2944 SW 52nd Pl · Oklahoma City, OK 73119

$120,000

3 bd · 2.0 ba · 1,288 sqft · SingleFamily public records · 3 Days on market

Built 1960 6,965 sqft lot Est $164k · 27% under

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Why this score? — see what drove the C+ 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 +25.4/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +5.6/10.0
• Livability +4.0/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

3 bedroom, 2 bath, 2 car garage with a large backyard and shed included. House is in a great area and has a lot of space. The backyard is big with a large covered patio. Needs some work and seller selling AS-IS. Will be a great home. OFFER DEADLINE 06/04/2026 at 9pm. MULTIPLE OFFER INTEREST

Key facts

• Large backyard
• Covered patio
• Great area

Tags

• LARGE BACKYARD
• COVERED PATIO
• GREAT AREA

Property features AI

Finance

• Other: Living area reported as 1,288 (assessor); Lot size roughly 0.16 acre; No storm shelter; Property listed as active and vacant (not occupied)
• Financial info: Assumable loan: No; Current listing price: $120,000
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Utilities: No flood insurance indicated
• Home design: Single-family residence; One level; Residential property
• Construction: Brick and frame construction; Composition roof; Conventional foundation; Built (existing property)
• Exterior features: Covered patio; Outbuildings; Interior lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: No fireplace; No in-law plan noted

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $278 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Cap rate 9.1% 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: Arthur Es (math 2% / reading 8%, grade F, #766 of 845 statewide, top 94%, 389 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 (+1.1%/yr); 93 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 5,365 units permitted in Oklahoma County in 2024 (569 in 5+ unit buildings).
• This rent runs 34% of the median local income ($45k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $45k; list at $120k implies a 167% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $120,000

Questions for the listing agent

1. Built in 1960 — 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: 1.06% ✓
• Cap rate: 9.07%
• Cash-on-cash: 9.92%
• DSCR: 1.44
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $163,576
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5305 S Drexel Ave	0.15mi	3/1.0	1,200 (-7%)	9mo	$159,500	$133	70
2701 SW 52nd St	0.38mi	3/1.0	1,224 (-5%)	1mo	$125,000	$102	70
3018 SW 56 St	0.20mi	3/1.0	1,102 (-14%)	4mo	$119,900	$109	59
3009 SW 61st St	0.62mi	3/2.0	1,193 (-7%)	2mo	$170,000	$142	57
2733 SW 54th Pl	0.29mi	4/1.0 (+1)	1,411 (+10%)	7mo	$165,000	$117	55
2825 SW 62nd St	0.74mi	4/1.0 (+1)	1,298 (+1%)	0mo	$92,000	$71	55
2624 Texoma Dr	0.55mi	3/1.0	1,176 (-9%)	7mo	$85,000	$72	50
2601 SW 49th St	0.53mi	3/1.0	1,148 (-11%)	5mo	$140,000	$122	49
2421 SW 55th St	0.70mi	4/1.0 (+1)	1,231 (-4%)	5mo	$180,000	$146	46
3013 SW 60th St	0.56mi	4/2.0 (+1)	1,456 (+13%)	12mo	$193,780	$133	38
2524 SW 49th St	0.61mi	3/1.0	1,097 (-15%)	7mo	$139,900	$128	37
2625 SW 46th St	0.69mi	3/1.0	1,135 (-12%)	11mo	$144,000	$127	35

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: -3.4%
• Equity multiple: 0.88×
• Total profit: $-4,158
• Equity at exit: $17,892

10-year hold

• IRR: 4.3%
• Equity multiple: 1.29×
• Total profit: $9,664
• Equity at exit: $10,375

Cash invested: $33,600 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,277 high
• Mortgage (P&I): −$629
• Tax from tax record: −$52 /mo · $626/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $278

