327 SW 46th St · Oklahoma City, OK 73109

$79,500

2 bd · 1.0 ba · 640 sqft · SingleFamily public records · 141 Days on market

Built 1910 6,900 sqft lot $124/sqft · 7% below area Est $86k · 7% 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 +24.3/30.0
• ARV discount +10.9/15.0
• Appreciation +10.0/10.0
• DSCR +7.8/10.0
• 1% rule +5.5/10.0
• 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

This adorable cottage style home is located in the Fox Sub Addition of SW OKC. Charming 2 bed 1 bath 1 car detached garage bungalow will make a nice home. There is a spacious living room and formal dining room. The front bedroom and second bedroom have closets. There is newer paint and newer ceiling fans. Includes inside utility connections. Wood burning stove for additional heat and window units for cooling. The kitchen includes refrigerator and gas stove. Remodeled garage with lots of storage space. Large fenced in backyard for family gatherings. Tenant in place month to month lease. Call to book your tour today!

Key facts

• Formal dining room
• Newer ceiling fans
• Newer paint

Tags

• SPACIOUS LIVING ROOM
• FORMAL DINING ROOM
• NEWER PAINT
• NEWER CEILING FANS
• INSIDE UTILITY CONNECTIONS
• WOOD BURNING STOVE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $160 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($834 rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

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: Emerson Alternative Ed. (Es) (math 24% / reading 24%, grade F, #354 of 845 statewide, top 47%, 64 students, 0% FRL); Classen Ms of Advanced Studies (math 35% / reading 46%, grade F, #6 of 345 statewide, top 1%, 855 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.
• Zoned-school proficiency averages 23% at this address vs 8% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Oklahoma City average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.5%/yr); 85 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $8k of equity ($550 loan paydown + $8k 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 141 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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 $41k; list at $80k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $69,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 141 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.05% ✓
• Cap rate: 8.71%
• Cash-on-cash: 8.63%
• DSCR: 1.38
• GRM: 7.9

CMA / ARV

• ARV (median comp): $85,917
• List price: $79,500
• Delta: -7.47%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
49 SW 56th St	0.71mi	2/1.0	640 (0%)	15mo	$71,500	$112	55
36 SW 56th St	0.74mi	2/1.0	640 (0%)	15mo	$71,500	$112	53
44 SE 51st St	0.62mi	2/1.0	660 (+3%)	20mo	$75,000	$114	50
25 SW 56th St	0.73mi	2/1.0	713 (+11%)	11mo	$95,000	$133	38

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: 31.2%
• Equity multiple: 3.46×
• Total profit: $54,760
• Equity at exit: $71,620

10-year hold

• IRR: 27.4%
• Equity multiple: 8.01×
• Total profit: $155,980
• Equity at exit: $154,451

Cash invested: $22,260 (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: 85
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $834 high
• Mortgage (P&I): −$417
• Tax from tax record: −$49 /mo · $583/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$175
• Net cashflow: $160

Break-even live

Break-even rent $631

Max offer price $79,500

Occupancy floor 76%

Sensitivity live

Price	-10% $205	-5% $183	+0% $160	+5% $138	+10% $115
Rent	-10% $94	-5% $127	+0% $160	+5% $193	+10% $226
Rate	-1.0pp $200	-0.5pp $180	base $160	+0.5pp $139	+1.0pp $119

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: $19,875
• Closing costs: $2,385
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3913 S Harvey Ave Unit 2 Oklahoma City, OK	1.0	1.0	568	$900	$1.58	45d	1	0.49mi
3906 S Hudson Ave Oklahoma City, OK	1.0	1.0	700	$750	$1.07	25d	1	0.51mi
101 SE 42nd St Unit B Oklahoma City, OK	2.0	1.0	740	$645	$0.87	45d	1	0.56mi
5542 S Walker Ave Oklahoma City, OK	2.0	1.0	681	$920	$1.35	4d	1	0.68mi
220 SW 34th St Oklahoma City, OK	1.0	1.0	625	$725	$1.16	45d	1	0.77mi
4908 S Stiles Ave Oklahoma City, OK	2.0	1.0	600	$1,000	$1.67	45d	1	0.78mi
5909 S Lee Ave Oklahoma City, OK	1.0–2.0	1.0	775	$980	$1.26	5d	5	0.87mi
616 SW 59th St Unit 56 Oklahoma City, OK	1.0	1.0	465	$745	$1.60	45d	1	0.96mi
3708 S Douglas Ave Oklahoma City, OK	1.0	1.0	478	$722	$1.51	5d	1	1.01mi
316 SW 27th St Unit 4 Oklahoma City, OK	1.0	1.0	615	$679	$1.10	13d	1	1.25mi
316 SW 27th St Unit 8 Oklahoma City, OK	1.0	1.0	615	$679	$1.10	45d	1	1.25mi
1338 South Dr Oklahoma City, OK	2.0	1.0	720	$1,150	$1.60	17d	1	1.25mi
6111 S Klein Ave Oklahoma City, OK	2.0–3.0	1.0	617	$850	$1.38	5d	3	1.25mi
6111 S Klein Ave Unit 8 Oklahoma City, OK	1.0	1.0	480	$695	$1.45	25d	1	1.25mi
6111 S Klein Ave Unit 11 Oklahoma City, OK	1.0	1.0	480	$645	$1.34	25d	1	1.25mi
6111 S Klein Ave Unit 6 Oklahoma City, OK	2.0	1.0	480	$850	$1.77	25d	1	1.25mi
1116 SW 59th St Oklahoma City, OK	1.0	1.0	750	$850	$1.13	45d	1	1.30mi
404 SW 26th St Unit 6 Oklahoma City, OK	1.0	1.0	600	$645	$1.07	13d	1	1.31mi
6210 S Douglas Ave Oklahoma City, OK	1.0	1.0	650	$660	$1.02	5d	1	1.38mi
540 SW 24th St #3 Oklahoma City, OK	1.0	1.0	726	$625	$0.86	45d	1	1.49mi

