None · Oklahoma City, OK 73109

$117,000

2 bd · 1.0 ba · 995 sqft · SingleFamily public records · 1 Days on market

Built 1941 6,952 sqft lot Est $127k · 8% 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 +11.2/15.0
• Cash flow +10.4/30.0
• Appreciation +10.0/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• 1% rule +3.1/10.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks

Perfect Starter Home with a parking in front and in back. .. . could have Commercial Potential! Beautiful Vintage title in the bathroom. Newer appliances!

Key facts

• 6,952 sq ft lot
• 2 garage spots
• Built 1941

Property features AI

Finance

• Other: Located on SW 44th Street between Western and Walker; Living area reported by assessor; Legal addition: S I FISH SOUTH SIDE
• Financial info: Assumable loan: No; Loan qualification: Yes
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Utilities: No storm shelter
• Home design: Single family residence; One-level property; Residential property
• Construction: Frame and other construction materials; Composition roof; Vinyl frame windows; Built as existing property; Homestead eligible
• Exterior features: Porch; Storage area; Workshop; Combination fencing; Interior lot

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Free-standing electric range/oven
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Interior features: Ceiling fans in bedrooms, living room, and dining room; No fireplace; In-law plan not present
• Laundry & utility: Conventional foundation

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $117k.

Deal economics

• At list price, monthly cash flow is $-63 ($-757/yr) — negative.
• To cash-flow at today's rent, offer at most $108k (7.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $94k (19.3% below list).
• Recommended offer: $94k (19.3% below list) — sets the bar for 1% rule.

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: Emerson Alternative Ed. (Es) (math 24% / reading 24%, grade F, #354 of 845 statewide, top 47%, 64 students, 0% FRL); Classen Ms of Advanced Studies (math 35% / reading 46%, grade F, #6 of 345 statewide, top 1%, 855 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.
• Zoned-school proficiency averages 23% at this address vs 8% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Oklahoma City average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.5%/yr); 85 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $13k of equity ($809 loan paydown + $12k 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 $33k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $26k; list at $117k implies a 342% gain — meaningful room to come down on a strong offer.

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 $94,362 (19.3% 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 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. 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: 0.81% ✗
• Cap rate: 5.65%
• Cash-on-cash: -2.31%
• DSCR: 0.90
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $127,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
640 SW 44th St	0.00mi	2/1.0	1,067 (+7%)	1mo	$112,000	$105	87
541 SW 45th St	0.13mi	2/1.0	940 (-6%)	1mo	$60,000	$64	84
4816 S Hudson Ave	0.40mi	2/1.0	1,070 (+8%)	6mo	$165,000	$154	64
516 SW 46th St	0.22mi	2/1.0	855 (-14%)	5mo	$30,000	$35	62
640 SW 54th St	0.72mi	3/1.0 (+1)	997 (+0%)	0mo	$145,000	$145	61
1116 SW 41st St	0.59mi	2/1.0	875 (-12%)	2mo	$125,500	$143	51
3 SW 41st St	0.74mi	2/1.5	1,056 (+6%)	4mo	$140,000	$133	50
1225 SW 46th St	0.73mi	2/1.0	1,066 (+7%)	5mo	$70,000	$66	50
404 SW 38th St	0.50mi	2/1.0	850 (-15%)	4mo	$57,000	$67	49
4113 S Harvey Ave	0.46mi	3/1.0 (+1)	856 (-14%)	6mo	$66,000	$77	45
1128 SW 38th St	0.71mi	3/2.0 (+1)	1,076 (+8%)	0mo	$138,000	$128	44
1044 SW 49th St	0.61mi	3/1.0 (+1)	1,135 (+14%)	2mo	$155,000	$137	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: 23.1%
• Equity multiple: 2.87×
• Total profit: $61,172
• Equity at exit: $105,403

10-year hold

• IRR: 21.0%
• Equity multiple: 6.69×
• Total profit: $186,470
• Equity at exit: $227,305

Cash invested: $32,760 (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: 85
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $944 high
• Mortgage (P&I): −$614
• Tax est. 1.5%: −$146 /mo · $1,755/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $-63

Break-even live

Break-even rent $1,023

Max offer price $107,869

Occupancy floor —

Sensitivity live

Price	-10% $18	-5% $-23	+0% $-63	+5% $-104	+10% $-144
Rent	-10% $-138	-5% $-100	+0% $-63	+5% $-26	+10% $11
Rate	-1.0pp $-4	-0.5pp $-33	base $-63	+0.5pp $-93	+1.0pp $-124