Break-even live

Break-even rent $926

Max offer price $120,000

Occupancy floor 73%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2945 SW 54th St Oklahoma City, OK	3.0	1.5	1424	$1,295	$0.91	44d	1	0.08mi
5305 S Drexel Ave Oklahoma City, OK	4.0	1.0	1250	$1,199	$0.96	17d	1	0.14mi
5617 S May Ave Oklahoma City, OK	1.0–3.0	1.5	1000	$926	$0.93	24d	1	0.20mi
2741 SW 54th Pl Oklahoma City, OK	3.0	2.0	1059	$1,249	$1.18	2d	1	0.28mi
2741 SW Murray Dr Oklahoma City, OK	3.0	1.0	949	$1,395	$1.47	2d	1	0.41mi
2629 SW 56th St Oklahoma City, OK	3.0	2.5	1776	$1,550	$0.87	44d	1	0.46mi
2629 SW 56th St Oklahoma City, OK	3.0	3.0	1776	$1,550	$0.87	12d	1	0.46mi
2641 SW 57th St Oklahoma City, OK	3.0	1.5	1269	$1,320	$1.04	44d	1	0.46mi
2814 SW 59th St Oklahoma City, OK	2.0	1.5	1150	$1,085	$0.94	44d	1	0.47mi
2824 SW 59th St Oklahoma City, OK	2.0	2.0	1150	$1,085	$0.94	44d	1	0.55mi
2824 SW 59th St Oklahoma City, OK	2.0	2.0	1150	$1,085	$0.94	24d	1	0.55mi
2500 SW 48th St Oklahoma City, OK	2.0	1.0	1096	$1,050	$0.96	44d	1	0.70mi
2813 SW 62nd St Oklahoma City, OK	3.0	1.5	1001	$1,400	$1.40	24d	1	0.74mi
2400 SW 53rd St Oklahoma City, OK	4.0	1.5	1440	$1,400	$0.97	12d	1	0.74mi
2908 SW 62nd St Oklahoma City, OK	3.0	1.5	936	$1,450	$1.55	2d	1	0.77mi
3041 SW 40th Pl Oklahoma City, OK	3.0	2.0	1524	$1,550	$1.02	2d	1	0.91mi
2612 SW 41st St Oklahoma City, OK	3.0	1.0	1164	$1,200	$1.03	24d	1	0.94mi
5609 S Rockwood Ave Oklahoma City, OK	3.0	1.0	1198	$1,075	$0.90	24d	1	0.98mi
3705 SW 44th St Oklahoma City, OK	3.0	2.0	1224	$1,541	$1.26	2d	1	1.08mi
2640 SW 38th St Oklahoma City, OK	3.0	2.0	944	$1,050	$1.11	2d	1	1.09mi
2208 SW 61st Ter Oklahoma City, OK	4.0	1.0	1350	$1,880	$1.39	44d	1	1.14mi
2759 W I 240 Service Rd Oklahoma City, OK	1.0–2.0	1.0–1.5	725	$924	$1.27	4d	4	1.19mi
2120 SW 61st St Oklahoma City, OK	3.0	1.0	1101	$1,200	$1.09	44d	1	1.21mi
4330 S Barnes Ave Oklahoma City, OK	1.0–3.0	1.0–2.0	860	$1,099	$1.28	4d	9	1.26mi
2600 W I 240 Service Rd Oklahoma City, OK	3.0	2.5	1420	$1,299	$0.91	21d	1	1.38mi
2600 W I 240 Service Rd Oklahoma City, OK	2.0	2.0	1240	$1,099	$0.89	4d	1	1.38mi
2600 W Interstate 240 Service Rd Unit 2648 Oklahoma City, OK	2.0	2.5	1161	$1,099	$0.95	44d	1	1.44mi
2600 W Interstate 240 Service Rd Unit 2551 Oklahoma City, OK	2.0	2.5	1161	$1,099	$0.95	4d	1	1.44mi
2600 W Interstate 240 Service Rd Unit 2729 Oklahoma City, OK	2.0	1.5	1056	$999	$0.95	24d	1	1.44mi
2600 W Interstate 240 Service Rd Unit 2731 Oklahoma City, OK	2.0	1.5	1056	$999	$0.95	44d	1	1.44mi
2600 W Interstate 240 Service Rd Unit 2751 Oklahoma City, OK	4.0	3.0	1738	$1,600	$0.92	24d	1	1.44mi
2600 W Interstate 240 Service Rd Unit 2701-E Oklahoma City, OK	2.0	2.0	1240	$1,099	$0.89	44d	1	1.44mi
2600 W Interstate 240 Service Rd Unit 2544 Oklahoma City, OK	3.0	2.5	1420	$1,299	$0.91	44d	1	1.44mi
1421 SW 52nd St Oklahoma City, OK	3.0	2.0	1535	$1,500	$0.98	2d	1	1.46mi
1433 SW 60th St Oklahoma City, OK	3.0	2.0	942	$1,400	$1.49	44d	1	1.47mi
3416 S Liberty Ave Oklahoma City, OK	3.0	2.0	1400	$1,195	$0.85	3d	1	1.49mi
1625 SW 67th St Oklahoma City, OK	4.0	1.0	1730	$1,795	$1.04	2d	1	1.50mi

Listing history 3 events

1. 2026-06-07
   statusdays on market $120,000 Pending 3 DOM
2. 2026-06-05
   remarks 291-char remark
3. 2026-06-05
   listed $120,000 Active 1 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: $626 · $52/mo
• Projected year-2 tax: $1,080 · $90/mo
• Expected delta: +$454/yr (+$38/mo · 72.5%)

ⓘ 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 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: $15,330
• − Mortgage interest: −$6,722
• − Property taxes: −$626
• − Insurance: −$600
• − Repairs & maintenance: −$1,226
• − Management: −$1,226
• − Depreciation: −$3,491
• Taxable income: $1,438
• Est. tax owed @ 24.0%: −$345
• After-tax cash flow: $2,988/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

+400.0% since first listed

3 events — show timeline

• 2026-06-03 Listed $120,000 MLSOK
• 1994-05-02 Sold (Public Records) $45,000 Public Records
• 1991-10-01 Sold (Public Records) $24,000 Public Records

Property tax history

+0.3%/yr

Latest (2025): $626 · -0.6% YoY. Source: county tax records.