1900 SW 13th St · Oklahoma City, OK 73108

$59,900

2 bd · 2.0 ba · 825 sqft · SingleFamily public records · 95 Days on market

Built 1967 10,498 sqft lot $73/sqft · 38% below area Est $96k · 38% under

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Why this score? — see what drove the A- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.5/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks MLS

House to be shown only after accepted contract. Current renters on month to month lease. Rental opportunity or invest in 3 lot property. Properties being sold strictly as is. Seller has 3 other rental properties nearby that can be sold as a package.

Key facts

• 0.24 acre lot
• Garage
• Built 1967

🏷️ Possibly a rental listed for sale. The $59,900 price doesn't fit this home's estimated sale value (~$95,890) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $540 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $55k (9.0% below list) — sets the bar for market timing.
• Cap rate 17.1% 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: 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: 79 active listings in the ZIP; 11 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).

Forward outlook

• In year one you build about $3k of equity ($414 loan paydown + $3k appreciation (4.9% local appreciation)).
• Oklahoma County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.9% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $60k (50%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $33k; list at $60k implies a 80% 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 $54,509 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.95% ✓
• Cap rate: 17.12%
• Cash-on-cash: 38.66%
• DSCR: 2.72
• GRM: 4.3

CMA / ARV

• ARV (median comp): $95,890
• List price: $59,900
• Delta: -37.53%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1101 S Pennsylvania Ave	0.22mi	2/1.0	875 (+6%)	12mo	$40,000	$46	66
1400 14th Pl	0.64mi	2/1.0	872 (+6%)	15mo	$75,000	$86	44
1325 SW 14th St	0.72mi	2/1.0	840 (+2%)	20mo	$117,000	$139	43
1245 SW 19th St	0.65mi	3/1.5 (+1)	944 (+14%)	23mo	$85,000	$90	20

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.94% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 47.0%
• Equity multiple: 3.86×
• Total profit: $48,003
• Equity at exit: $33,717

10-year hold

• IRR: 44.9%
• Equity multiple: 7.88×
• Total profit: $115,472
• Equity at exit: $58,003

Cash invested: $16,772 (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 73108

• Home prices YoY: 1.7%
• Active inventory: 79
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,169 high
• Mortgage (P&I): −$314
• Tax from tax record: −$44 /mo · $525/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $540

Break-even live

Break-even rent $485

Max offer price $59,900

Occupancy floor 49%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1800 Exchange Ave Unit 1/2 Oklahoma City, OK	1.0	2.0	550	$725	$1.32	23d	1	0.13mi
1632 Birch St Oklahoma City, OK	2.0	1.0	935	$775	$0.83	2d	1	0.28mi
1323 S Blackwelder Ave Oklahoma City, OK	2.0	1.0	651	$1,095	$1.68	43d	1	0.47mi
1056 Hangar Dr Oklahoma City, OK	2.0	1.5	844	$2,400	$2.84	43d	1	0.91mi
2125 SW 26th St Unit B Oklahoma City, OK	1.0	1.0	800	$700	$0.88	23d	1	0.93mi
934 Hangar Dr Unit 7 Oklahoma City, OK	1.0	1.0	635	$1,500	$2.36	44d	1	1.03mi
934 Hangar Dr Unit 3 Oklahoma City, OK	2.0	2.0	864	$1,550	$1.79	43d	1	1.03mi
934 Hangar Dr Unit 1 Oklahoma City, OK	1.0	1.0	591	$1,300	$2.20	16d	1	1.03mi
900 Hangar Dr Oklahoma City, OK	2.0	1.0–2.0	743	$2,075	$2.79	1d	37	1.07mi
2922 SW 19th St Oklahoma City, OK	3.0	1.0	1056	$1,350	$1.28	2d	1	1.15mi
3200 SW 20th St Oklahoma City, OK	3.0	1.0	1032	$1,000	$0.97	20d	1	1.50mi

Listing history 9 events

1. 2026-05-31
   status $59,900 Pending 95 DOM
2. 2026-05-14
   price $59,900 249-char remark

   Show marketing remark (249 chars)

   House to be shown only after accepted contract. Current renters on month to month lease. Rental opportunity or invest in 3 lot property. Properties being sold strictly as is. Seller has 3 other rental properties nearby that can be sold as a package.

3. 2026-04-22
   price $89,000 249-char remark

   Show marketing remark (249 chars)

   House to be shown only after accepted contract. Current renters on month to month lease. Rental opportunity or invest in 3 lot property. Properties being sold strictly as is. Seller has 3 other rental properties nearby that can be sold as a package.

