3328 SW 21st St · Oklahoma City, OK 73108

$144,900

3 bd · 2.0 ba · 924 sqft · SingleFamily public records · 1 Days on market

Built 1965 7,937 sqft lot Est $115k · 26% over

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Why this score? — see what drove the F 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 +8.4/30.0
• Appreciation +7.5/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +1.6/10.0
• Schools +0.7/10.0
• ARV discount +0.0/15.0

Listing remarks

Welcome home to this 4-bedroom, 1.5-bath home offering functional living space and convenient access to nearby amenities. Recent improvements include a new roof and new wood trim installed in 2024. Inside, you'll find durable tile flooring throughout, abundant storage cabinets in the kitchen, and a garage conversion that provides a spacious fourth bedroom with flexibility for a variety of needs. The fully fenced backyard features an open patio, deck, and a storage shed. Conveniently located less than a mile from highway access and a local park, with dining, shopping, and everyday conveniences just a short drive away. Schedule your private showing today!

Key facts

• Garage conversion
• New wood trim
• Tile flooring

Tags

• NEW ROOF
• NEW WOOD TRIM
• TILE FLOORING
• ABUNDANT STORAGE CABINETS
• GARAGE CONVERSION
• FULLY FENCED BACKYARD

Property features AI

Finance

• Other: Property listed as existing; Occupied; Home warranty not included
• Financial info: Financing options: Cash, Conventional, FHA/VA eligible
• HOA & community: No mandatory association dues

Exterior

• Parking: No parking details provided
• Security: No security features listed
• Utilities: Cable available; Electricity available; Natural gas available; Public utilities
• Home design: Single-family residence; One-level home; North-facing
• Construction: Brick and frame construction; Composition roof (roof updated 2024); Slab foundation
• Exterior features: Open patio; Outbuildings; Chain link fencing; Interior lot

Interior

• Kitchen: Free-standing gas range and oven; Microwave
• Bedrooms: 4 bedrooms
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Floor furnace heating
• Interior features: Microwave; Optional bedroom (flex space); One living area; No fireplace
• Laundry & utility: No specific laundry info provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $-129 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $122k (15.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $96k (33.7% below list).
• Recommended offer: $96k (33.7% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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: Rockwood Es (math 2% / reading 2%, grade F, #802 of 845 statewide, top 100%, 527 students, 0% FRL); Classen Ms of Advanced Studies (math 35% / reading 46%, grade F, #6 of 345 statewide, top 1%, 855 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: 79 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $8k of equity ($1k loan paydown + $7k appreciation (4.9% local appreciation)).
• Oklahoma County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $10k; list at $145k implies a 1349% 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 $96,058 (33.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.66% ✗
• Cap rate: 5.23%
• Cash-on-cash: -3.80%
• DSCR: 0.83
• GRM: 12.6

CMA / ARV

• ARV (on-the-fly): $114,576
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3124 SW 22nd St	0.27mi	3/1.0	850 (-8%)	3mo	$105,000	$124	67
3123 SW 18th St	0.35mi	3/1.0	938 (+2%)	16mo	$144,000	$154	64
3221 SW 21st St	0.16mi	3/2.0	1,037 (+12%)	15mo	$184,400	$178	60
3427 Campbell Pl	0.51mi	2/1.0 (-1)	1,008 (+9%)	0mo	$52,000	$52	52
3001 SW 26th St	0.60mi	3/1.0	1,000 (+8%)	3mo	$147,000	$147	51
3013 SW 15th St	0.64mi	2/1.0 (-1)	888 (-4%)	10mo	$55,000	$62	47
3214 SW 28th Ave	0.55mi	2/1.0 (-1)	856 (-7%)	11mo	$119,000	$139	44
2933 SW 20th St	0.53mi	2/1.0 (-1)	816 (-12%)	20mo	$82,000	$100	30
3209 S Independence Ave	0.72mi	2/1.5 (-1)	788 (-15%)	13mo	$67,900	$86	24

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: 9.5%
• Equity multiple: 1.61×
• Total profit: $24,633
• Equity at exit: $81,561

10-year hold

• IRR: 11.1%
• Equity multiple: 3.01×
• Total profit: $81,716
• Equity at exit: $140,310

Cash invested: $40,572 (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: 12.6×

Monthly cashflow live

• Estimated rent: $961 high
• Mortgage (P&I): −$760
• Tax from tax record: −$67 /mo · $807/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $-129

Break-even live

Break-even rent $1,123

Max offer price $122,181

Occupancy floor —

Sensitivity live

Price	-10% $-47	-5% $-88	+0% $-129	+5% $-170	+10% $-211
Rent	-10% $-204	-5% $-167	+0% $-129	+5% $-91	+10% $-53
Rate	-1.0pp $-56	-0.5pp $-92	base $-129	+0.5pp $-166	+1.0pp $-204

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3200 SW 20th St Oklahoma City, OK	3.0	1.0	1032	$1,000	$0.97	22d	1	0.23mi
3128 SW 27th St Oklahoma City, OK	2.0	1.0	740	$880	$1.19	4d	1	0.56mi
2922 SW 19th St Oklahoma City, OK	3.0	1.0	1056	$1,350	$1.28	4d	1	0.58mi
2904 S Portland Ave Oklahoma City, OK	3.0	1.0	1000	$1,150	$1.15	45d	1	0.61mi
3430 SW 29th Pl Unit 3430 Oklahoma City, OK	3.0	1.0	760	$850	$1.12	45d	1	0.67mi
3500 SW 29th Pl Oklahoma City, OK	2.0	1.0	800	$695	$0.87	45d	1	0.69mi
3912 SW 25th St Oklahoma City, OK	3.0	1.0	744	$695	$0.93	5d	1	0.71mi
3120 S Woodward Ave Oklahoma City, OK	2.0	1.0	740	$800	$1.08	4d	1	0.72mi
3932 SW 23rd St Oklahoma City, OK	3.0	1.0	744	$825	$1.11	19d	1	0.72mi
3100 Dumas Ln Apt 28 Oklahoma City, OK	2.0	1.0	800	$695	$0.87	19d	1	0.73mi
2921 SW 28th St Oklahoma City, OK	3.0	1.0	1125	$1,490	$1.32	45d	1	0.78mi
3937 SW 27th Pl Oklahoma City, OK	3.0	1.0	720	$1,079	$1.50	5d	1	0.84mi
3301 S Saint Clair Ave Oklahoma City, OK	2.0	1.0	560	$725	$1.29	4d	1	0.92mi

Listing history 3 events

1. 2026-06-07
   status $144,900 Pending 1 DOM
2. 2026-06-05
   remarks 661-char remark
3. 2026-06-05
   listed $144,900 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: $807 · $67/mo
• Projected year-2 tax: $1,304 · $109/mo
• Expected delta: +$497/yr (+$41/mo · 61.7%)

ⓘ 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 (shaded) · 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 3% 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: $11,527
• − Mortgage interest: −$8,117
• − Property taxes: −$807
• − Insurance: −$724
• − Repairs & maintenance: −$922
• − Management: −$922
• − Depreciation: −$4,215
• Taxable loss: −$4,180
• Est. tax savings @ 24.0%: +$1,003
• After-tax cash flow: $-540/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

+2038.1% since first listed

3 events — show timeline

• 2026-06-04 Listed $144,900 MLSOK
• 1995-06-14 Sold (Public Records) $10,000 Public Records
• 1989-09-26 Sold (Public Records) $6,777 Public Records

Property tax history

+5.3%/yr

Latest (2025): $807 · +4.4% YoY. Source: county tax records.