230 SE 50th St · Oklahoma City, OK 73129

$100,000

2 bd · 1.0 ba · 868 sqft · SingleFamily public records · 58 Days on market

Built 1949 7,000 sqft lot $115/sqft · 8% above area Est $93k · 8% over

---

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 +21.9/30.0
• DSCR +7.0/10.0
• Appreciation +5.9/10.0
• 1% rule +5.0/10.0
• Livability +4.0/5.0
• ARV discount +3.9/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks MLS

Updated 2-bed, 1-bath home priced at just $100K with extended parking and a covered carport! Major updates include a NEW roof (2025), NEW heater (2026), new windows, and a fully remodeled kitchen and bathroom. Fresh paint, new flooring, and brand-new appliances make this home completely move-in ready. Affordable, updated, and packed with value — this one is a must-see!

Key facts

• Covered carport
• Extended parking
• New roof

Tags

• EXTENDED PARKING
• COVERED CARPORT
• NEW ROOF
• NEW WINDOWS
• FULLY REMODELED KITCHEN
• FULLY REMODELED BATHROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $157 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $100k (0.0% below list).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: 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; 37 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 ($691 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 ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts; this cycle's ask has dropped $15k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — 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. 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.
7. 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.
8. 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: 1.00% ✗
• Cap rate: 8.18%
• Cash-on-cash: 6.73%
• DSCR: 1.30
• GRM: 8.3

CMA / ARV

• ARV (median comp): $92,626
• List price: $100,000
• Delta: 7.96%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
333 SE 55th St	0.32mi	3/1.0 (+1)	857 (-1%)	2mo	$150,000	$175	76
500 SE 47th St	0.36mi	2/1.0	902 (+4%)	7mo	$80,000	$89	71
312 SE 40th St	0.66mi	2/1.0	843 (-3%)	3mo	$160,000	$190	62
340 SE 54th St	0.30mi	1/1.0 (-1)	812 (-6%)	18mo	$29,000	$36	55
4612 S Melrose Ln	0.50mi	2/1.0	792 (-9%)	8mo	$100,000	$126	55
313 SE 40th St	0.69mi	2/1.0	836 (-4%)	12mo	$155,900	$186	52
5413 S Santa Fe Ave	0.43mi	3/1.5 (+1)	959 (+10%)	11mo	$190,000	$198	47
4805 S Broadway Pl	0.54mi	3/1.5 (+1)	906 (+4%)	22mo	$115,000	$127	43
504 SE 47th St	0.36mi	3/1.0 (+1)	984 (+13%)	23mo	$90,000	$91	37
4809 S Broadway Pl	0.52mi	3/1.0 (+1)	976 (+12%)	20mo	$125,000	$128	33

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: 10.4%
• Equity multiple: 1.56×
• Total profit: $15,556
• Equity at exit: $38,081

10-year hold

• IRR: 13.6%
• Equity multiple: 2.78×
• Total profit: $49,827
• Equity at exit: $53,810

Cash invested: $28,000 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,000 high
• Mortgage (P&I): −$524
• Tax from tax record: −$67 /mo · $799/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $157

Break-even live

Break-even rent $801

Max offer price $100,000

Occupancy floor 79%

Sensitivity live

Price	-10% $214	-5% $185	+0% $157	+5% $129	+10% $100
Rent	-10% $78	-5% $118	+0% $157	+5% $197	+10% $236
Rate	-1.0pp $207	-0.5pp $182	base $157	+0.5pp $131	+1.0pp $105

