101 SW 41st St · Oklahoma City, OK 73109

$115,000

4 bd · 3.0 ba · 2,349 sqft · SingleFamily public records · 131 Days on market

Built 1950 3,001 sqft lot $49/sqft · 50% below area Est $139k · 17% 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 +17.9/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• 1% rule +7.6/10.0
• DSCR +5.6/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks MLS

Price Improvement! Don't miss unique opportunity with built-in flexibility and value-add potential! This 3-bedroom, 1-bath home offers a functional layout and solid bones, ready for your personal touch. The main level features three bedrooms and one full bath and does require some TLC—perfect for buyers looking to renovate, invest, or customize to their style. Upstairs, you’ll find a separate 384 sqft studio apartment that has already been updated with newer flooring, making it ideal for rental income, a guest suite, or a private home office. The roof has been recently updated, providing peace of mind for a major expense already handled. With its distinctive architecture, two-level living options, and strong potential, this property is a great opportunity for investors or owner-occupants looking to add value. Conveniently located with easy access to local amenities. Don’t miss the chance to unlock this home’s full potential!

Key facts

• Updated flooring
• 3,001 sq ft lot
• Built 1950

Tags

• SEPARATE STUDIO APARTMENT
• UPDATED FLOORING
• RECENTLY UPDATED ROOF
• TWO-LEVEL LIVING OPTIONS
• EASY ACCESS TO LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $96 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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 fast (+4.5%/yr); 83 active listings in the ZIP; lower-income renter base — watch delinquency; 5,365 units permitted in Oklahoma County in 2024 (569 in 5+ unit buildings).
• This rent runs 40% of the median local income ($43k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $12k of equity ($795 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 $32k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 131 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.1% of price; built in 1950 — 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 $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 131 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.26% ✓
• Cap rate: 7.30%
• Cash-on-cash: 3.58%
• DSCR: 1.16
• GRM: 6.6

CMA / ARV

• ARV (median comp): $138,528
• List price: $115,000
• Delta: -16.98%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3808 S Hudson Ave	0.38mi	4/2.0	2,133 (-9%)	11mo	$105,000	$49	54
628 SW 43rd St	0.64mi	3/2.5 (-1)	2,135 (-9%)	4mo	$138,500	$65	44

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: 27.7%
• Equity multiple: 3.21×
• Total profit: $71,164
• Equity at exit: $103,601

10-year hold

• IRR: 24.7%
• Equity multiple: 7.52×
• Total profit: $209,911
• Equity at exit: $223,420

Cash invested: $32,200 (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 73109

• Home prices YoY: 9.5%
• Rents YoY: 4.5%
• Active inventory: 83
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,446 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$395 /mo · $4,741/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $96

Break-even live

Break-even rent $1,324

Max offer price $115,000

Occupancy floor 88%

Sensitivity live

Price	-10% $161	-5% $129	+0% $96	+5% $64	+10% $31
Rent	-10% $-18	-5% $39	+0% $96	+5% $153	+10% $210
Rate	-1.0pp $154	-0.5pp $125	base $96	+0.5pp $66	+1.0pp $36

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $115,000 Active 131 DOM
2. 2026-06-17
   days on market $115,000 Active 130 DOM
3. 2026-06-16
   days on market $115,000 Active 129 DOM
4. 2026-06-15
   days on market $115,000 Active 128 DOM
5. 2026-06-13
   days on market $115,000 Active 126 DOM
6. 2026-06-09
   days on market $115,000 Active 122 DOM
7. 2026-06-08
   days on market $115,000 Active 121 DOM
8. 2026-06-07
   days on market $115,000 Active 120 DOM
9. 2026-06-05
   days on market $115,000 Active 117 DOM
10. 2026-06-03
    days on market $115,000 Active 116 DOM
11. 2026-06-02
    days on market $115,000 Active 115 DOM
12. 2026-06-01
    days on market $115,000 Active 114 DOM
13. 2026-05-31
    days on market $115,000 Active 113 DOM
14. 2026-05-15
    price $115,000 964-char remark

    Show marketing remark (964 chars)

    Price Improvement! Don't miss unique opportunity with built-in flexibility and value-add potential! This 3-bedroom, 1-bath home offers a functional layout and solid bones, ready for your personal touch. The main level features three bedrooms and one full bath and does require some TLC—perfect for buyers looking to renovate, invest, or customize to their style. Upstairs, you’ll find a separate 384 sqft studio apartment that has already been updated with newer flooring, making it ideal for rental income, a guest suite, or a private home office. The roof has been recently updated, providing peace of mind for a major expense already handled. With its distinctive architecture, two-level living options, and strong potential, this property is a great opportunity for investors or owner-occupants looking to add value. Conveniently located with easy access to local amenities. Don’t miss the chance to unlock this home’s full potential!

15. 2026-04-08
    price $119,000 964-char remark

    Show marketing remark (964 chars)

    Price Improvement! Don't miss unique opportunity with built-in flexibility and value-add potential! This 3-bedroom, 1-bath home offers a functional layout and solid bones, ready for your personal touch. The main level features three bedrooms and one full bath and does require some TLC—perfect for buyers looking to renovate, invest, or customize to their style. Upstairs, you’ll find a separate 384 sqft studio apartment that has already been updated with newer flooring, making it ideal for rental income, a guest suite, or a private home office. The roof has been recently updated, providing peace of mind for a major expense already handled. With its distinctive architecture, two-level living options, and strong potential, this property is a great opportunity for investors or owner-occupants looking to add value. Conveniently located with easy access to local amenities. Don’t miss the chance to unlock this home’s full potential!

16. 2026-02-06
    listed $125,000 Active 964-char remark

    Show marketing remark (964 chars)

    Price Improvement! Don't miss unique opportunity with built-in flexibility and value-add potential! This 3-bedroom, 1-bath home offers a functional layout and solid bones, ready for your personal touch. The main level features three bedrooms and one full bath and does require some TLC—perfect for buyers looking to renovate, invest, or customize to their style. Upstairs, you’ll find a separate 384 sqft studio apartment that has already been updated with newer flooring, making it ideal for rental income, a guest suite, or a private home office. The roof has been recently updated, providing peace of mind for a major expense already handled. With its distinctive architecture, two-level living options, and strong potential, this property is a great opportunity for investors or owner-occupants looking to add value. Conveniently located with easy access to local amenities. Don’t miss the chance to unlock this home’s full potential!

17. 2024-08-06
    soldstatus $437,000
18. 2009-07-01
    soldstatus $297,000
19. 2008-10-27
    soldstatus $38,000

ⓘ 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: $4,741 · $395/mo
• Projected year-2 tax: $4,741 · $395/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: $17,351
• − Mortgage interest: −$6,442
• − Property taxes: −$4,741
• − Insurance: −$575
• − Repairs & maintenance: −$1,388
• − Management: −$1,388
• − Depreciation: −$3,345
• Taxable loss: −$529
• Est. tax savings @ 24.0%: +$127
• After-tax cash flow: $1,281/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

+202.6% since first listed

6 events — show timeline

• 2026-05-15 Price Changed $115,000 MLSOK
• 2026-04-08 Price Changed $119,000 MLSOK
• 2026-02-06 Listed $125,000 MLSOK
• 2024-08-06 Sold (Public Records) $437,000 Public Records
• 2009-07-01 Sold (Public Records) $297,000 Public Records
• 2008-10-27 Sold (Public Records) $38,000 Public Records

Property tax history

+1.6%/yr

Latest (2024): $4,741 · +4.5% YoY. Source: county tax records.