602 SE 34th St · Oklahoma City, OK 73129

$79,999

2 bd · 1.0 ba · 846 sqft · SingleFamily public records · 20 Days on market

Built 1960 7,000 sqft lot Est $135k · 41% 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 +28.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• Appreciation +5.9/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks

Investor special with tons of potential! This property is a true blank slate ready for a full renovation. Home needs significant repairs and updates but offers a great opportunity for investors, flippers, or buyers looking to build equity. Spacious lot with endless possibilities to reimagine and add value. Bring your vision and contractor! Property to be sold as-is.

Key facts

• Spacious lot
• Full renovation
• 7,000 sq ft lot

Tags

• SPACIOUS LOT
• FULL RENOVATION

Property features AI

Finance

• Other: Corner lot in Lawrence Place addition
• Financial info: Sold as-is; cash offers accepted; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Utilities: No storm shelter
• Home design: Single family residence; One-level home; North-facing
• Construction: Frame and masonry veneer construction; Composition roof; Slab foundation; Built (existing)
• Exterior features: Covered porch; Corner lot; Chain link fencing

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Other heating; Window unit(s) for cooling
• Interior features: Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $262 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($990 rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.2% 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: Cesar Chavez Es (math 4% / reading 3%, grade F, #797 of 845 statewide, top 95%, 630 students, 0% FRL); 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: 83 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 ($553 loan paydown + $1k 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 $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $30k; list at $80k implies a 167% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,799 (1.5% below list)

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: 1.24% ✓
• Cap rate: 10.23%
• Cash-on-cash: 14.06%
• DSCR: 1.63
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $134,514
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
617 SW 35th St	0.06mi	2/1.0	776 (-8%)	6mo	$146,000	$188	78
312 SE 40th St	0.47mi	2/1.0	843 (-0%)	3mo	$160,000	$190	75
633 SE 39th St	0.31mi	3/1.0 (+1)	885 (+5%)	5mo	$156,000	$176	68
313 SE 40th St	0.44mi	2/1.0	836 (-1%)	12mo	$155,900	$186	68
717 SE 31st St	0.29mi	2/1.0	770 (-9%)	7mo	$54,900	$71	66
716 SE 31st St	0.27mi	3/1.0 (+1)	864 (+2%)	19mo	$123,000	$142	63
720 SE 31st St	0.28mi	2/1.0	960 (+14%)	9mo	$80,000	$83	57
206 SE 25th St	0.74mi	2/1.0	884 (+4%)	6mo	$34,000	$38	53
414 SE 24th St	0.72mi	2/1.0	860 (+2%)	16mo	$89,000	$103	50
2 SE 39th St	0.72mi	2/1.0	892 (+5%)	16mo	$100,000	$112	44
809 SE 43rd St	0.63mi	3/1.0 (+1)	910 (+8%)	15mo	$145,000	$159	40
1100 SE 39th St	0.61mi	3/1.5 (+1)	744 (-12%)	20mo	$148,000	$199	28

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: 17.8%
• Equity multiple: 1.95×
• Total profit: $21,171
• Equity at exit: $30,464

10-year hold

• IRR: 20.3%
• Equity multiple: 3.62×
• Total profit: $58,728
• Equity at exit: $43,047

Cash invested: $22,400 (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: 6.7×

Monthly cashflow live

• Estimated rent: $990 high
• Mortgage (P&I): −$420
• Tax from tax record: −$67 /mo · $802/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $262

Break-even live

Break-even rent $658

Max offer price $79,999

Occupancy floor 68%

Sensitivity live

Price	-10% $308	-5% $285	+0% $262	+5% $240	+10% $217
Rent	-10% $184	-5% $223	+0% $262	+5% $302	+10% $341
Rate	-1.0pp $303	-0.5pp $283	base $262	+0.5pp $242	+1.0pp $221

