5404 S Huddleston St · Oklahoma City, OK 73135

$100,000

3 bd · 2.0 ba · 963 sqft · SingleFamily public records · 1 Days on market

Built 1974 5,998 sqft lot Est $121k · 18% 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 +28.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity to purchase a 3 bedroom brick home, is great location. Perfect investment home if you are looking to acquire a rental property. This home with some added touch would be a great investment.

Key facts

• 5,998 sq ft lot
• 2 garage spots
• Built 1974

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Sidewalks

Exterior

• Parking: Attached garage with 2 spaces
• Security: Smoke detector(s); No safety shelter
• Utilities: Public water; Public sewer
• Home design: Single-story; Faces north; Slab foundation
• Construction: Brick and wood frame construction; Tar/gravel roof; Built according to public records
• Exterior features: Concrete driveway; Covered porch

Interior

• Kitchen: Electric water heater
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Gas heating; Central air conditioning
• Interior features: Laminate counters; Ceiling fan(s); Vinyl windows

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $328 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• 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: schools F, crime F.
• Midwest City-Del City (suburban): math 10% / reading 17% proficiency, ranked #231 of 270 in OK (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+4.8%/yr); 89 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 4.8% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $46k; list at $100k implies a 117% 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 $100,000

Questions for the listing agent

1. Built in 1974 — 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: 1.26% ✓
• Cap rate: 10.23%
• Cash-on-cash: 14.07%
• DSCR: 1.63
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $121,338
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5404 S Huddleston St	0.00mi	3/2.0	963 (0%)	0mo	$81,500	$85	100
5101 S Karen St	0.19mi	3/1.5	941 (-2%)	3mo	$75,000	$80	83
4020 Ray Dr	0.18mi	3/1.5	1,039 (+8%)	5mo	$150,000	$144	73
4126 Jones Blvd	0.22mi	3/1.0	1,026 (+6%)	4mo	$115,000	$112	72
4709 S Dimple Dr	0.43mi	3/1.0	960 (-0%)	8mo	$135,000	$141	69
3432 Parker Dr	0.46mi	3/1.0	937 (-3%)	3mo	$140,500	$150	68
3608 SE 57th Cir	0.42mi	3/2.0	1,036 (+8%)	4mo	$130,900	$126	65
4317 SE 55th St	0.42mi	2/1.0 (-1)	910 (-6%)	3mo	$75,000	$82	60
4336 SE 54th St	0.35mi	3/1.0	1,060 (+10%)	5mo	$135,000	$127	58
5104 Gaines St	0.45mi	3/1.5	1,052 (+9%)	4mo	$172,500	$164	58
5113 Creekwood Ter	0.59mi	3/1.5	1,039 (+8%)	1mo	$72,000	$69	56
3329 Dentwood Ter	0.75mi	3/1.0	985 (+2%)	4mo	$75,000	$76	54

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 · 4.76% rent growth · sell at horizon

5-year hold

• IRR: 6.3%
• Equity multiple: 1.25×
• Total profit: $6,990
• Equity at exit: $14,910

10-year hold

• IRR: 17.1%
• Equity multiple: 2.53×
• Total profit: $42,727
• Equity at exit: $8,646

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 73135

• Home prices YoY: -8.0%
• Rents YoY: 4.8%
• Active inventory: 89
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,264 high
• Mortgage (P&I): −$524
• Tax from tax record: −$104 /mo · $1,252/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $328

Break-even live

Break-even rent $849

Max offer price $100,000

Occupancy floor 69%

Sensitivity live

Price	-10% $385	-5% $357	+0% $328	+5% $300	+10% $272
Rent	-10% $228	-5% $278	+0% $328	+5% $378	+10% $428
Rate	-1.0pp $379	-0.5pp $354	base $328	+0.5pp $302	+1.0pp $276

