2221 SW 61st St · Oklahoma City, OK 73159

$100,000

2 bd · 1.0 ba · 911 sqft · SingleFamily public records · 3 Days on market

Built 1952 6,695 sqft lot Est $147k · 32% under

---

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 +25.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +6.2/10.0
• Livability +4.0/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment property. HVAC new in 99 and newer hot water heater. 2nd living area is an enclosed patio with built-ins.

Key facts

• Near schools
• Near dining
• Near shopping

Tags

• SECOND LIVING AREA
• ORIGINAL HARDWOOD FLOORS
• FUNCTIONAL LAYOUT
• NEAR SHOPPING
• NEAR DINING
• NEAR SCHOOLS

Property features AI

Finance

• Other: Vacant and not occupied; Living area reported as 1,158 (assessor); Directions: Go west from Pennsylvania to house on the north side of the street
• Financial info: Selling as-is; terms include cash or conventional financing; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: Concrete driveway; 1-car garage
• Utilities: No flood insurance required (per listing); Homestead not indicated
• Home design: Single family residence; One story; Faces south; Residential property; Located in Hillcrest Heights addition
• Construction: Brick and frame construction; Composition roof; Conventional foundation; Existing property
• Exterior features: Outbuildings; Front porch; Section line lot

Interior

• Kitchen: 3-burner range
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Interior features: No fireplace; No in-law plan indicated; One living area; One dining area

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 $226 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 9.0% 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: Hillcrest Es (math 17% / reading 17%, grade F, #540 of 845 statewide, top 68%, 516 students, 0% FRL); U. S. Grant Hs (math 2% / reading 7%, grade F, #442 of 447 statewide, top 99%, 1,594 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 (+3.5%/yr); 38 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 $691 of loan paydown is wiped out by about $3k 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.
• 2 sale attempts since 16y 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.
• Current owner paid $44k; list at $100k implies a 127% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — 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 $100,000

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.12% ✓
• Cap rate: 9.00%
• Cash-on-cash: 9.67%
• DSCR: 1.43
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $146,671
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1600 SW 64th St	0.41mi	2/1.0	883 (-3%)	2mo	$155,000	$176	74
6106 S Hillcrest Dr	0.23mi	2/1.5	998 (+10%)	1mo	$125,000	$125	70
2401 SW 54th St	0.50mi	3/1.0 (+1)	935 (+3%)	0mo	$177,000	$189	67
1521 SW 60th St	0.35mi	3/1.0 (+1)	963 (+6%)	5mo	$155,000	$161	65
1432 SW 60th St	0.48mi	3/1.5 (+1)	942 (+3%)	2mo	$133,000	$141	64
1433 SW 60th St	0.48mi	3/1.5 (+1)	942 (+3%)	4mo	$160,000	$170	62
1344 SW 62nd St	0.61mi	3/1.0 (+1)	878 (-4%)	1mo	$127,000	$145	60
1408 SW 62nd St	0.56mi	3/1.0 (+1)	858 (-6%)	2mo	$140,000	$163	58
5516 S Agnew Ave	0.44mi	3/1.0 (+1)	999 (+10%)	3mo	$145,500	$146	56
2436 SW 53rd St	0.56mi	3/1.0 (+1)	999 (+10%)	4mo	$144,000	$144	49
2534 SW 51st St	0.75mi	2/1.0	815 (-10%)	6mo	$120,000	$147	43
2640 SW 57th St	0.58mi	3/1.5 (+1)	1,032 (+13%)	5mo	$175,000	$170	40

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 · 3.49% rent growth · sell at horizon

5-year hold

• IRR: -1.2%
• Equity multiple: 0.95×
• Total profit: $-1,273
• Equity at exit: $14,910

10-year hold

• IRR: 9.0%
• Equity multiple: 1.70×
• Total profit: $19,699
• Equity at exit: $8,646

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 73159

• Rents YoY: 3.5%
• Active inventory: 38
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,121 high
• Mortgage (P&I): −$524
• Tax from tax record: −$94 /mo · $1,128/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $226

Break-even live

Break-even rent $836

Max offer price $100,000

Occupancy floor 75%

Sensitivity live

Price	-10% $282	-5% $254	+0% $226	+5% $197	+10% $169
Rent	-10% $137	-5% $181	+0% $226	+5% $270	+10% $314
Rate	-1.0pp $276	-0.5pp $251	base $226	+0.5pp $200	+1.0pp $173