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4101 S Shields Blvd Unit Shields 3B Oklahoma City, OK	3.0	2.0	957	$1,050	$1.10	24d	1	0.58mi
4101 S Shields Blvd Apt 3B Oklahoma City, OK	3.0	2.0	957	$1,025	$1.07	4d	1	0.58mi
407 SE 25th St Oklahoma City, OK	3.0	1.0	896	$1,275	$1.42	45d	1	0.69mi
109 SE 42nd St Apt A Oklahoma City, OK	2.0	1.0	800	$799	$1.00	17d	1	0.70mi
101 SE 42nd St Unit B Oklahoma City, OK	2.0	1.0	740	$645	$0.87	44d	1	0.72mi
317 SE 24th St Oklahoma City, OK	2.0	1.0	917	$950	$1.04	4d	1	0.79mi
1413 SE 39th St Oklahoma City, OK	3.0	1.0	1004	$1,125	$1.12	44d	1	0.82mi
220 SW 34th St Oklahoma City, OK	1.0	1.0	625	$725	$1.16	44d	1	0.91mi
630 SE 21st St Oklahoma City, OK	3.0	2.0	1000	$1,095	$1.09	44d	1	0.94mi
526 SE 21st St Oklahoma City, OK	3.0	1.0	1054	$1,150	$1.09	4d	1	0.95mi
3312 S Harvey Ave Oklahoma City, OK	2.0	1.0	840	$1,100	$1.31	21d	1	0.96mi
4908 S Stiles Ave Oklahoma City, OK	2.0	1.0	600	$1,000	$1.67	44d	1	0.97mi
3913 S Harvey Ave Unit 2 Oklahoma City, OK	1.0	1.0	568	$900	$1.58	44d	1	1.02mi
726 SE 20th St Oklahoma City, OK	2.0	1.0	672	$1,095	$1.63	44d	1	1.02mi
3906 S Hudson Ave Oklahoma City, OK	1.0	1.0	700	$750	$1.07	24d	1	1.09mi
116 SW 23rd St Oklahoma City, OK	1.0	1.0	700	$650	$0.93	44d	1	1.11mi
115 SW 23rd St Oklahoma City, OK	1.0	1.0	750	$575	$0.77	16d	1	1.13mi
316 SW 27th St Unit 4 Oklahoma City, OK	1.0	1.0	615	$679	$1.10	12d	1	1.14mi
316 SW 27th St Unit 8 Oklahoma City, OK	1.0	1.0	615	$679	$1.10	44d	1	1.14mi
404 SW 26th St Unit 6 Oklahoma City, OK	1.0	1.0	600	$645	$1.07	12d	1	1.22mi
3618 S Lee Ave Oklahoma City, OK	1.0	1.0	760	$850	$1.12	44d	1	1.27mi
3616 S Lee Ave Oklahoma City, OK	1.0	1.0	760	$775	$1.02	44d	1	1.27mi
3407 S Lee Ave Oklahoma City, OK	2.0	1.0	900	$980	$1.09	44d	1	1.29mi
1528 SE 47th Pl Oklahoma City, OK	3.0	1.0	1092	$1,300	$1.19	4d	1	1.31mi
1528 SE 49th Ter Oklahoma City, OK	3.0	1.0	912	$1,100	$1.21	24d	1	1.38mi
5113 S Sage Ave Oklahoma City, OK	3.0	1.5	996	$1,025	$1.03	2d	1	1.42mi
540 SW 24th St #3 Oklahoma City, OK	1.0	1.0	726	$625	$0.86	44d	1	1.44mi
1501 SE 52nd St Oklahoma City, OK	3.0	2.0	1012	$1,200	$1.19	24d	1	1.45mi

Listing history 13 events

1. 2026-06-18
   days on market $79,999 Active 20 DOM
2. 2026-06-17
   days on market $79,999 Active 19 DOM
3. 2026-06-16
   days on market $79,999 Active 18 DOM
4. 2026-06-15
   days on market $79,999 Active 17 DOM
5. 2026-06-13
   days on market $79,999 Active 15 DOM
6. 2026-06-09
   days on market $79,999 Active 11 DOM
7. 2026-06-08
   days on market $79,999 Active 10 DOM
8. 2026-06-07
   days on market $79,999 Active 9 DOM
9. 2026-06-05
   days on market $79,999 Active 6 DOM
10. 2026-06-03
    days on market $79,999 Active 5 DOM
11. 2026-06-02
    days on market $79,999 Active 4 DOM
12. 2026-06-01
    days on market $79,999 Active 3 DOM
13. 2026-05-31
    days on market $79,999 Active 2 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: $802 · $67/mo
• Projected year-2 tax: $802 · $67/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 5/10 Major 6 d/yr ≥107°F today · 16 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: $11,881
• − Mortgage interest: −$4,481
• − Property taxes: −$802
• − Insurance: −$400
• − Repairs & maintenance: −$950
• − Management: −$950
• − Depreciation: −$2,327
• Taxable income: $1,969
• Est. tax owed @ 24.0%: −$473
• After-tax cash flow: $2,677/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

+370.6% since first listed

3 events — show timeline

• 2026-05-29 Listed $79,999 MLSOK
• 2026-04-30 Sold (Public Records) $30,000 Public Records
• 1998-02-10 Sold (Public Records) $17,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $802 · +4.4% YoY. Source: county tax records.