2709 SW 42nd St · Oklahoma City, OK 73119

$123,900

2 bd · 2.0 ba · 1,496 sqft · SingleFamily public records · 38 Days on market

Built 1955 7,000 sqft lot $83/sqft · 25% below area Est $164k · 25% under

---

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 +19.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +4.9/10.0
• Livability +4.0/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Currently Rented $864 LISTED PRICE IS JUST FOR MLS REQUIREMENTS. MUST BE PURCHASED AS A PACKAGE FOR $425,000

Key facts

• Spacious backyard
• 7,000 sq ft lot
• Built 1955

Tags

• SPACIOUS BACKYARD
• CLOSE TO WHEELER DISTRICT

Property features AI

Finance

• Other: Located in Thomas Blvd Amd Add; Homestead not indicated; Directions: North of SW 44th, east of May Avenue; Occupied; Active listing; Price reduced previously; Living area per assessor: 1,496
• Financial info: Not assumable
• HOA & community: No mandatory association dues

Exterior

• Home design: Two-level single family residence; Residential property, existing status
• Construction: Frame construction; Composition roof; Conventional foundation; Built prior to current listing (existing)
• Exterior features: Interior lot; No additional exterior features listed

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Window unit cooling
• Interior features: One living area; No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $124k.

Deal economics

• At list price, monthly cash flow is $149 ($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 $122k (1.2% below list).
• Recommended offer: $120k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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: Rents rising (+1.1%/yr); 93 active listings in the ZIP; 23 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).
• This rent runs 32% of the median local income ($45k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $857 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Oklahoma County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($120k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $16k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $120,183 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1955 — 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: 0.99% ✗
• Cap rate: 7.73%
• Cash-on-cash: 5.14%
• DSCR: 1.23
• GRM: 8.4

CMA / ARV

• ARV (median comp): $164,158
• List price: $123,900
• Delta: -24.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2512 SW 45th St	0.34mi	3/1.5 (+1)	1,352 (-10%)	3mo	$142,000	$105	59
4404 S Agnew Ave	0.44mi	3/2.0 (+1)	1,645 (+10%)	0mo	$265,000	$161	58
4024 S Brookline Ave	0.35mi	3/1.5 (+1)	1,376 (-8%)	11mo	$167,000	$121	54
2525 SW Grand Blvd	0.44mi	3/2.0 (+1)	1,604 (+7%)	10mo	$270,000	$168	54
5107 S Villa Ave	0.62mi	3/2.0 (+1)	1,492 (-0%)	16mo	$207,000	$139	52
2425 SW 35th St	0.56mi	3/2.0 (+1)	1,583 (+6%)	9mo	$230,000	$145	52
2820 SW Grand Blvd	0.34mi	3/2.0 (+1)	1,666 (+11%)	13mo	$225,000	$135	50
2720 Texoma Dr	0.43mi	3/2.0 (+1)	1,332 (-11%)	15mo	$145,000	$109	44
2701 SW 53 St	0.72mi	3/2.0 (+1)	1,586 (+6%)	15mo	$205,000	$129	39
2441 SW 50th St	0.62mi	3/2.5 (+1)	1,323 (-12%)	14mo	$145,000	$110	33
3217 SW 42nd St	0.63mi	3/1.0 (+1)	1,307 (-13%)	18mo	$114,500	$88	26
3233 SW 40th St	0.70mi	3/1.0 (+1)	1,275 (-15%)	11mo	$167,000	$131	24

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

Projected returns pro-forma

-3.0% appreciation · 1.13% rent growth · sell at horizon

5-year hold

• IRR: -10.4%
• Equity multiple: 0.63×
• Total profit: $-12,877
• Equity at exit: $18,474

10-year hold

• IRR: -3.8%
• Equity multiple: 0.77×
• Total profit: $-7,978
• Equity at exit: $10,713

Cash invested: $34,692 (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 73119

• Home prices YoY: -14.4%
• Rents YoY: 1.1%
• Active inventory: 93
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,224 high
• Mortgage (P&I): −$650
• Tax from tax record: −$117 /mo · $1,402/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $149