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2120 SW 61st St Oklahoma City, OK	3.0	1.0	1101	$1,200	$1.09	44d	1	0.16mi
1433 SW 60th St Oklahoma City, OK	3.0	2.0	942	$1,400	$1.49	44d	1	0.49mi
1432 SW 61st Ter Oklahoma City, OK	3.0	1.5	891	$1,145	$1.29	44d	1	0.49mi
1402 SW 59th St Apt 1112 Oklahoma City, OK	2.0	1.5	925	$980	$1.06	44d	1	0.58mi
1402 SW 59th St Unit 3202 Oklahoma City, OK	2.0	1.0	950	$865	$0.91	24d	1	0.59mi
1402 SW 59th St Apt 3201 Oklahoma City, OK	2.0	1.0	950	$865	$0.91	44d	1	0.59mi
1344 SW 62nd St Oklahoma City, OK	3.0	1.0	878	$1,300	$1.48	3d	1	0.61mi
2116 SW 51st St Oklahoma City, OK	1.0	1.0	558	$675	$1.21	44d	1	0.69mi
2813 SW 62nd St Oklahoma City, OK	3.0	1.5	1001	$1,400	$1.40	24d	1	0.69mi
2728 SW 65th St Oklahoma City, OK	3.0	1.0	863	$1,250	$1.45	4d	1	0.72mi
2741 SW 54th Pl Oklahoma City, OK	3.0	2.0	1059	$1,249	$1.18	2d	1	0.79mi
2908 SW 62nd St Oklahoma City, OK	3.0	1.5	936	$1,450	$1.55	3d	1	0.83mi
2759 W I 240 Service Rd Oklahoma City, OK	1.0–2.0	1.0–1.5	725	$924	$1.27	4d	4	0.84mi
16 SW Duplex Units Oklahoma City, OK	2.0	2.0	1000	$1,502	$1.50	3d	5	0.89mi
5617 S May Ave Oklahoma City, OK	1.0–3.0	1.5	1000	$839	$0.84	24d	1	0.89mi
2500 SW 48th St Oklahoma City, OK	2.0	1.0	1096	$1,050	$0.96	44d	1	0.92mi
5901 S May Ave Oklahoma City, OK	1.0	1.0	607	$855	$1.41	44d	1	0.92mi
5901 S May Ave Unit 276 VLI Up Oklahoma City, OK	1.0	1.0	527	$875	$1.66	24d	1	0.92mi
5901 S May Ave Unit 105 Oklahoma City, OK	2.0	2.0	859	$995	$1.16	2d	1	0.92mi
5901 S May Ave Apt 164 Oklahoma City, OK	1.0	1.0	607	$825	$1.36	24d	1	0.92mi
5901 S May Ave Apt 113 Oklahoma City, OK	1.0	1.0	607	$855	$1.41	2d	1	0.92mi
5901 S May Ave Apt 179 Oklahoma City, OK	1.0	1.0	527	$779	$1.48	2d	1	0.92mi
5901 S May Ave Unit 086 LI Oklahoma City, OK	2.0	2.0	859	$945	$1.10	20d	1	0.92mi
5901 S May Ave Apt 264 Oklahoma City, OK	1.0	1.0	527	$795	$1.51	2d	1	0.92mi
5901 S May Ave Apt 129 Oklahoma City, OK	1.0	1.0	527	$825	$1.57	2d	1	0.92mi
5901 S May Ave Unit 089 VLI Oklahoma City, OK	2.0	2.0	859	$999	$1.16	44d	1	0.92mi
5901 S May Ave Apt 55 Oklahoma City, OK	2.0	2.0	859	$995	$1.16	44d	1	0.92mi
5901 S May Ave Unit 006 Oklahoma City, OK	2.0	2.0	859	$949	$1.10	44d	1	0.92mi
5901 S May Ave Apt 120 Oklahoma City, OK	1.0	1.0	607	$825	$1.36	44d	1	0.92mi
5901 S May Ave Apt 38 Oklahoma City, OK	2.0	2.0	859	$1,288	$1.50	44d	1	0.92mi
5901 S May Ave Unit 090 Oklahoma City, OK	2.0	2.0	859	$945	$1.10	44d	1	0.92mi
5901 S May Ave Unit 279 VLI Oklahoma City, OK	1.0	1.0	527	$875	$1.66	44d	1	0.92mi
5901 S May Ave Unit 058- Up Oklahoma City, OK	2.0	2.0	859	$945	$1.10	2d	1	0.92mi
1116 SW 59th St Oklahoma City, OK	1.0	1.0	750	$850	$1.13	44d	1	0.93mi
2300 SW 74th St Oklahoma City, OK	1.0–2.0	1.0–1.5	771	$1,050	$1.36	44d	1	0.93mi
2801 SW 51st St Oklahoma City, OK	2.0	1.0	840	$1,025	$1.22	2d	1	0.95mi
2412 SW 47th St Oklahoma City, OK	3.0	1.0	638	$1,150	$1.80	24d	1	0.95mi
2600 W Interstate 240 Service Rd Unit 2731 Oklahoma City, OK	2.0	1.5	1056	$999	$0.95	44d	1	0.97mi
2600 W Interstate 240 Service Rd Unit 2729 Oklahoma City, OK	2.0	1.5	1056	$999	$0.95	24d	1	0.97mi
2600 W Interstate 240 Service Rd Unit 2527 Oklahoma City, OK	1.0	1.5	890	$950	$1.07	44d	1	0.97mi

Listing history 3 events

1. 2026-06-08
   statusdays on market $100,000 Pending 3 DOM
2. 2026-06-07
   remarks 699-char remark
3. 2026-06-07
   listed $100,000 Active 2 DOM

ⓘ 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: $1,128 · $94/mo
• Projected year-2 tax: $1,128 · $94/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 2/10 Low 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: $13,455
• − Mortgage interest: −$5,602
• − Property taxes: −$1,128
• − Insurance: −$500
• − Repairs & maintenance: −$1,076
• − Management: −$1,076
• − Depreciation: −$2,909
• Taxable income: $1,164
• Est. tax owed @ 24.0%: −$279
• After-tax cash flow: $2,430/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): 31,447
• Household income: $54,642
• Rent vs Own: 46.5% rent · 53.5% own
• Severe rent burden: 1138.0

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 0.69)
• Race & ethnicity: White 46% Hispanic / Latino 31% Two or more races 15% Black 9% Asian 5% Native American 5%
• Hispanic origin (detail): Mexican 27%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 14% · Canada, Vietnam, Dominican Republic
• Languages at home: 69% English-only · Spanish 24% Vietnamese 4% Other Asian/Pacific 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: ▼ -142.40%
• Current HPI: 245.4497
• Rent YoY: ▲ 3.49%
• 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

+112.8% since first listed

3 events — show timeline

• 2026-06-03 Listed $100,000 MLSOK
• 2010-10-18 Sold (MLS) $44,000 MLSOK
• 2010-09-20 Listed $47,000 MLSOK

Property tax history

+3.3%/yr

Latest (2025): $1,128 · +4.4% YoY. Source: county tax records.