1025 SW 26th St · Oklahoma City, OK 73109

$117,000

2 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 12 Days on market

Built 1920 7,000 sqft lot $87/sqft · 28% below area Est $162k · 28% under

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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 +17.7/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +5.5/10.0
• 1% rule +4.1/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks MLS

Entered in for comparables

Key facts

• 7,000 sq ft lot
• Garage
• Built 1920

Property features AI

Finance

• Other: Located in Higgins Heights Addition; No storm shelter; Directions available
• Financial info: Loan qualification allowed; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Home design: Single family residence; One level; Residential property
• Construction: Frame construction; Composition roof; Combination foundation; Existing property; Homestead eligible
• Exterior features: Covered porch; Open deck; Interior lot

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Interior features: One living area; Mock fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $117k.

Deal economics

• At list price, monthly cash flow is $94 ($1k/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 $107k (8.9% below list).
• Recommended offer: $107k (8.9% below list) — sets the bar for 1% rule.

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: Adelaide Lee Es (math 2% / reading 2%, grade F, #802 of 845 statewide, top 100%, 410 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: Rents rising fast (+4.5%/yr); 83 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 5,365 units permitted in Oklahoma County in 2024 (569 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($809 loan paydown + $12k appreciation (10.0% local appreciation)).
• Oklahoma County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 4.5% rent growth), your $33k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 13y 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 $84k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $106,617 (8.9% below list)

Questions for the listing agent

1. Built in 1920 — 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: 0.91% ✗
• Cap rate: 7.26%
• Cash-on-cash: 3.46%
• DSCR: 1.15
• GRM: 9.1

CMA / ARV

• ARV (median comp): $162,098
• List price: $117,000
• Delta: -27.82%
• 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
1033 SW Binkley St	0.41mi	3/1.0 (+1)	1,342 (-0%)	6mo	$190,000	$142	71
1129 SW 35th St	0.68mi	2/1.0	1,322 (-2%)	1mo	$85,000	$64	65
1743 Oso Ave	0.58mi	3/2.5 (+1)	1,331 (-1%)	1mo	$415,000	$312	59
1536 SW 28th St	0.68mi	3/2.0 (+1)	1,360 (+1%)	2mo	$234,000	$172	55
3225 S Douglas Ave	0.45mi	3/2.0 (+1)	1,260 (-6%)	6mo	$175,000	$139	54
1141 SW Binkley St	0.45mi	3/1.0 (+1)	1,450 (+8%)	7mo	$160,000	$110	54
1325 SW 28th St	0.41mi	2/1.5	1,200 (-11%)	8mo	$74,000	$62	54
1232 SW 17th St	0.68mi	3/2.0 (+1)	1,376 (+2%)	2mo	$187,000	$136	54
520 SW 31st St	0.74mi	3/2.0 (+1)	1,337 (-0%)	6mo	$244,000	$182	51
1817 Runway Blvd	0.57mi	3/2.5 (+1)	1,413 (+5%)	8mo	$367,000	$260	47
605 SW 26th St	0.54mi	3/1.0 (+1)	1,532 (+14%)	6mo	$125,000	$82	42
1719 Oso Ave	0.65mi	2/2.5	1,250 (-7%)	12mo	$430,000	$344	42

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

Projected returns pro-forma

10.0% appreciation · 4.51% rent growth · sell at horizon

5-year hold

• IRR: 27.3%
• Equity multiple: 3.18×
• Total profit: $71,353
• Equity at exit: $105,403

10-year hold

• IRR: 24.2%
• Equity multiple: 7.38×
• Total profit: $208,903
• Equity at exit: $227,305

Cash invested: $32,760 (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 73109

• Home prices YoY: 9.5%
• Rents YoY: 4.5%
• Active inventory: 83
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,066 high
• Mortgage (P&I): −$614
• Tax from tax record: −$86 /mo · $1,028/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $94

Break-even live

Break-even rent $947

Max offer price $117,000

Occupancy floor 86%

Sensitivity live

Price	-10% $161	-5% $127	+0% $94	+5% $61	+10% $28
Rent	-10% $10	-5% $52	+0% $94	+5% $136	+10% $179
Rate	-1.0pp $153	-0.5pp $124	base $94	+0.5pp $64	+1.0pp $33