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 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4215 SE 53rd St Oklahoma City, OK	1.0–2.0	1.0	769	$915	$1.19	24d	1	0.26mi
5537 S Sunnylane Rd Oklahoma City, OK	1.0–2.0	1.0–1.5	840	$850	$1.01	3d	11	0.28mi
3925 SE 59th St Oklahoma City, OK	2.0	1.5	993	$1,211	$1.22	22d	1	0.30mi
4917 S Karen St Oklahoma City, OK	3.0	1.5	960	$1,100	$1.15	24d	1	0.31mi
4101 SE 48th St Oklahoma City, OK	3.0	1.0	974	$1,245	$1.28	16d	1	0.37mi
3409 Parker Dr Oklahoma City, OK	3.0	1.0	918	$1,250	$1.36	4d	1	0.37mi
4008 SE 47th St Oklahoma City, OK	3.0	1.5	1082	$1,145	$1.06	3d	1	0.39mi
5316 S Briarwood Dr Oklahoma City, OK	3.0	2.0	980	$1,149	$1.17	24d	1	0.42mi
3424 Parker Dr Oklahoma City, OK	3.0	1.0	1125	$450	$0.40	44d	1	0.42mi
4217 SE 48th Ter Oklahoma City, OK	3.0	1.5	1043	$1,295	$1.24	24d	1	0.45mi
5024 Brookdale St Oklahoma City, OK	3.0	1.5	1039	$1,550	$1.49	22d	1	0.53mi
3205 SE 55th St Oklahoma City, OK	3.0	1.5	1119	$1,300	$1.16	44d	1	0.54mi
4004 SE 45th Ter Oklahoma City, OK	3.0	1.0	1006	$995	$0.99	24d	1	0.56mi
4104 SE 45th Ter Oklahoma City, OK	4.0	1.5	1111	$1,275	$1.15	2d	1	0.57mi
5216 Foster Dr Oklahoma City, OK	3.0	1.5	894	$995	$1.11	44d	1	0.58mi
3005 SE 51st St Oklahoma City, OK	2.0	1.0	842	$995	$1.18	44d	1	0.66mi
3451 SE 44th St Unit 269 Del City, OK	2.0	1.0	924	$850	$0.92	3d	1	0.68mi
3451 SE 44th St Oklahoma City, OK	1.0–3.0	1.0–2.0	974	$950	$0.98	12d	4	0.68mi
4128 SE 43rd St Oklahoma City, OK	3.0	1.0	620	$1,275	$2.06	24d	1	0.69mi
4721 SE 46th St Oklahoma City, OK	3.0	2.0	1002	$1,275	$1.27	12d	1	0.82mi
3305 Neighbors Ln Oklahoma City, OK	3.0	1.0	945	$1,250	$1.32	3d	1	0.83mi
2908 SE 47th St Oklahoma City, OK	3.0	1.0	1100	$1,350	$1.23	3d	1	0.87mi
4500 Cherry Hill Ln Oklahoma City, OK	2.0	1.0	850	$820	$0.96	24d	1	0.94mi
4600 Loch Ln Oklahoma City, OK	2.0	1.0	834	$1,195	$1.43	21d	1	1.00mi
2621 SE 50th St Oklahoma City, OK	3.0	1.5	1022	$1,150	$1.13	2d	1	1.04mi
4702 Loch Ln Unit 4309 Oklahoma City, OK	2.0	1.0	950	$1,200	$1.26	5d	1	1.05mi
4909 Cinderella Dr Oklahoma City, OK	3.0	2.0	1113	$1,150	$1.03	3d	1	1.28mi
4816 S Fairmont Ave Oklahoma City, OK	3.0	2.0	1091	$1,275	$1.17	24d	1	1.31mi
6929 S Sooner Rd Oklahoma City, OK	1.0–3.0	1.0–3.0	1085	$1,890	$1.74	2d	20	1.36mi
5707 SE 48th St Oklahoma City, OK	1.0–3.0	1.0–2.0	899	$1,363	$1.52	2d	6	1.49mi

Listing history 8 events

1. 2026-05-05
   status Pending
2. 2026-05-05
   listed $100,000 Active
3. 2026-04-13
   historical
4. 2025-10-21
   listed $169,000 Active
5. 2016-07-26
   historical
6. 2016-07-18
   price $69,800
7. 2016-05-10
   listed $69,900 Active
8. 2000-03-16
   soldstatus $46,000

ⓘ 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: $1,252 · $104/mo
• Projected year-2 tax: $1,252 · $104/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 6/10 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 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,170
• − Mortgage interest: −$5,602
• − Property taxes: −$1,252
• − Insurance: −$500
• − Repairs & maintenance: −$1,214
• − Management: −$1,214
• − Depreciation: −$2,909
• Taxable income: $2,481
• Est. tax owed @ 24.0%: −$595
• After-tax cash flow: $3,344/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: Midwest City-Del City
• NCES district ID: 4019950
• Math proficiency: 10% ▼ -11.00%
• Reading proficiency: 17% ▼ -8.00%
• Median HH income: $45,724
• Composite: 12.09/100
• National rank: #9658
• State rank: #231 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): 22,022
• Household income: $63,478
• Rent vs Own: 44.8% rent · 55.2% own
• Severe rent burden: 1083.0

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: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: White 41% Black 25% Hispanic / Latino 19% Two or more races 15% Asian 6% Native American 2%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 83% English-only · Spanish 11% Vietnamese 3% Other Asian/Pacific 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: ▼ -20.17%
• Current HPI: 232.4241
• Rent YoY: ▲ 4.76%
• 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

+117.4% since first listed

8 events — show timeline

• 2026-05-05 Pending — MLS Technology, Inc.
• 2026-05-05 Listed $100,000 MLS Technology, Inc.
• 2026-04-13 Listing Removed — MLS Technology, Inc.
• 2025-10-21 Listed $169,000 MLS Technology, Inc.
• 2016-07-26 Listing Removed — MLSOK
• 2016-07-18 Price Changed $69,800 MLSOK
• 2016-05-10 Listed $69,900 MLSOK
• 2000-03-16 Sold (Public Records) $46,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,252 · +3.3% YoY. Source: county tax records.