Oklahoma City, OK	3.0	1.0	949	$1,395	$1.47	2d	1	1.16mi
3932 SW 23rd St Oklahoma City, OK	3.0	1.0	744	$825	$1.11	17d	1	1.19mi
2612 SW 41st St Oklahoma City, OK	3.0	1.0	1164	$1,200	$1.03	24d	1	1.20mi
2801 SW 51st St Oklahoma City, OK	2.0	1.0	840	$1,025	$1.22	2d	1	1.24mi
2945 SW 54th St Oklahoma City, OK	3.0	1.5	1424	$1,295	$0.91	44d	1	1.25mi
3200 SW 20th St Oklahoma City, OK	3.0	1.0	1032	$1,000	$0.97	21d	1	1.34mi
5617 S May Ave Oklahoma City, OK	1.0–3.0	1.5	1000	$839	$0.84	24d	1	1.38mi
2741 SW 54th Pl Oklahoma City, OK	3.0	2.0	1059	$1,249	$1.18	2d	1	1.41mi
2500 SW 48th St Oklahoma City, OK	2.0	1.0	1096	$1,050	$0.96	44d	1	1.45mi
5901 S May Ave Unit 004 VLI Up Oklahoma City, OK	2.0	2.0	859	$986	$1.15	44d	1	1.45mi
5901 S May Ave Unit 058- Up Oklahoma City, OK	2.0	2.0	859	$945	$1.10	2d	1	1.47mi
5901 S May Ave Unit 090 Oklahoma City, OK	2.0	2.0	859	$945	$1.10	44d	1	1.47mi
5901 S May Ave Apt 38 Oklahoma City, OK	2.0	2.0	859	$1,288	$1.50	44d	1	1.47mi
5901 S May Ave Unit 105 Oklahoma City, OK	2.0	2.0	859	$995	$1.16	2d	1	1.47mi
5901 S May Ave Unit 086 LI Oklahoma City, OK	2.0	2.0	859	$945	$1.10	21d	1	1.47mi
5901 S May Ave Unit 089 VLI Oklahoma City, OK	2.0	2.0	859	$999	$1.16	44d	1	1.47mi
5901 S May Ave Apt 55 Oklahoma City, OK	2.0	2.0	859	$995	$1.16	44d	1	1.47mi
5901 S May Ave Unit 006 Oklahoma City, OK	2.0	2.0	859	$949	$1.10	44d	1	1.47mi
2336 SW Grand Blvd Oklahoma City, OK	2.0	1.0	770	$995	$1.29	44d	1	1.47mi

Listing history 20 events

1. 2026-06-18
   days on market $129,500 Active 79 DOM
2. 2026-06-17
   days on market $129,500 Active 78 DOM
3. 2026-06-16
   days on market $129,500 Active 77 DOM
4. 2026-06-15
   days on market $129,500 Active 76 DOM
5. 2026-06-13
   remarks 279-char remark
6. 2026-06-13
   pricedays on market $129,500 Active 74 DOM
7. 2026-06-09
   days on market $130,000 Active 70 DOM
8. 2026-06-08
   days on market $130,000 Active 69 DOM
9. 2026-06-07
   days on market $130,000 Active 68 DOM
10. 2026-06-05
    days on market $130,000 Active 65 DOM
11. 2026-06-03
    days on market $130,000 Active 64 DOM
12. 2026-06-02
    days on market $130,000 Active 63 DOM
13. 2026-06-01
    days on market $130,000 Active 62 DOM
14. 2026-05-31
    days on market $130,000 Active 61 DOM
15. 2026-05-14
    status Pending 261-char remark

    Show marketing remark (261 chars)

    Welcome to your new home! This home has 2 great sized bedrooms, 1 bath, and a large living and dining space! With a wonderful back yard, walking distance to Adams Elementary, and minutes away from anything you need, this home has it all. Come take a look today!

16. 2026-05-07
    price $130,000 261-char remark

    Show marketing remark (261 chars)

    Welcome to your new home! This home has 2 great sized bedrooms, 1 bath, and a large living and dining space! With a wonderful back yard, walking distance to Adams Elementary, and minutes away from anything you need, this home has it all. Come take a look today!

17. 2026-04-21
    status Active 261-char remark

    Show marketing remark (261 chars)

    Welcome to your new home! This home has 2 great sized bedrooms, 1 bath, and a large living and dining space! With a wonderful back yard, walking distance to Adams Elementary, and minutes away from anything you need, this home has it all. Come take a look today!

18. 2026-04-20
    status Pending 261-char remark

    Show marketing remark (261 chars)

    Welcome to your new home! This home has 2 great sized bedrooms, 1 bath, and a large living and dining space! With a wonderful back yard, walking distance to Adams Elementary, and minutes away from anything you need, this home has it all. Come take a look today!

19. 2026-04-03
    price $132,000 261-char remark

    Show marketing remark (261 chars)

    Welcome to your new home! This home has 2 great sized bedrooms, 1 bath, and a large living and dining space! With a wonderful back yard, walking distance to Adams Elementary, and minutes away from anything you need, this home has it all. Come take a look today!

20. 2026-03-20
    listed $135,000 Active 261-char remark

    Show marketing remark (261 chars)

    Welcome to your new home! This home has 2 great sized bedrooms, 1 bath, and a large living and dining space! With a wonderful back yard, walking distance to Adams Elementary, and minutes away from anything you need, this home has it all. Come take a look today!

ⓘ 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: $903 · $75/mo
• Projected year-2 tax: $1,166 · $97/mo
• Expected delta: +$263/yr (+$22/mo · 29.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $12,663
• − Mortgage interest: −$7,254
• − Property taxes: −$903
• − Insurance: −$648
• − Repairs & maintenance: −$1,013
• − Management: −$1,013
• − Depreciation: −$3,767
• Taxable loss: −$1,934
• Est. tax savings @ 24.0%: +$464
• After-tax cash flow: $769/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): 30,398
• Household income: $45,421
• Rent vs Own: 49.9% rent · 50.1% own
• Severe rent burden: 1221.0

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: Majority Hispanic (63%)
• Race & ethnicity: Hispanic / Latino 63% Two or more races 24% White 24% Native American 7% Black 6%
• Hispanic origin (detail): Mexican 58%
• Common ancestry: Slovak 1% Lithuanian 1%
• Foreign-born: 28% · Canada
• Languages at home: 45% English-only · Spanish 54%

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: ▼ -50.15%
• Current HPI: 297.1117
• Rent YoY: ▲ 1.13%
• 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

-3.7% since first listed

6 events — show timeline

• 2026-05-14 Pending — MLSOK
• 2026-05-07 Price Changed $130,000 MLSOK
• 2026-04-21 Relisted — MLSOK
• 2026-04-20 Pending — MLSOK
• 2026-04-03 Price Changed $132,000 MLSOK
• 2026-03-20 Listed $135,000 MLSOK

Property tax history

+10.5%/yr

Latest (2025): $903 · +4.4% YoY. Source: county tax records.