800 SE 49th St · Oklahoma City, OK 73129

$99,000

2 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 77 Days on market

Built 1930 7,000 sqft lot $93/sqft · 12% above area Est $89k · 12% over ↓ 16% since listing

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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 +25.6/30.0
• DSCR +8.5/10.0
• 1% rule +5.9/10.0
• Appreciation +5.9/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.3/15.0
• Schools +0.7/10.0

Listing remarks MLS

Exciting Investment Opportunity! Seller is offering $5,000 in seller credit at closing. With modern updates, this home can truly shine! Potential to add a small bedroom. Sits in a thriving Community with new builds that are popping up on the same street, enhancing the neighborhood and driving up property values. Your investment here is sure to pay off! Perfect for homeowners who love a project! Put your personal touch on this home and create the space you've always envisioned. Don’t miss out on this opportunity to invest in a property with unlimited potential. Let's make your vision a reality!

Key facts

• Additional bedroom
• Modern updates
• 7,000 sq ft lot

Tags

• MODERN UPDATES
• ADDITIONAL BEDROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $233 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $93k (6.0% below list) — sets the bar for market timing.
• 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: 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: 83 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 5,365 units permitted in Oklahoma County in 2024 (569 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($684 loan paydown + $2k appreciation (1.8% local appreciation)).
• Oklahoma County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.8% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $93,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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: 1.09% ✓
• Cap rate: 9.12%
• Cash-on-cash: 10.09%
• DSCR: 1.45
• GRM: 7.6

CMA / ARV

• ARV (median comp): $88,757
• List price: $99,000
• Delta: 11.54%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
520 SE 47th St	0.19mi	3/1.0 (+1)	1,056 (-1%)	2mo	$140,000	$133	83
321 SE 49th St	0.37mi	2/1.0	1,126 (+6%)	4mo	$95,000	$84	69
719 SE 50th St	0.04mi	3/2.0 (+1)	1,100 (+3%)	18mo	$154,900	$141	68
5304 S Byers Ave	0.37mi	3/1.0 (+1)	1,120 (+5%)	10mo	$150,000	$134	60
220 SE 53rd St	0.55mi	3/1.0 (+1)	1,005 (-6%)	0mo	$145,000	$144	60
444 SE 46th St	0.29mi	2/1.5	1,212 (+14%)	2mo	$120,000	$99	60
508 SE 49th St	0.16mi	3/2.0 (+1)	1,216 (+14%)	6mo	$178,000	$146	55
322 SE 55th St	0.54mi	3/2.0 (+1)	1,128 (+6%)	5mo	$174,500	$155	52
723 SE 44th St	0.37mi	3/1.0 (+1)	1,200 (+13%)	8mo	$115,000	$96	49
6008 Johnnie Ter	0.68mi	3/2.0 (+1)	1,142 (+7%)	2mo	$160,000	$140	46
809 SE 43rd St	0.44mi	3/1.0 (+1)	910 (-14%)	15mo	$145,000	$159	38
28 SE 51st St	0.75mi	3/2.0 (+1)	1,152 (+8%)	14mo	$139,000	$121	30

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

Projected returns pro-forma

1.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.8%
• Equity multiple: 1.73×
• Total profit: $20,346
• Equity at exit: $37,700

10-year hold

• IRR: 16.6%
• Equity multiple: 3.16×
• Total profit: $59,998
• Equity at exit: $53,272

Cash invested: $27,720 (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 73129

• Home prices YoY: 0.7%
• Active inventory: 83
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,080 high
• Mortgage (P&I): −$519
• Tax from tax record: −$60 /mo · $718/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $233

