1401 SW 35th St · Oklahoma City, OK 73119

$85,000

3 bd · 2.0 ba · 1,130 sqft · SingleFamily public records · 23 Days on market

Built 1948 6,499 sqft lot $75/sqft · 26% below area Est $114k · 26% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• 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

Welcome to this inviting home located in an established neighborhood in the heart of Oklahoma City! This property offers a fantastic opportunity for homeowners or investors looking for comfort, convenience, and value. With 3 bedrooms and 1 bath. Remodel the home to your liking. ? Property Highlights: • Spacious layout with plenty of natural light • Comfortable living area perfect for relaxing or entertaining • Generously sized bedrooms • Large yard with room to enjoy outdoor living, gardening, or pets • Convenient location with easy access to shopping, dining, and major highways Whether you're a first-time buyer, downsizing, or adding to your investment portfolio,

Key facts

• Central location
• Large yard
• Convenient location

Tags

• LARGE YARD
• CONVENIENT LOCATION
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING
• EASY ACCESS TO MAJOR HIGHWAYS
• CENTRAL LOCATION

Property features AI

Finance

• Other: Homestead not indicated; Directions: From Indiana and SW 35th west to Home.
• Financial info: Property not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Home design: Single-family residence; One story; Residential property; Located in Sunset Park Addition
• Construction: Brick construction; Composition roof; Built existing (established property)
• Exterior features: Corner lot

Interior

• Bedrooms: 3 bedrooms (all on one level)
• Bathrooms: 1 full bathroom
• Interior features: Covered porch; One living area; One dining area; No fireplace; Conventional foundation

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $379 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.6% 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: Coolidge Es (math 4% / reading 7%, grade F, #763 of 845 statewide, top 91%, 505 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); 95 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $588 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.
• At projected returns (-3.0% appreciation + 1.1% rent growth), your $24k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $32k; list at $85k implies a 170% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — 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 $83,725 (1.5% below list)

Questions for the listing agent

1. Built in 1948 — 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: 1.39% ✓
• Cap rate: 11.65%
• Cash-on-cash: 19.13%
• DSCR: 1.85
• GRM: 6.0

CMA / ARV

• ARV (median comp): $114,214
• List price: $85,000
• Delta: -25.58%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1128 SW 38th St	0.39mi	3/2.0	1,076 (-5%)	0mo	$138,000	$128	74
1216 SW 39th St	0.38mi	3/2.0	1,064 (-6%)	2mo	$87,550	$82	71
1134 SW 42nd St	0.57mi	3/1.0	1,154 (+2%)	3mo	$175,000	$152	64
1405 SW 44th St	0.57mi	3/1.0	1,085 (-4%)	1mo	$120,000	$111	62
3225 S Douglas Ave	0.41mi	3/2.0	1,260 (+12%)	6mo	$175,000	$139	56
1544 SW 43rd St	0.58mi	3/1.0	1,176 (+4%)	7mo	$151,000	$128	56
1428 Reding Dr	0.30mi	3/1.0	973 (-14%)	4mo	$68,000	$70	56
1220 SW 39th St	0.37mi	3/1.0	1,288 (+14%)	1mo	$170,000	$132	55
2233 SW 40th St	0.65mi	4/1.0 (+1)	1,128 (-0%)	7mo	$138,100	$122	55
1428 SW 44th St	0.61mi	3/1.0	992 (-12%)	1mo	$132,400	$133	47
3901 S Youngs Blvd	0.65mi	3/1.0	1,025 (-9%)	6mo	$110,000	$107	45
1225 SW 46th St	0.73mi	2/1.0 (-1)	1,066 (-6%)	5mo	$70,000	$66	43

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: 9.0%
• Equity multiple: 1.34×
• Total profit: $8,204
• Equity at exit: $12,674

10-year hold

• IRR: 16.6%
• Equity multiple: 2.24×
• Total profit: $29,629
• Equity at exit: $7,349

Cash invested: $23,800 (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: 95
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,179 high
• Mortgage (P&I): −$446
• Tax from tax record: −$71 /mo · $853/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $379

Break-even live

Break-even rent $699

Max offer price $85,000

Occupancy floor 63%

Sensitivity live

Price	-10% $427	-5% $403	+0% $379	+5% $355	+10% $331
Rent	-10% $286	-5% $333	+0% $379	+5% $426	+10% $472
Rate	-1.0pp $422	-0.5pp $401	base $379	+0.5pp $357	+1.0pp $335