Break-even live

Break-even rent $1,036

Max offer price $123,900

Occupancy floor 83%

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: $30,975
• Closing costs: $3,717
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2612 SW 41st St Oklahoma City, OK	3.0	1.0	1164	$1,200	$1.03	24d	1	0.17mi
2640 SW 38th St Oklahoma City, OK	3.0	2.0	944	$1,050	$1.11	2d	1	0.26mi
3041 SW 40th Pl Oklahoma City, OK	3.0	2.0	1524	$1,550	$1.02	2d	1	0.44mi
2741 SW Murray Dr Oklahoma City, OK	3.0	1.0	949	$1,395	$1.47	2d	1	0.46mi
2500 SW 48th St Oklahoma City, OK	2.0	1.0	1096	$1,050	$0.96	44d	1	0.52mi
4330 S Barnes Ave Oklahoma City, OK	1.0–3.0	1.0–2.0	860	$937	$1.09	4d	9	0.71mi
2140 SW 35th St Oklahoma City, OK	3.0	2.0	976	$1,300	$1.33	44d	1	0.80mi
2741 SW 54th Pl Oklahoma City, OK	3.0	2.0	1059	$1,249	$1.18	2d	1	0.84mi
2945 SW 54th St Oklahoma City, OK	3.0	1.5	1424	$1,295	$0.91	44d	1	0.90mi
2629 SW 56th St Oklahoma City, OK	3.0	3.0	1776	$1,550	$0.87	12d	1	0.95mi
2629 SW 56th St Oklahoma City, OK	3.0	2.5	1776	$1,550	$0.87	44d	1	0.95mi
2921 SW 28th St Oklahoma City, OK	3.0	1.0	1125	$1,490	$1.32	44d	1	0.96mi
5617 S May Ave Oklahoma City, OK	1.0–3.0	1.5	1000	$839	$0.84	24d	1	0.97mi
2641 SW 57th St Oklahoma City, OK	3.0	1.5	1269	$1,320	$1.04	44d	1	1.00mi
5609 S Rockwood Ave Oklahoma City, OK	3.0	1.0	1198	$1,075	$0.90	24d	1	1.13mi
2814 SW 59th St Oklahoma City, OK	2.0	1.5	1150	$1,085	$0.94	44d	1	1.19mi
3705 SW 44th St Oklahoma City, OK	3.0	2.0	1224	$1,541	$1.26	2d	1	1.24mi
3416 S Liberty Ave Oklahoma City, OK	3.0	2.0	1400	$1,195	$0.85	3d	1	1.24mi
2824 SW 59th St Oklahoma City, OK	2.0	2.0	1150	$1,085	$0.94	44d	1	1.28mi
2824 SW 59th St Oklahoma City, OK	2.0	2.0	1150	$1,085	$0.94	24d	1	1.28mi
1421 SW 52nd St Oklahoma City, OK	3.0	2.0	1535	$1,500	$0.98	2d	1	1.30mi
1132 SW 40th St Oklahoma City, OK	3.0	2.0	1436	$1,350	$0.94	24d	1	1.44mi
2813 SW 62nd St Oklahoma City, OK	3.0	1.5	1001	$1,400	$1.40	24d	1	1.46mi

Listing history 14 events

1. 2026-06-07
   days on market $123,900 Active 38 DOM
2. 2026-06-05
   days on market $123,900 Active 35 DOM
3. 2026-06-03
   days on market $123,900 Active 34 DOM
4. 2026-06-02
   days on market $123,900 Active 33 DOM
5. 2026-06-02
   price $123,900 Active 32 DOM
6. 2026-06-01
   days on market $124,900 Active 32 DOM
7. 2026-05-31
   days on market $124,900 Active 31 DOM
8. 2026-05-08
   price $129,900 288-char remark
9. 2026-04-30
   listed $139,900 Active 288-char remark
10. 2020-08-03
    soldstatus $410,000
11. 2020-07-31
    soldstatus $74,337 Sold 111-char remark

    Show marketing remark (111 chars)

    Currently Rented $864 LISTED PRICE IS JUST FOR MLS REQUIREMENTS. MUST BE PURCHASED AS A PACKAGE FOR $425,000

12. 2020-06-04
    status Pending 111-char remark

    Show marketing remark (111 chars)

    Currently Rented $864 LISTED PRICE IS JUST FOR MLS REQUIREMENTS. MUST BE PURCHASED AS A PACKAGE FOR $425,000

13. 2020-06-04
    listed $79,844 Active 111-char remark

    Show marketing remark (111 chars)

    Currently Rented $864 LISTED PRICE IS JUST FOR MLS REQUIREMENTS. MUST BE PURCHASED AS A PACKAGE FOR $425,000

14. 2002-11-01
    soldstatus $87,500

ⓘ 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: $1,402 · $117/mo
• Projected year-2 tax: $1,402 · $117/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 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: $14,686
• − Mortgage interest: −$6,940
• − Property taxes: −$1,402
• − Insurance: −$620
• − Repairs & maintenance: −$1,175
• − Management: −$1,175
• − Depreciation: −$3,604
• Taxable loss: −$230
• Est. tax savings @ 24.0%: +$55
• After-tax cash flow: $1,839/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): 30,398
• Household income: $45,421
• Rent vs Own: 49.9% rent · 50.1% own
• Severe rent burden: 1221.0

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: Majority Hispanic (63%)
• Race & ethnicity: Hispanic / Latino 63% Two or more races 24% White 24% Native American 7% Black 6%
• Hispanic origin (detail): Mexican 58%
• Common ancestry: Slovak 1% Lithuanian 1%
• Foreign-born: 28% · Canada
• Languages at home: 45% English-only · Spanish 54%

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: ▼ -50.15%
• Current HPI: 297.1117
• Rent YoY: ▲ 1.13%
• 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

+41.6% since first listed

9 events — show timeline

• 2026-06-01 Price Changed $123,900 MLSOK
• 2026-05-27 Price Changed $124,900 MLSOK
• 2026-05-08 Price Changed $129,900 MLSOK
• 2026-04-30 Listed $139,900 MLSOK
• 2020-08-03 Sold (Public Records) $410,000 Public Records
• 2020-07-31 Sold (MLS) $74,337 MLSOK
• 2020-06-04 Pending — MLSOK
• 2020-06-04 Listed $79,844 MLSOK
• 2002-11-01 Sold (Public Records) $87,500 Public Records

Property tax history

+8.3%/yr

Latest (2025): $1,402 · +4.4% YoY. Source: county tax records.