Listing history 17 events

1. 2026-06-05
   statusdays on market $79,500 Pending 141 DOM
2. 2026-06-03
   days on market $79,500 Active 140 DOM
3. 2026-06-02
   days on market $79,500 Active 139 DOM
4. 2026-06-01
   days on market $79,500 Active 138 DOM
5. 2026-05-31
   days on market $79,500 Active 137 DOM
6. 2026-01-14
   listed $79,500 Active 622-char remark

   Show marketing remark (622 chars)

   This adorable cottage style home is located in the Fox Sub Addition of SW OKC. Charming 2 bed 1 bath 1 car detached garage bungalow will make a nice home. There is a spacious living room and formal dining room. The front bedroom and second bedroom have closets. There is newer paint and newer ceiling fans. Includes inside utility connections. Wood burning stove for additional heat and window units for cooling. The kitchen includes refrigerator and gas stove. Remodeled garage with lots of storage space. Large fenced in backyard for family gatherings. Tenant in place month to month lease. Call to book your tour today!

7. 2025-01-29
   historical $800
8. 2024-10-31
   price $800
9. 2024-09-11
   price $900
10. 2024-08-22
    listed $975
11. 2024-08-07
    historical $800
12. 2024-07-03
    listed $800
13. 2017-09-25
    soldstatus $41,000
14. 2017-09-22
    soldstatus $41,000 Sold 639-char remark

    Show marketing remark (639 chars)

    This cute little house is bigger than a tiny house, it is a real house. This home has been an affordable alternative to renting for the present occupants and it is cheaper than rent. Updated with new carpet, most of the windows were replaced with vinyl double pane, roof in 2011, nice front porch and a covered back porch. The garage has been used for storage. The doors would have to be changed with some other modifications to use it as a garage again. The backyard is large and fenced with chain link. Not every day do you find houses in this price range that are livable. Nice economical living, call today before it is gone up.

15. 2017-08-22
    status Pending 639-char remark

    Show marketing remark (639 chars)

    This cute little house is bigger than a tiny house, it is a real house. This home has been an affordable alternative to renting for the present occupants and it is cheaper than rent. Updated with new carpet, most of the windows were replaced with vinyl double pane, roof in 2011, nice front porch and a covered back porch. The garage has been used for storage. The doors would have to be changed with some other modifications to use it as a garage again. The backyard is large and fenced with chain link. Not every day do you find houses in this price range that are livable. Nice economical living, call today before it is gone up.

16. 2017-07-10
    listed $43,500 Active 639-char remark

    Show marketing remark (639 chars)

    This cute little house is bigger than a tiny house, it is a real house. This home has been an affordable alternative to renting for the present occupants and it is cheaper than rent. Updated with new carpet, most of the windows were replaced with vinyl double pane, roof in 2011, nice front porch and a covered back porch. The garage has been used for storage. The doors would have to be changed with some other modifications to use it as a garage again. The backyard is large and fenced with chain link. Not every day do you find houses in this price range that are livable. Nice economical living, call today before it is gone up.

17. 1995-08-07
    soldstatus $19,000

ⓘ 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: $583 · $49/mo
• Projected year-2 tax: $716 · $60/mo
• Expected delta: +$132/yr (+$11/mo · 22.6%)

ⓘ 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: $10,006
• − Mortgage interest: −$4,453
• − Property taxes: −$583
• − Insurance: −$398
• − Repairs & maintenance: −$800
• − Management: −$800
• − Depreciation: −$2,313
• Taxable income: $658
• Est. tax owed @ 24.0%: −$158
• After-tax cash flow: $1,763/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

+318.4% since first listed

12 events — show timeline

• 2026-01-14 Listed $79,500 MLSOK
• 2025-01-29 Rental Removed $800 APPFOLIO
• 2024-10-31 Price Changed $800 APPFOLIO
• 2024-09-11 Price Changed $900 APPFOLIO
• 2024-08-22 Listed for Rent $975 APPFOLIO
• 2024-08-07 Rental Removed $800 APPFOLIO
• 2024-07-03 Listed for Rent $800 APPFOLIO
• 2017-09-25 Sold (Public Records) $41,000 Public Records
• 2017-09-22 Sold (MLS) $41,000 MLSOK
• 2017-08-22 Pending — MLSOK
• 2017-07-10 Listed $43,500 MLSOK
• 1995-08-07 Sold (Public Records) $19,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $583 · +4.4% YoY. Source: county tax records.