Break-even live

Break-even rent $785

Max offer price $99,000

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1501 SE 52nd St Oklahoma City, OK	3.0	2.0	1012	$1,200	$1.19	23d	1	0.72mi
1528 SE 49th Ter Oklahoma City, OK	3.0	1.0	912	$1,100	$1.21	23d	1	0.77mi
6052 Johnnie Ter Oklahoma City, OK	3.0	2.0	1223	$1,295	$1.06	4d	1	0.77mi
1528 SE 47th Pl Oklahoma City, OK	3.0	1.0	1092	$1,300	$1.19	4d	1	0.79mi
109 SE 42nd St Apt A Oklahoma City, OK	2.0	1.0	800	$799	$1.00	17d	1	0.81mi
4101 S Shields Blvd Apt 3B Oklahoma City, OK	3.0	2.0	957	$1,025	$1.07	4d	1	0.81mi
4101 S Shields Blvd Unit Shields 3B Oklahoma City, OK	3.0	2.0	957	$1,050	$1.10	23d	1	0.81mi
101 SE 42nd St Unit B Oklahoma City, OK	2.0	1.0	740	$645	$0.87	43d	1	0.82mi
808 SE 61st St Oklahoma City, OK	3.0	1.0	736	$940	$1.28	43d	1	0.88mi
1413 SE 39th St Oklahoma City, OK	3.0	1.0	1004	$1,125	$1.12	43d	1	0.89mi
6144 Cielo Ter Oklahoma City, OK	3.0	2.0	1149	$1,450	$1.26	2d	1	0.89mi
24 SW 54th St Oklahoma City, OK	3.0	1.5	1272	$1,400	$1.10	43d	1	0.96mi
6321 Johnnie Ter Oklahoma City, OK	3.0	1.0	850	$1,150	$1.35	43d	1	0.99mi
6413 S Lindsay Ave Oklahoma City, OK	3.0	1.0	1150	$1,150	$1.00	43d	1	1.02mi
5113 S Sage Ave Oklahoma City, OK	3.0	1.5	996	$1,025	$1.03	2d	1	1.09mi
6513 Ashby Ter Oklahoma City, OK	3.0	2.0	1049	$1,095	$1.04	23d	1	1.10mi
4305 S Nebraska Ave Oklahoma City, OK	3.0	2.0	1145	$1,200	$1.05	43d	1	1.13mi
6612 S Stiles Ave Oklahoma City, OK	2.0	1.0	870	$800	$0.92	43d	1	1.22mi
311 SE 66th St Oklahoma City, OK	1.0	1.0	750	$700	$0.93	43d	1	1.22mi
311 SE 66th St Unit 6620-301 Oklahoma City, OK	2.0	1.0	870	$850	$0.98	43d	1	1.22mi
311 SE 66th St Oklahoma City, OK	1.0	1.0	750	$700	$0.93	2d	1	1.22mi
5804 S Harvey Ave Oklahoma City, OK	1.0	1.0	780	$675	$0.87	21d	1	1.24mi
6050 S Harvey Ave Apt 103 Oklahoma City, OK	2.0	1.0	780	$929	$1.19	23d	1	1.28mi
6050 S Harvey Ave Oklahoma City, OK	2.0	1.0	780	$929	$1.19	43d	1	1.28mi
904 SE 69th St Oklahoma City, OK	3.0	1.5	911	$1,150	$1.26	23d	1	1.33mi
5542 S Walker Ave Oklahoma City, OK	2.0	1.0	681	$920	$1.35	2d	1	1.35mi
3906 S Hudson Ave Oklahoma City, OK	1.0	1.0	700	$750	$1.07	23d	1	1.42mi
6516 Anderson Dr Oklahoma City, OK	3.0	1.0	720	$825	$1.15	43d	1	1.44mi

Listing history 4 events

1. 2026-05-31
   days on market $99,000 Active 77 DOM
2. 2026-04-13
   price $99,000 606-char remark

   Show marketing remark (606 chars)

   Exciting Investment Opportunity! Seller is offering $5,000 in seller credit at closing. With modern updates, this home can truly shine! Potential to add a small bedroom. Sits in a thriving Community with new builds that are popping up on the same street, enhancing the neighborhood and driving up property values. Your investment here is sure to pay off! Perfect for homeowners who love a project! Put your personal touch on this home and create the space you've always envisioned. Don’t miss out on this opportunity to invest in a property with unlimited potential. Let's make your vision a reality!

3. 2026-03-19
   price $109,900 606-char remark

   Show marketing remark (606 chars)

   Exciting Investment Opportunity! Seller is offering $5,000 in seller credit at closing. With modern updates, this home can truly shine! Potential to add a small bedroom. Sits in a thriving Community with new builds that are popping up on the same street, enhancing the neighborhood and driving up property values. Your investment here is sure to pay off! Perfect for homeowners who love a project! Put your personal touch on this home and create the space you've always envisioned. Don’t miss out on this opportunity to invest in a property with unlimited potential. Let's make your vision a reality!

4. 2026-03-15
   listed $118,500 Active 606-char remark

   Show marketing remark (606 chars)

   Exciting Investment Opportunity! Seller is offering $5,000 in seller credit at closing. With modern updates, this home can truly shine! Potential to add a small bedroom. Sits in a thriving Community with new builds that are popping up on the same street, enhancing the neighborhood and driving up property values. Your investment here is sure to pay off! Perfect for homeowners who love a project! Put your personal touch on this home and create the space you've always envisioned. Don’t miss out on this opportunity to invest in a property with unlimited potential. Let's make your vision a reality!

ⓘ 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: $718 · $60/mo
• Projected year-2 tax: $891 · $74/mo
• Expected delta: +$173/yr (+$14/mo · 24.0%)

ⓘ 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 5/10 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: $12,963
• − Mortgage interest: −$5,546
• − Property taxes: −$718
• − Insurance: −$495
• − Repairs & maintenance: −$1,037
• − Management: −$1,037
• − Depreciation: −$2,880
• Taxable income: $1,250
• Est. tax owed @ 24.0%: −$300
• After-tax cash flow: $2,498/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): 20,014
• Household income: $46,670
• Rent vs Own: 49.9% rent · 50.1% own
• Severe rent burden: 611.0

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 0.61)
• Race & ethnicity: Hispanic / Latino 57% Two or more races 26% White 26% Black 9% Native American 7% Asian 1%
• Hispanic origin (detail): Mexican 53%
• Common ancestry: Italian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 24% · Canada, Dominican Republic
• Languages at home: 54% English-only · Spanish 44% Other Asian/Pacific 1% Vietnamese 1%

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: ▲ 1.75%
• Current HPI: 250.8581
• Rent YoY: —
• 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

-16.5% since first listed

3 events — show timeline

• 2026-04-13 Price Changed $99,000 MLSOK
• 2026-03-19 Price Changed $109,900 MLSOK
• 2026-03-15 Listed $118,500 MLSOK

Property tax history

+5.1%/yr

Latest (2025): $718 · +4.4% YoY. Source: county tax records.