935 E Hill St · Oklahoma City, OK 73105

$100,000

3 bd · 1.0 ba · 1,666 sqft · SingleFamily public records · 47 Days on market

Built 1955 0.32 ac lot $60/sqft · 42% below area Est $171k · 42% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTMENT OPPORTUNITY!! Great size house with 4 bedrooms! Would be a nice flip project or add it to your rental portfolio. Really nice newer homes next door and on the same street! Selling AS IS and seller will make no repairs. Owner of seller LLC is licensee.

Key facts

• 0.32 acre lot
• 2 garage spots
• Built 1955

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $489 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.2% 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: Rents rising (+2.2%/yr); 45 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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).
• This rent runs 35% of the median local income ($50k/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 $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 + 2.2% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 24y 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 $25k; list at $100k implies a 300% gain — meaningful room to come down on a strong offer.

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 $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 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: 1.46% ✓
• Cap rate: 12.16%
• Cash-on-cash: 20.94%
• DSCR: 1.93
• GRM: 5.7

CMA / ARV

• ARV (median comp): $171,027
• List price: $100,000
• Delta: -41.53%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
712 NE 38th St	0.46mi	4/2.0 (+1)	1,630 (-2%)	11mo	$172,000	$106	57
3925 Springlake Dr	0.62mi	3/1.0	1,746 (+5%)	14mo	$140,000	$80	52
1437 NE 33rd St	0.54mi	3/2.0	1,515 (-9%)	5mo	$180,000	$119	51
828 NE 36th St	0.28mi	3/2.0	1,532 (-8%)	22mo	$258,000	$168	51
3601 N Terry Ave	0.65mi	3/1.5	1,553 (-7%)	7mo	$180,000	$116	51
2918 N Prospect Ave	0.67mi	3/2.0	1,590 (-5%)	10mo	$70,000	$44	49
4140 N Lindsay Ave	0.70mi	4/2.0 (+1)	1,563 (-6%)	7mo	$524,000	$335	42
1433 NE 26th St	0.71mi	4/1.0 (+1)	1,506 (-10%)	17mo	$112,500	$75	32
1204 E Madison St	0.74mi	4/1.5 (+1)	1,447 (-13%)	18mo	$178,000	$123	21

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 · 2.21% rent growth · sell at horizon

5-year hold

• IRR: 12.5%
• Equity multiple: 1.49×
• Total profit: $13,769
• Equity at exit: $14,910

10-year hold

• IRR: 20.8%
• Equity multiple: 2.69×
• Total profit: $47,434
• 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 73105

• Home prices YoY: -11.3%
• Rents YoY: 2.2%
• Active inventory: 45
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,460 high
• Mortgage (P&I): −$524
• Tax from tax record: −$99 /mo · $1,188/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $489

Break-even live

Break-even rent $842

Max offer price $100,000

Occupancy floor 62%

Sensitivity live

Price	-10% $545	-5% $517	+0% $489	+5% $460	+10% $432
Rent	-10% $373	-5% $431	+0% $489	+5% $546	+10% $604
Rate	-1.0pp $539	-0.5pp $514	base $489	+0.5pp $463	+1.0pp $436