4. 2026-02-24
   listed $120,000 Active 249-char remark

   Show marketing remark (249 chars)

   House to be shown only after accepted contract. Current renters on month to month lease. Rental opportunity or invest in 3 lot property. Properties being sold strictly as is. Seller has 3 other rental properties nearby that can be sold as a package.

5. 2017-12-13
   soldstatus $33,250 Sold 405-char remark

   Show marketing remark (405 chars)

   Offer accepted AND accepting BACK-UPS! Perfect home for the buy-and-hold investor! Two bed and one & one-half bath home with a detached garage. Longtime, satisfied tenants, who prefer to stay, pay $400 per month. Home sits on three lots with one available for an additional build. The almost 1/4 acre property sits on the SW corner of S. Penn & SW 13th St., with easy access to 1-40 and downtown.

6. 2017-11-09
   status Pending 405-char remark

   Show marketing remark (405 chars)

   Offer accepted AND accepting BACK-UPS! Perfect home for the buy-and-hold investor! Two bed and one & one-half bath home with a detached garage. Longtime, satisfied tenants, who prefer to stay, pay $400 per month. Home sits on three lots with one available for an additional build. The almost 1/4 acre property sits on the SW corner of S. Penn & SW 13th St., with easy access to 1-40 and downtown.

7. 2017-11-07
   status Active 405-char remark

   Show marketing remark (405 chars)

   Offer accepted AND accepting BACK-UPS! Perfect home for the buy-and-hold investor! Two bed and one & one-half bath home with a detached garage. Longtime, satisfied tenants, who prefer to stay, pay $400 per month. Home sits on three lots with one available for an additional build. The almost 1/4 acre property sits on the SW corner of S. Penn & SW 13th St., with easy access to 1-40 and downtown.

8. 2017-11-07
   status Pending 405-char remark

   Show marketing remark (405 chars)

   Offer accepted AND accepting BACK-UPS! Perfect home for the buy-and-hold investor! Two bed and one & one-half bath home with a detached garage. Longtime, satisfied tenants, who prefer to stay, pay $400 per month. Home sits on three lots with one available for an additional build. The almost 1/4 acre property sits on the SW corner of S. Penn & SW 13th St., with easy access to 1-40 and downtown.

9. 2017-10-27
   listed $42,500 Active 405-char remark

   Show marketing remark (405 chars)

   Offer accepted AND accepting BACK-UPS! Perfect home for the buy-and-hold investor! Two bed and one & one-half bath home with a detached garage. Longtime, satisfied tenants, who prefer to stay, pay $400 per month. Home sits on three lots with one available for an additional build. The almost 1/4 acre property sits on the SW corner of S. Penn & SW 13th St., with easy access to 1-40 and downtown.

ⓘ 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: $525 · $44/mo
• Projected year-2 tax: $539 · $45/mo
• Expected delta: +$14/yr (+$1/mo · 2.7%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,022
• − Mortgage interest: −$3,355
• − Property taxes: −$525
• − Insurance: −$300
• − Repairs & maintenance: −$1,122
• − Management: −$1,122
• − Depreciation: −$1,743
• Taxable income: $5,856
• Est. tax owed @ 24.0%: −$1,406
• After-tax cash flow: $5,078/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
• City population: 498,656
• Population (ZIP): 15,239

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 (65%)
• Race & ethnicity: Hispanic / Latino 65% Two or more races 28% White 20% Black 8% Native American 7%
• Hispanic origin (detail): Mexican 59% Puerto Rican 1%
• Common ancestry: Italian 1%
• Foreign-born: 27% · Canada
• Languages at home: 46% English-only · Spanish 52%

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: ▲ 4.94%
• Current HPI: 293.2571
• Rent YoY: —
• Metro: —
• 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

+40.9% since first listed

8 events — show timeline

• 2026-05-14 Price Changed $59,900 MLSOK
• 2026-04-22 Price Changed $89,000 MLSOK
• 2026-02-24 Listed $120,000 MLSOK
• 2017-12-13 Sold (MLS) $33,250 MLSOK
• 2017-11-09 Pending — MLSOK
• 2017-11-07 Relisted — MLSOK
• 2017-11-07 Pending — MLSOK
• 2017-10-27 Listed $42,500 MLSOK

Property tax history

+3.2%/yr

Latest (2025): $525 · +4.4% YoY. Source: county tax records.