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1329 SW Grand Blvd Oklahoma City, OK	2.0	1.0	858	$1,050	$1.22	45d	1	0.10mi
2140 SW 35th St Oklahoma City, OK	3.0	2.0	976	$1,300	$1.33	45d	1	0.44mi
2119 SW 39th St Oklahoma City, OK	1.0–2.0	1.0	675	$909	$1.35	45d	1	0.46mi
1132 SW 40th St Oklahoma City, OK	3.0	2.0	1436	$1,350	$0.94	25d	1	0.48mi
2128 SW 41st St Oklahoma City, OK	2.0	1.0	860	$820	$0.95	3d	1	0.56mi
1345 SW 27th St Oklahoma City, OK	3.0	2.0	1153	$1,095	$0.95	3d	1	0.59mi
4330 S Barnes Ave Oklahoma City, OK	1.0–3.0	1.0–2.0	860	$1,099	$1.28	5d	9	0.64mi
2336 SW Grand Blvd Oklahoma City, OK	2.0	1.0	770	$995	$1.29	45d	1	0.69mi
1004 SW 45th St Oklahoma City, OK	2.0	1.0	756	$950	$1.26	25d	1	0.83mi
1338 South Dr Oklahoma City, OK	2.0	1.0	720	$1,150	$1.60	17d	1	0.99mi
4426 S Olie Ave Oklahoma City, OK	2.0	2.0	1159	$1,220	$1.05	13d	1	1.01mi
2612 SW 41st St Oklahoma City, OK	3.0	1.0	1164	$1,200	$1.03	25d	1	1.03mi
3407 S Lee Ave Oklahoma City, OK	2.0	1.0	900	$980	$1.09	45d	1	1.03mi
2640 SW 38th St Oklahoma City, OK	3.0	2.0	944	$1,050	$1.11	3d	1	1.05mi
733 SW 47th St Oklahoma City, OK	3.0	1.5	1228	$1,180	$0.96	25d	1	1.11mi
632 SW 44th St Oklahoma City, OK	2.0	1.0	958	$1,000	$1.04	5d	1	1.12mi
624 SW 44th St Oklahoma City, OK	2.0	1.0	1206	$1,500	$1.24	45d	1	1.13mi
1056 Hangar Dr Oklahoma City, OK	2.0	1.5	844	$2,400	$2.84	45d	1	1.19mi
2500 SW 48th St Oklahoma City, OK	2.0	1.0	1096	$1,050	$0.96	45d	1	1.20mi
934 Hangar Dr Unit 3 Oklahoma City, OK	2.0	2.0	864	$1,550	$1.79	45d	1	1.26mi
900 Hangar Dr Oklahoma City, OK	2.0	1.0–2.0	743	$2,075	$2.79	3d	37	1.30mi
800 SW 52nd St Oklahoma City, OK	2.0	1.0	920	$995	$1.08	25d	1	1.36mi
620 SW 50th St Oklahoma City, OK	2.0	1.0	977	$1,100	$1.13	3d	1	1.37mi
3312 S Harvey Ave Oklahoma City, OK	2.0	1.0	840	$1,100	$1.31	21d	1	1.38mi
2400 SW 53rd St Oklahoma City, OK	4.0	1.5	1440	$1,400	$0.97	13d	1	1.41mi
5609 S Rockwood Ave Oklahoma City, OK	3.0	1.0	1198	$1,075	$0.90	25d	1	1.45mi
2741 SW Murray Dr Oklahoma City, OK	3.0	1.0	949	$1,395	$1.47	3d	1	1.48mi
2921 SW 28th St Oklahoma City, OK	3.0	1.0	1125	$1,490	$1.32	45d	1	1.48mi
1025 SW 57th St Oklahoma City, OK	4.0	1.5	1288	$1,350	$1.05	45d	1	1.50mi

Listing history 10 events

1. 2026-06-07
   statusdays on market $85,000 Pending 23 DOM
2. 2026-06-05
   days on market $85,000 Active 22 DOM
3. 2026-06-03
   days on market $85,000 Active 21 DOM
4. 2026-06-02
   days on market $85,000 Active 20 DOM
5. 2026-06-01
   days on market $85,000 Active 19 DOM
6. 2026-05-31
   days on market $85,000 Active 18 DOM
7. 2026-05-11
   status Pending 1037-char remark
8. 2026-05-02
   listed $85,000 Active 1037-char remark
9. 1990-03-05
   soldstatus $31,500
10. 1985-02-01
    soldstatus $47,000

ⓘ 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: $853 · $71/mo
• Projected year-2 tax: $853 · $71/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 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: $14,151
• − Mortgage interest: −$4,761
• − Property taxes: −$853
• − Insurance: −$425
• − Repairs & maintenance: −$1,132
• − Management: −$1,132
• − Depreciation: −$2,473
• Taxable income: $3,374
• Est. tax owed @ 24.0%: −$810
• After-tax cash flow: $3,742/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

+80.9% since first listed

6 events — show timeline

• 2026-06-05 Pending — MLSOK
• 2026-05-21 Relisted — MLSOK
• 2026-05-11 Pending — MLSOK
• 2026-05-02 Listed $85,000 MLSOK
• 1990-03-05 Sold (Public Records) $31,500 Public Records
• 1985-02-01 Sold (Public Records) $47,000 Public Records

Property tax history

+4.6%/yr

Latest (2025): $853 · +22.3% YoY. Source: county tax records.