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: $29,250
• Closing costs: $3,510
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1345 SW 27th St Oklahoma City, OK	3.0	2.0	1153	$1,095	$0.95	3d	1	0.41mi
900 Hangar Dr Oklahoma City, OK	2.0	1.0–2.0	743	$2,075	$2.79	2d	37	0.48mi
3407 S Lee Ave Oklahoma City, OK	2.0	1.0	900	$980	$1.09	44d	1	0.80mi
1132 SW 40th St Oklahoma City, OK	3.0	2.0	1436	$1,350	$0.94	24d	1	1.06mi
1632 Birch St Oklahoma City, OK	2.0	1.0	935	$775	$0.83	3d	1	1.09mi
1416 S Daugherty Ave Oklahoma City, OK	3.0	1.0	1164	$1,120	$0.96	12d	1	1.09mi
2140 SW 35th St Oklahoma City, OK	3.0	2.0	976	$1,300	$1.33	44d	1	1.13mi
1616 Linden St Oklahoma City, OK	3.0	1.5	1175	$975	$0.83	24d	1	1.14mi
1802 Exchange Ave Oklahoma City, OK	2.0	1.0	1312	$875	$0.67	44d	1	1.20mi
1802 Exchange Ave Unit 1802 Oklahoma City, OK	2.0	1.0	1312	$875	$0.67	3d	1	1.20mi
4426 S Olie Ave Oklahoma City, OK	2.0	2.0	1159	$1,220	$1.05	12d	1	1.30mi
632 SW 44th St Oklahoma City, OK	2.0	1.0	958	$1,000	$1.04	4d	1	1.37mi
624 SW 44th St Oklahoma City, OK	2.0	1.0	1206	$1,500	$1.24	44d	1	1.37mi
4330 S Barnes Ave Oklahoma City, OK	1.0–3.0	1.0–2.0	860	$937	$1.09	4d	9	1.46mi
733 SW 47th St Oklahoma City, OK	3.0	1.5	1228	$1,180	$0.96	24d	1	1.48mi

Listing history 8 events

1. 2026-05-06
   listed $117,000 Active 431-char remark
2. 2026-04-27
   soldstatus $84,000 26-char remark

   Show marketing remark (26 chars)

   Entered in for comparables

3. 2026-04-27
   listed $84,000 26-char remark

   Show marketing remark (26 chars)

   Entered in for comparables

4. 2026-03-30
   soldstatus $84,000
5. 2014-03-04
   soldstatus $18,000

   Show marketing remark (241 chars)

   Great old Craftsman style with nice wood moldings and trim. 2 bed, 1 bath, with formal dining, eat in kitchen, and shaded back yard. The 1 car detached garage has storage area too. Please send pre qual letter or proof of funds with offer.

6. 2013-12-16
   listed $18,900

   Show marketing remark (241 chars)

   Great old Craftsman style with nice wood moldings and trim. 2 bed, 1 bath, with formal dining, eat in kitchen, and shaded back yard. The 1 car detached garage has storage area too. Please send pre qual letter or proof of funds with offer.

7. 2002-03-29
   soldstatus $50,000
8. 1989-03-03
   soldstatus $17,000

ⓘ 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: $1,028 · $86/mo
• Projected year-2 tax: $1,053 · $88/mo
• Expected delta: +$26/yr (+$2/mo · 2.5%)

ⓘ 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,794
• − Mortgage interest: −$6,554
• − Property taxes: −$1,028
• − Insurance: −$585
• − Repairs & maintenance: −$1,024
• − Management: −$1,024
• − Depreciation: −$3,404
• Taxable loss: −$823
• Est. tax savings @ 24.0%: +$198
• After-tax cash flow: $1,330/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): 21,378
• Household income: $43,133
• Rent vs Own: 56.5% rent · 43.5% own
• Severe rent burden: 1473.0

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 0.55)
• Race & ethnicity: Hispanic / Latino 62% Two or more races 24% White 23% Black 9% Native American 5%
• Hispanic origin (detail): Mexican 58%
• Common ancestry: Italian 1% Hispanic 1% Scottish 1%
• Foreign-born: 26% · Canada
• Languages at home: 49% English-only · Spanish 50% Other Asian/Pacific 0%

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: ▲ 23.48%
• Current HPI: 270.5333
• Rent YoY: ▲ 4.51%
• 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

+588.2% since first listed

9 events — show timeline

• 2026-05-23 Pending — MLSOK
• 2026-05-06 Listed $117,000 MLSOK
• 2026-04-27 Listed $84,000 MLSOK
• 2026-04-27 Sold (MLS) $84,000 MLSOK
• 2026-03-30 Sold (Public Records) $84,000 Public Records
• 2014-03-04 Sold (MLS) $18,000 MLSOK
• 2013-12-16 Listed $18,900 MLSOK
• 2002-03-29 Sold (Public Records) $50,000 Public Records
• 1989-03-03 Sold (Public Records) $17,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $1,028 · +4.4% YoY. Source: county tax records.