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 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
713 NE 34th Ter Oklahoma City, OK	4.0	2.0	1397	$1,395	$1.00	44d	1	0.25mi
1004 NE 28th St Oklahoma City, OK	4.0	2.5	2200	$1,800	$0.82	2d	1	0.39mi
2908 N Fonshill Ave Oklahoma City, OK	3.0	2.0	1325	$1,225	$0.92	44d	1	0.65mi
1621 NE 33rd St Oklahoma City, OK	3.0	2.0	1500	$1,975	$1.32	44d	1	0.76mi
2225 Glen Ellyn St Oklahoma City, OK	2.0	1.0	1095	$925	$0.84	44d	1	0.84mi
2312 N Everest Ave Oklahoma City, OK	3.0	1.0	1100	$1,299	$1.18	44d	1	0.84mi
1204 NE 42nd St Oklahoma City, OK	4.0	1.0	1159	$1,295	$1.12	24d	1	0.85mi
1426 NE 24th St Oklahoma City, OK	4.0	1.0	1280	$1,200	$0.94	3d	1	0.88mi
2148 N Stonewall Ave Oklahoma City, OK	2.0	1.0	1055	$875	$0.83	4d	1	0.89mi
912 NE 21st St Oklahoma City, OK	2.0	1.0	1521	$1,350	$0.89	22d	1	0.91mi
4400 Woods Dr Oklahoma City, OK	4.0	2.0	1622	$1,600	$0.99	44d	1	0.94mi
1516 Park Cir Oklahoma City, OK	3.0	1.0	1118	$1,250	$1.12	24d	1	0.94mi
1221 NE 43rd St Oklahoma City, OK	3.0	2.0	1282	$1,435	$1.12	44d	1	0.96mi
2135 N Lottie Ave Oklahoma City, OK	3.0	2.0	1602	$1,600	$1.00	44d	1	0.97mi
4445 N Lincoln Blvd Oklahoma City, OK	1.0–2.0	1.0–2.0	861	$1,710	$1.98	2d	42	0.99mi
1712 NE 25th St Oklahoma City, OK	4.0	1.0	1100	$1,550	$1.41	44d	1	0.99mi
1812 NE 24th St Oklahoma City, OK	3.0	1.0	1071	$1,175	$1.10	3d	1	1.08mi
127 NW 30th St Oklahoma City, OK	2.0	1.5	1200	$995	$0.83	4d	1	1.09mi
3004 N Robinson Ave Oklahoma City, OK	2.0	1.0	1166	$1,500	$1.29	44d	1	1.13mi
224 NW 32nd St Oklahoma City, OK	2.0	2.0	1516	$1,995	$1.32	15d	1	1.17mi
2020 NE 30th St Oklahoma City, OK	3.0	1.0	1056	$1,150	$1.09	44d	1	1.18mi
2813 N Robinson Ave Oklahoma City, OK	2.0	1.0	1400	$1,025	$0.73	44d	1	1.20mi
1220 NE 17th St Oklahoma City, OK	2.0	1.0	1100	$1,195	$1.09	44d	1	1.23mi
2915 N Harvey Pkwy Oklahoma City, OK	3.0	1.0	1596	$1,600	$1.00	44d	1	1.27mi
2605 N Robinson Ave Oklahoma City, OK	4.0	2.0	1813	$1,850	$1.02	44d	1	1.27mi
1825 Meyers Pl Oklahoma City, OK	3.0	1.5	1155	$1,850	$1.60	2d	1	1.38mi
1825 Meyers Pl Oklahoma City, OK	3.0	2.0	1155	$1,850	$1.60	22d	1	1.38mi
1801 N Jordan Ave Oklahoma City, OK	2.0	1.0	1080	$1,000	$0.93	15d	1	1.39mi
735 NE 14th St Oklahoma City, OK	2.0	1.0	1216	$1,299	$1.07	4d	1	1.40mi
737 NE 14th St Oklahoma City, OK	2.0	2.0	1216	$1,299	$1.07	44d	1	1.40mi
1450 NE 16th Ter Oklahoma City, OK	3.0	1.0	1096	$1,295	$1.18	44d	1	1.41mi
2112 NE 23rd St Oklahoma City, OK	3.0	1.0	1117	$1,070	$0.96	17d	1	1.48mi

Listing history 21 events

1. 2026-05-03
   status Pending 266-char remark

   Show marketing remark (266 chars)

   INVESTMENT OPPORTUNITY!! Great size house with 4 bedrooms! Would be a nice flip project or add it to your rental portfolio. Really nice newer homes next door and on the same street! Selling AS IS and seller will make no repairs. Owner of seller LLC is licensee.

2. 2026-03-17
   listed $100,000 Active 266-char remark

   Show marketing remark (266 chars)

   INVESTMENT OPPORTUNITY!! Great size house with 4 bedrooms! Would be a nice flip project or add it to your rental portfolio. Really nice newer homes next door and on the same street! Selling AS IS and seller will make no repairs. Owner of seller LLC is licensee.

3. 2016-12-21
   soldstatus $25,000 Sold 294-char remark

   Show marketing remark (294 chars)

   This is a great opportunity with a large lot located near the State Capitol and access to major highways. This is a brick home with three bedrooms and one and a half baths. There is both a dining room and a kitchen with great storage space. In addition, there is also a detached two car garage.

4. 2016-12-05
   status Pending 294-char remark

   Show marketing remark (294 chars)

   This is a great opportunity with a large lot located near the State Capitol and access to major highways. This is a brick home with three bedrooms and one and a half baths. There is both a dining room and a kitchen with great storage space. In addition, there is also a detached two car garage.

5. 2016-09-08
   price $29,900 294-char remark

   Show marketing remark (294 chars)

   This is a great opportunity with a large lot located near the State Capitol and access to major highways. This is a brick home with three bedrooms and one and a half baths. There is both a dining room and a kitchen with great storage space. In addition, there is also a detached two car garage.

6. 2016-08-16
   status Active 294-char remark

   Show marketing remark (294 chars)

   This is a great opportunity with a large lot located near the State Capitol and access to major highways. This is a brick home with three bedrooms and one and a half baths. There is both a dining room and a kitchen with great storage space. In addition, there is also a detached two car garage.