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4908 S Stiles Ave Oklahoma City, OK	2.0	1.0	600	$1,000	$1.67	44d	1	0.10mi
109 SE 42nd St Apt A Oklahoma City, OK	2.0	1.0	800	$799	$1.00	17d	1	0.57mi
101 SE 42nd St Unit B Oklahoma City, OK	2.0	1.0	740	$645	$0.87	44d	1	0.57mi
5113 S Sage Ave Oklahoma City, OK	3.0	1.5	996	$1,025	$1.03	2d	1	0.64mi
4101 S Shields Blvd Unit Shields 3B Oklahoma City, OK	3.0	2.0	957	$1,050	$1.10	24d	1	0.65mi
4101 S Shields Blvd Apt 3B Oklahoma City, OK	3.0	2.0	957	$1,025	$1.07	4d	1	0.65mi
5804 S Harvey Ave Oklahoma City, OK	1.0	1.0	780	$675	$0.87	21d	1	0.82mi
6050 S Harvey Ave Apt 103 Oklahoma City, OK	2.0	1.0	780	$929	$1.19	24d	1	0.89mi
6050 S Harvey Ave Oklahoma City, OK	2.0	1.0	780	$929	$1.19	44d	1	0.90mi
5542 S Walker Ave Oklahoma City, OK	2.0	1.0	681	$920	$1.35	3d	1	0.90mi
808 SE 61st St Oklahoma City, OK	3.0	1.0	736	$940	$1.28	44d	1	0.94mi
6321 Johnnie Ter Oklahoma City, OK	3.0	1.0	850	$1,150	$1.35	44d	1	0.97mi
3913 S Harvey Ave Unit 2 Oklahoma City, OK	1.0	1.0	568	$900	$1.58	44d	1	1.04mi
6513 Ashby Ter Oklahoma City, OK	3.0	2.0	1049	$1,095	$1.04	24d	1	1.06mi
620 SW 50th St Oklahoma City, OK	2.0	1.0	977	$1,100	$1.13	3d	1	1.06mi
6612 S Stiles Ave Oklahoma City, OK	2.0	1.0	870	$800	$0.92	44d	1	1.07mi
311 SE 66th St Oklahoma City, OK	1.0	1.0	750	$700	$0.93	44d	1	1.09mi
311 SE 66th St Unit 6620-301 Oklahoma City, OK	2.0	1.0	870	$850	$0.98	44d	1	1.09mi
311 SE 66th St Oklahoma City, OK	1.0	1.0	750	$700	$0.93	3d	1	1.09mi
3906 S Hudson Ave Oklahoma City, OK	1.0	1.0	700	$750	$1.07	24d	1	1.10mi
632 SW 44th St Oklahoma City, OK	2.0	1.0	958	$1,000	$1.04	4d	1	1.14mi
1501 SE 52nd St Oklahoma City, OK	3.0	2.0	1012	$1,200	$1.19	24d	1	1.15mi
5909 S Lee Ave Oklahoma City, OK	1.0–2.0	1.0	775	$980	$1.26	4d	5	1.16mi
220 SW 34th St Oklahoma City, OK	1.0	1.0	625	$725	$1.16	44d	1	1.21mi
449 SW 63rd Pl Unit 6400 S Byers Oklahoma City, OK	3.0	1.0	775	$850	$1.10	24d	1	1.21mi
1528 SE 49th Ter Oklahoma City, OK	3.0	1.0	912	$1,100	$1.21	24d	1	1.22mi
616 SW 59th St Unit 43 Oklahoma City, OK	2.0	1.0	775	$900	$1.16	44d	1	1.22mi
1528 SE 47th Pl Oklahoma City, OK	3.0	1.0	1092	$1,300	$1.19	4d	1	1.24mi
800 SW 52nd St Oklahoma City, OK	2.0	1.0	920	$995	$1.08	24d	1	1.25mi
1413 SE 39th St Oklahoma City, OK	3.0	1.0	1004	$1,125	$1.12	44d	1	1.27mi
3312 S Harvey Ave Oklahoma City, OK	2.0	1.0	840	$1,100	$1.31	20d	1	1.33mi
904 SE 69th St Oklahoma City, OK	3.0	1.5	911	$1,150	$1.26	24d	1	1.36mi
3616 S Lee Ave Oklahoma City, OK	1.0	1.0	760	$775	$1.02	44d	1	1.36mi
3618 S Lee Ave Oklahoma City, OK	1.0	1.0	760	$850	$1.12	44d	1	1.36mi
7125 S Santa Fe Ave Oklahoma City, OK	3.0	2.0	1100	$1,200	$1.09	44d	1	1.38mi
7125 S Santa Fe Ave Oklahoma City, OK	1.0	1.0	659	$765	$1.16	4d	1	1.38mi
3407 S Lee Ave Oklahoma City, OK	2.0	1.0	900	$980	$1.09	44d	1	1.49mi

Listing history 27 events

1. 2026-05-18
   price $100,000 377-char remark

   Show marketing remark (377 chars)

   Updated 2-bed, 1-bath home priced at just $100K with extended parking and a covered carport! Major updates include a NEW roof (2025), NEW heater (2026), new windows, and a fully remodeled kitchen and bathroom. Fresh paint, new flooring, and brand-new appliances make this home completely move-in ready. Affordable, updated, and packed with value — this one is a must-see!

2. 2026-05-14
   status Active 377-char remark

   Show marketing remark (377 chars)

   Updated 2-bed, 1-bath home priced at just $100K with extended parking and a covered carport! Major updates include a NEW roof (2025), NEW heater (2026), new windows, and a fully remodeled kitchen and bathroom. Fresh paint, new flooring, and brand-new appliances make this home completely move-in ready. Affordable, updated, and packed with value — this one is a must-see!

3. 2026-03-24
   status Pending 377-char remark

   Show marketing remark (377 chars)

   Updated 2-bed, 1-bath home priced at just $100K with extended parking and a covered carport! Major updates include a NEW roof (2025), NEW heater (2026), new windows, and a fully remodeled kitchen and bathroom. Fresh paint, new flooring, and brand-new appliances make this home completely move-in ready. Affordable, updated, and packed with value — this one is a must-see!