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: $29,250
• Closing costs: $3,510
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
632 SW 44th St Oklahoma City, OK	2.0	1.0	958	$1,000	$1.04	6d	1	0.03mi
620 SW 50th St Oklahoma City, OK	2.0	1.0	977	$1,100	$1.13	4d	1	0.41mi
1004 SW 45th St Oklahoma City, OK	2.0	1.0	756	$950	$1.26	25d	1	0.45mi
3906 S Hudson Ave Oklahoma City, OK	1.0	1.0	700	$750	$1.07	25d	1	0.47mi
3913 S Harvey Ave Unit 2 Oklahoma City, OK	1.0	1.0	568	$900	$1.58	45d	1	0.51mi
3616 S Lee Ave Oklahoma City, OK	1.0	1.0	760	$775	$1.02	45d	1	0.54mi
3618 S Lee Ave Oklahoma City, OK	1.0	1.0	760	$850	$1.12	45d	1	0.54mi
800 SW 52nd St Oklahoma City, OK	2.0	1.0	920	$995	$1.08	25d	1	0.58mi
5113 S Sage Ave Oklahoma City, OK	3.0	1.5	996	$1,025	$1.03	4d	1	0.64mi
3407 S Lee Ave Oklahoma City, OK	2.0	1.0	900	$980	$1.09	45d	1	0.69mi
220 SW 34th St Oklahoma City, OK	1.0	1.0	625	$725	$1.16	45d	1	0.76mi
3312 S Harvey Ave Oklahoma City, OK	2.0	1.0	840	$1,100	$1.31	22d	1	0.84mi
101 SE 42nd St Unit B Oklahoma City, OK	2.0	1.0	740	$645	$0.87	45d	1	0.85mi
5542 S Walker Ave Oklahoma City, OK	2.0	1.0	681	$920	$1.35	4d	1	0.85mi
109 SE 42nd St Apt A Oklahoma City, OK	2.0	1.0	800	$799	$1.00	19d	1	0.87mi
5909 S Lee Ave Oklahoma City, OK	1.0–2.0	1.0	775	$980	$1.26	0d	4	0.95mi
4101 S Shields Blvd Unit Shields 3B Oklahoma City, OK	3.0	2.0	957	$1,050	$1.10	25d	1	0.96mi
4101 S Shields Blvd Apt 3B Oklahoma City, OK	3.0	2.0	957	$1,025	$1.07	6d	1	0.96mi
1338 South Dr Oklahoma City, OK	2.0	1.0	720	$1,150	$1.60	18d	1	0.98mi
1329 SW Grand Blvd Oklahoma City, OK	2.0	1.0	858	$1,050	$1.22	45d	1	1.01mi
5804 S Harvey Ave Oklahoma City, OK	1.0	1.0	780	$675	$0.87	23d	1	1.03mi
616 SW 59th St Unit 43 Oklahoma City, OK	2.0	1.0	775	$900	$1.16	45d	1	1.04mi
4908 S Stiles Ave Oklahoma City, OK	2.0	1.0	600	$1,000	$1.67	45d	1	1.14mi
316 SW 27th St Unit 4 Oklahoma City, OK	1.0	1.0	615	$679	$1.10	13d	1	1.16mi
316 SW 27th St Unit 8 Oklahoma City, OK	1.0	1.0	615	$679	$1.10	45d	1	1.16mi
338 SE 41st St Oklahoma City, OK	2.0	1.0	912	$1,099	$1.21	0d	1	1.17mi
6050 S Harvey Ave Apt 103 Oklahoma City, OK	2.0	1.0	780	$929	$1.19	25d	1	1.19mi
1116 SW 59th St Oklahoma City, OK	1.0	1.0	750	$850	$1.13	45d	1	1.20mi
6050 S Harvey Ave Oklahoma City, OK	2.0	1.0	780	$929	$1.19	45d	1	1.20mi
6111 S Klein Ave Oklahoma City, OK	2.0–3.0	1.0	617	$850	$1.38	5d	3	1.20mi
404 SW 26th St Unit 6 Oklahoma City, OK	1.0	1.0	600	$645	$1.07	13d	1	1.20mi
449 SW 63rd Pl Unit 6400 S Byers Oklahoma City, OK	3.0	1.0	775	$850	$1.10	25d	1	1.30mi
1004 SW 62nd St Oklahoma City, OK	3.0	1.0	968	$1,295	$1.34	6d	1	1.31mi
6210 S Douglas Ave Oklahoma City, OK	1.0	1.0	650	$660	$1.02	5d	1	1.31mi
540 SW 24th St #3 Oklahoma City, OK	1.0	1.0	726	$625	$0.86	45d	1	1.33mi
4330 S Barnes Ave Oklahoma City, OK	1.0–3.0	1.0–2.0	860	$937	$1.09	6d	9	1.38mi
2128 SW 41st St Oklahoma City, OK	2.0	1.0	860	$820	$0.95	4d	1	1.39mi
2119 SW 39th St Oklahoma City, OK	1.0–2.0	1.0	675	$909	$1.35	45d	1	1.42mi
1402 SW 59th St Apt 3201 Oklahoma City, OK	2.0	1.0	950	$865	$0.91	45d	1	1.42mi
1402 SW 59th St Unit 3202 Oklahoma City, OK	2.0	1.0	950	$865	$0.91	25d	1	1.42mi

Listing history 3 events

1. 2026-04-07
   status Pending
2. 2026-04-07
   listed $117,000 Active
3. 2002-01-02
   soldstatus $26,500

ⓘ 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 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: $11,323
• − Mortgage interest: −$6,554
• − Property taxes: −$1,755
• − Insurance: −$585
• − Repairs & maintenance: −$906
• − Management: −$906
• − Depreciation: −$3,404
• Taxable loss: −$2,786
• Est. tax savings @ 24.0%: +$669
• After-tax cash flow: $-89/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

+341.5% since first listed

3 events — show timeline

• 2026-04-07 Pending — MLSOK
• 2026-04-07 Listed $117,000 MLSOK
• 2002-01-02 Sold (Public Records) $26,500 Public Records