7. 2016-08-05
   status Pending 294-char remark

   Show marketing remark (294 chars)

   This is a great opportunity with a large lot located near the State Capitol and access to major highways. This is a brick home with three bedrooms and one and a half baths. There is both a dining room and a kitchen with great storage space. In addition, there is also a detached two car garage.

8. 2016-07-27
   price $34,900 294-char remark

   Show marketing remark (294 chars)

   This is a great opportunity with a large lot located near the State Capitol and access to major highways. This is a brick home with three bedrooms and one and a half baths. There is both a dining room and a kitchen with great storage space. In addition, there is also a detached two car garage.

9. 2016-06-14
   status Active 294-char remark

   Show marketing remark (294 chars)

   This is a great opportunity with a large lot located near the State Capitol and access to major highways. This is a brick home with three bedrooms and one and a half baths. There is both a dining room and a kitchen with great storage space. In addition, there is also a detached two car garage.

10. 2016-06-05
    historical 294-char remark

    Show marketing remark (294 chars)

    This is a great opportunity with a large lot located near the State Capitol and access to major highways. This is a brick home with three bedrooms and one and a half baths. There is both a dining room and a kitchen with great storage space. In addition, there is also a detached two car garage.

11. 2016-04-15
    status Active 294-char remark

    Show marketing remark (294 chars)

    This is a great opportunity with a large lot located near the State Capitol and access to major highways. This is a brick home with three bedrooms and one and a half baths. There is both a dining room and a kitchen with great storage space. In addition, there is also a detached two car garage.

12. 2016-04-05
    historical 294-char remark

    Show marketing remark (294 chars)

    This is a great opportunity with a large lot located near the State Capitol and access to major highways. This is a brick home with three bedrooms and one and a half baths. There is both a dining room and a kitchen with great storage space. In addition, there is also a detached two car garage.

13. 2016-02-13
    listed $38,000 Active 294-char remark

    Show marketing remark (294 chars)

    This is a great opportunity with a large lot located near the State Capitol and access to major highways. This is a brick home with three bedrooms and one and a half baths. There is both a dining room and a kitchen with great storage space. In addition, there is also a detached two car garage.

14. 2016-01-22
    historical
15. 2016-01-21
    price $39,000
16. 2016-01-06
    price $42,700
17. 2015-12-21
    price $47,000
18. 2015-12-01
    listed $49,800 Active
19. 2002-05-29
    soldstatus $42,500
20. 2002-05-23
    soldstatus $42,500
21. 2002-02-04
    listed $42,500

ⓘ 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: $1,188 · $99/mo
• Projected year-2 tax: $1,188 · $99/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 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,524
• − Mortgage interest: −$5,602
• − Property taxes: −$1,188
• − Insurance: −$500
• − Repairs & maintenance: −$1,402
• − Management: −$1,402
• − Depreciation: −$2,909
• Taxable income: $4,522
• Est. tax owed @ 24.0%: −$1,085
• After-tax cash flow: $4,778/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): 5,900
• Household income: $50,102
• Rent vs Own: 64.5% rent · 35.5% own
• Severe rent burden: 557.0

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 0.64)
• Race & ethnicity: Black 50% White 33% Two or more races 6% Asian 6% Hispanic / Latino 5%
• Common ancestry: Swedish 3% Italian 2% Romanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 87% English-only · Other Indo-European 3% Spanish 2% 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: ▼ -39.42%
• Current HPI: 309.7587
• Rent YoY: ▲ 2.21%
• 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

+135.3% since first listed

21 events — show timeline

• 2026-05-03 Pending — MLSOK
• 2026-03-17 Listed $100,000 MLSOK
• 2016-12-21 Sold (MLS) $25,000 MLSOK
• 2016-12-05 Pending — MLSOK
• 2016-09-08 Price Changed $29,900 MLSOK
• 2016-08-16 Relisted — MLSOK
• 2016-08-05 Pending — MLSOK
• 2016-07-27 Price Changed $34,900 MLSOK
• 2016-06-14 Relisted — MLSOK
• 2016-06-05 Listing Removed — MLSOK
• 2016-04-15 Relisted — MLSOK
• 2016-04-05 Listing Removed — MLSOK
• 2016-02-13 Listed $38,000 MLSOK
• 2016-01-22 Listing Removed — MLSOK
• 2016-01-21 Price Changed $39,000 MLSOK
• 2016-01-06 Price Changed $42,700 MLSOK
• 2015-12-21 Price Changed $47,000 MLSOK
• 2015-12-01 Listed $49,800 MLSOK
• 2002-05-29 Sold (MLS) $42,500 MLSOK
• 2002-05-23 Sold (Public Records) $42,500 Public Records
• 2002-02-04 Listed $42,500 MLSOK

Property tax history

+6.0%/yr

Latest (2025): $1,188 · +4.2% YoY. Source: county tax records.