737 SW 48th St · Oklahoma City, OK 73109

$112,000

2 bd · 1.0 ba · 1,052 sqft · SingleFamily public records · 15 Days on market

Built 1949 6,700 sqft lot Est $144k · 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 +20.9/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.7/10.0
• 1% rule +4.7/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks

Investors Dream!! Nice brick home in a great location.

Key facts

• 6,700 sq ft lot
• Built 1949
• Listed 15 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $112k.

Deal economics

• At list price, monthly cash flow is $156 ($2k/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 $109k (3.0% below list).
• Recommended offer: $109k (3.0% below list) — sets the bar for 1% rule.
• Cap rate 8.0% 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: 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $12k of equity ($774 loan paydown + $11k 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 $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $35k; list at $112k implies a 220% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — 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 $108,643 (3.0% below list)

Questions for the listing agent

1. Built in 1949 — 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: 0.97% ✗
• Cap rate: 7.96%
• Cash-on-cash: 5.97%
• DSCR: 1.27
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $144,124
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
724 SW 48th St	0.04mi	3/1.0 (+1)	1,048 (-0%)	8mo	$160,000	$153	86
640 SW 44th St	0.25mi	2/1.0	1,067 (+1%)	1mo	$112,000	$105	85
4816 S Hudson Ave	0.45mi	2/1.0	1,070 (+2%)	6mo	$165,000	$154	71
541 SW 45th St	0.30mi	2/1.0	940 (-11%)	1mo	$60,000	$64	67
1225 SW 46th St	0.62mi	2/1.0	1,066 (+1%)	5mo	$70,000	$66	65
1044 SW 49th St	0.41mi	3/1.0 (+1)	1,135 (+8%)	2mo	$155,000	$137	61
1112 SW 45th St	0.48mi	3/1.0 (+1)	1,005 (-4%)	7mo	$122,500	$122	60
1104 SW 48th St	0.44mi	3/1.0 (+1)	1,122 (+7%)	8mo	$150,000	$134	57
1134 SW 42nd St	0.60mi	3/1.0 (+1)	1,154 (+10%)	3mo	$175,000	$152	49
1001 SW 58 St	0.74mi	3/2.0 (+1)	1,040 (-1%)	7mo	$175,000	$168	49
1321 Williams Dr	0.73mi	3/1.0 (+1)	948 (-10%)	5mo	$125,000	$132	40
1104 SW 56th St	0.72mi	3/1.0 (+1)	1,185 (+13%)	2mo	$170,000	$143	39

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: 29.2%
• Equity multiple: 3.31×
• Total profit: $72,585
• Equity at exit: $100,898

10-year hold

• IRR: 25.7%
• Equity multiple: 7.68×
• Total profit: $209,495
• Equity at exit: $217,591

Cash invested: $31,360 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,086 high
• Mortgage (P&I): −$587
• Tax from tax record: −$68 /mo · $819/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $156

Break-even live

Break-even rent $889

Max offer price $112,000

Occupancy floor 81%

Sensitivity live

Price	-10% $219	-5% $188	+0% $156	+5% $124	+10% $93
Rent	-10% $70	-5% $113	+0% $156	+5% $199	+10% $242
Rate	-1.0pp $212	-0.5pp $185	base $156	+0.5pp $127	+1.0pp $98