4. 2026-03-24
   price $110,000 377-char remark

   Show marketing remark (377 chars)

   Updated 2-bed, 1-bath home priced at just $100K with extended parking and a covered carport! Major updates include a NEW roof (2025), NEW heater (2026), new windows, and a fully remodeled kitchen and bathroom. Fresh paint, new flooring, and brand-new appliances make this home completely move-in ready. Affordable, updated, and packed with value — this one is a must-see!

5. 2026-03-19
   price $105,000 377-char remark

   Show marketing remark (377 chars)

   Updated 2-bed, 1-bath home priced at just $100K with extended parking and a covered carport! Major updates include a NEW roof (2025), NEW heater (2026), new windows, and a fully remodeled kitchen and bathroom. Fresh paint, new flooring, and brand-new appliances make this home completely move-in ready. Affordable, updated, and packed with value — this one is a must-see!

6. 2026-02-24
   price $110,000 377-char remark

   Show marketing remark (377 chars)

   Updated 2-bed, 1-bath home priced at just $100K with extended parking and a covered carport! Major updates include a NEW roof (2025), NEW heater (2026), new windows, and a fully remodeled kitchen and bathroom. Fresh paint, new flooring, and brand-new appliances make this home completely move-in ready. Affordable, updated, and packed with value — this one is a must-see!

7. 2026-02-01
   listed $115,000 Active 377-char remark

   Show marketing remark (377 chars)

   Updated 2-bed, 1-bath home priced at just $100K with extended parking and a covered carport! Major updates include a NEW roof (2025), NEW heater (2026), new windows, and a fully remodeled kitchen and bathroom. Fresh paint, new flooring, and brand-new appliances make this home completely move-in ready. Affordable, updated, and packed with value — this one is a must-see!

8. 2026-01-31
   historical
9. 2026-01-24
   status Active
10. 2026-01-23
    historical
11. 2026-01-14
    price $115,000
12. 2025-12-16
    price $120,000
13. 2025-12-09
    price $125,000
14. 2025-10-23
    listed $130,000 Active
15. 2025-10-21
    status Active
16. 2025-10-21
    historical
17. 2025-10-18
    historical
18. 2025-09-05
    price $130,000
19. 2025-07-18
    listed $135,000 Active
20. 2025-07-16
    historical
21. 2025-06-19
    price $140,000
22. 2025-04-16
    listed $150,000 Active
23. 2025-04-14
    historical
24. 2025-03-18
    price $145,000
25. 2025-01-17
    listed $150,000 Active
26. 2024-03-05
    soldstatus $155,000
27. 1982-01-01
    soldstatus $30,000

ⓘ 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: $799 · $67/mo
• Projected year-2 tax: $900 · $75/mo
• Expected delta: +$101/yr (+$8/mo · 12.7%)

ⓘ 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 5/10 Major 7 d/yr ≥107°F today · 18 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: $11,995
• − Mortgage interest: −$5,602
• − Property taxes: −$799
• − Insurance: −$500
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$2,909
• Taxable income: $266
• Est. tax owed @ 24.0%: −$64
• After-tax cash flow: $1,820/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

+233.3% since first listed

27 events — show timeline

• 2026-05-18 Price Changed $100,000 MLSOK
• 2026-05-14 Relisted — MLSOK
• 2026-03-24 Pending — MLSOK
• 2026-03-24 Price Changed $110,000 MLSOK
• 2026-03-19 Price Changed $105,000 MLSOK
• 2026-02-24 Price Changed $110,000 MLSOK
• 2026-02-01 Listed $115,000 MLSOK
• 2026-01-31 Listing Removed — MLSOK
• 2026-01-24 Relisted — MLSOK
• 2026-01-23 Listing Removed — MLSOK
• 2026-01-14 Price Changed $115,000 MLSOK
• 2025-12-16 Price Changed $120,000 MLSOK
• 2025-12-09 Price Changed $125,000 MLSOK
• 2025-10-23 Listed $130,000 MLSOK
• 2025-10-21 Relisted — MLSOK
• 2025-10-21 Listing Removed — MLSOK
• 2025-10-18 Listing Removed — MLSOK
• 2025-09-05 Price Changed $130,000 MLSOK
• 2025-07-18 Listed $135,000 MLSOK
• 2025-07-16 Listing Removed — MLSOK
• 2025-06-19 Price Changed $140,000 MLSOK
• 2025-04-16 Listed $150,000 MLSOK
• 2025-04-14 Listing Removed — MLSOK
• 2025-03-18 Price Changed $145,000 MLSOK
• 2025-01-17 Listed $150,000 MLSOK
• 2024-03-05 Sold (Public Records) $155,000 Public Records
• 1982-01-01 Sold (Public Records) $30,000 Public Records

Property tax history

+12.0%/yr

Latest (2025): $799 · +120.4% YoY. Source: county tax records.