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: $28,000
• Closing costs: $3,360
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
733 SW 47th St Oklahoma City, OK	3.0	1.5	1228	$1,180	$0.96	24d	1	0.09mi
620 SW 50th St Oklahoma City, OK	2.0	1.0	977	$1,100	$1.13	3d	1	0.18mi
632 SW 44th St Oklahoma City, OK	2.0	1.0	958	$1,000	$1.04	4d	1	0.27mi
624 SW 44th St Oklahoma City, OK	2.0	1.0	1206	$1,500	$1.24	44d	1	0.28mi
4426 S Olie Ave Oklahoma City, OK	2.0	2.0	1159	$1,220	$1.05	12d	1	0.28mi
800 SW 52nd St Oklahoma City, OK	2.0	1.0	920	$995	$1.08	24d	1	0.29mi
1004 SW 45th St Oklahoma City, OK	2.0	1.0	756	$950	$1.26	24d	1	0.37mi
5413 S Lee Ave Oklahoma City, OK	3.0	2.0	1460	$2,100	$1.44	3d	1	0.42mi
5113 S Sage Ave Oklahoma City, OK	3.0	1.5	996	$1,025	$1.03	2d	1	0.58mi
5542 S Walker Ave Oklahoma City, OK	2.0	1.0	681	$920	$1.35	3d	1	0.66mi
5909 S Lee Ave Oklahoma City, OK	1.0–2.0	1.0	775	$980	$1.26	4d	5	0.69mi
1132 SW 40th St Oklahoma City, OK	3.0	2.0	1436	$1,350	$0.94	24d	1	0.71mi
3906 S Hudson Ave Oklahoma City, OK	1.0	1.0	700	$750	$1.07	24d	1	0.77mi
1338 South Dr Oklahoma City, OK	2.0	1.0	720	$1,150	$1.60	16d	1	0.78mi
616 SW 59th St Unit 43 Oklahoma City, OK	2.0	1.0	775	$900	$1.16	44d	1	0.78mi
3616 S Lee Ave Oklahoma City, OK	1.0	1.0	760	$775	$1.02	44d	1	0.83mi
3618 S Lee Ave Oklahoma City, OK	1.0	1.0	760	$850	$1.12	44d	1	0.83mi
24 SW 54th St Oklahoma City, OK	3.0	1.5	1272	$1,400	$1.10	44d	1	0.85mi
5804 S Harvey Ave Oklahoma City, OK	1.0	1.0	780	$675	$0.87	21d	1	0.85mi
1116 SW 59th St Oklahoma City, OK	1.0	1.0	750	$850	$1.13	44d	1	0.90mi
6111 S Klein Ave Oklahoma City, OK	2.0–3.0	1.0	617	$850	$1.38	3d	3	0.90mi
3407 S Lee Ave Oklahoma City, OK	2.0	1.0	900	$980	$1.09	44d	1	0.97mi
6050 S Harvey Ave Apt 103 Oklahoma City, OK	2.0	1.0	780	$929	$1.19	24d	1	1.00mi
1004 SW 62nd St Oklahoma City, OK	3.0	1.0	968	$1,295	$1.34	4d	1	1.01mi
6050 S Harvey Ave Oklahoma City, OK	2.0	1.0	780	$929	$1.19	44d	1	1.02mi
101 SE 42nd St Unit B Oklahoma City, OK	2.0	1.0	740	$645	$0.87	44d	1	1.03mi
109 SE 42nd St Apt A Oklahoma City, OK	2.0	1.0	800	$799	$1.00	17d	1	1.05mi
449 SW 63rd Pl Unit 6400 S Byers Oklahoma City, OK	3.0	1.0	775	$850	$1.10	24d	1	1.06mi
1329 SW Grand Blvd Oklahoma City, OK	2.0	1.0	858	$1,050	$1.22	44d	1	1.09mi
3312 S Harvey Ave Oklahoma City, OK	2.0	1.0	840	$1,100	$1.31	20d	1	1.14mi
1402 SW 59th St Apt 3201 Oklahoma City, OK	2.0	1.0	950	$865	$0.91	44d	1	1.14mi
1402 SW 59th St Unit 3202 Oklahoma City, OK	2.0	1.0	950	$865	$0.91	24d	1	1.14mi
1402 SW 59th St Apt 1112 Oklahoma City, OK	2.0	1.5	925	$980	$1.06	44d	1	1.15mi
4101 S Shields Blvd Unit Shields 3B Oklahoma City, OK	3.0	2.0	957	$1,050	$1.10	24d	1	1.16mi
4101 S Shields Blvd Apt 3B Oklahoma City, OK	3.0	2.0	957	$1,025	$1.07	4d	1	1.16mi
1020 SW 65th St Oklahoma City, OK	3.0	1.0	956	$1,330	$1.39	44d	1	1.21mi
1433 SW 60th St Oklahoma City, OK	3.0	2.0	942	$1,400	$1.49	44d	1	1.25mi
1344 SW 62nd St Oklahoma City, OK	3.0	1.0	878	$1,300	$1.48	3d	1	1.30mi
4330 S Barnes Ave Oklahoma City, OK	1.0–3.0	1.0–2.0	860	$937	$1.09	4d	9	1.31mi
625 SW 68th St Oklahoma City, OK	3.0	2.0	1215	$1,400	$1.15	3d	1	1.34mi

Listing history 3 events

1. 2026-04-04
   status Pending
2. 2026-03-20
   listed $112,000 Active
3. 1986-06-04
   soldstatus $35,000

ⓘ 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: $819 · $68/mo
• Projected year-2 tax: $1,008 · $84/mo
• Expected delta: +$189/yr (+$16/mo · 23.1%)

ⓘ 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 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: $13,037
• − Mortgage interest: −$6,274
• − Property taxes: −$819
• − Insurance: −$560
• − Repairs & maintenance: −$1,043
• − Management: −$1,043
• − Depreciation: −$3,258
• Taxable income: $41
• Est. tax owed @ 24.0%: −$10
• After-tax cash flow: $1,863/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

+220.0% since first listed

3 events — show timeline

• 2026-04-04 Pending — MLSOK
• 2026-03-20 Listed $112,000 MLSOK
• 1986-06-04 Sold (Public Records) $35,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $819 · +4.4% YoY. Source: county tax records.