5533 S Walker Ave · Oklahoma City, OK 73109

$159,900

2 bd · 2.0 ba · 1,316 sqft · MultiFamily public records · 45 Days on market

Built 1946 5,985 sqft lot $122/sqft · 7% below area Est $171k · 7% under

---

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 +24.8/30.0
• ARV discount +10.5/15.0
• Appreciation +10.0/10.0
• DSCR +8.1/10.0
• 1% rule +6.0/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Investors Special!! Great Opportunity At Great Price To Live In One & Lease One!! Includes Half Circle Drive & Detached 2 Car Garage! One Unit Down Has 2Beds & 1 Bath! One Unit Upstairs Has 2 Bed & 1 Bath! Your Own Home To Design & Fix Up To Your Own Style!!! Location Is Close To Grocery Stores, Shopping Centers & Restaurants!

Key facts

• Functional layout
• Turnkey addition
• 5,985 sq ft lot

Tags

• FUNCTIONAL LAYOUT
• TURNKEY ADDITION
• PRIME MULTI-FAMILY GEM

Property features AI

Finance

• Other: Living area listed as 1,316 (assessor); Located 3 blocks north of SW 59th Street on Walker Avenue
• Financial info: Current listing price $159,900

Exterior

• Home design: Residential income property (duplex); Existing property
• Construction: Frame construction; Composition roof; Built (existing)
• Exterior features: Corner lot

Interior

• Bedrooms: Duplex with a total of 2 units
• Bathrooms: 2 full bathrooms
• Interior features: Two full bathrooms; Slab foundation

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $160k.

Deal economics

• At list price, monthly cash flow is $340 ($4k/yr) — positive. Per door: $170/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% 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: Fillmore Es (math 4% / reading 6%, grade F, #766 of 845 statewide, top 94%, 654 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.
• Market conditions: Rents rising fast (+4.5%/yr); 85 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 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 $17k of equity ($1k loan paydown + $16k 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 $45k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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 $110k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1946 — 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 $155,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.10% ✓
• Cap rate: 8.84%
• Cash-on-cash: 9.11%
• DSCR: 1.41
• GRM: 7.6

CMA / ARV

• ARV (median comp): $171,179
• List price: $159,900
• Delta: -6.59%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 31.6%
• Equity multiple: 3.49×
• Total profit: $111,450
• Equity at exit: $144,051

10-year hold

• IRR: 27.7%
• Equity multiple: 8.08×
• Total profit: $317,014
• Equity at exit: $310,651

Cash invested: $44,772 (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: 15.1×

Monthly cashflow live

• Estimated rent: $1,760 high
• Mortgage (P&I): −$839
• Tax from tax record: −$145 /mo · $1,742/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $340

Break-even live

Break-even rent $1,330

Max offer price $159,900

Occupancy floor 76%

Sensitivity live

Price	-10% $431	-5% $385	+0% $340	+5% $295	+10% $250
Rent	-10% $201	-5% $271	+0% $340	+5% $410	+10% $479
Rate	-1.0pp $421	-0.5pp $381	base $340	+0.5pp $299	+1.0pp $256

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,760
Total (2 units)			$1,760

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5413 S Lee Ave Oklahoma City, OK	3.0	2.0	1460	$2,100	$1.44	4d	1	0.19mi
620 SW 50th St Oklahoma City, OK	2.0	1.0	977	$1,100	$1.13	4d	1	0.38mi
800 SW 52nd St Oklahoma City, OK	2.0	1.0	920	$995	$1.08	25d	1	0.40mi
5113 S Sage Ave Oklahoma City, OK	3.0	1.5	996	$1,025	$1.03	3d	1	0.40mi
24 SW 54th St Oklahoma City, OK	3.0	1.5	1272	$1,400	$1.10	45d	1	0.46mi
733 SW 47th St Oklahoma City, OK	3.0	1.5	1228	$1,180	$0.96	25d	1	0.64mi
624 SW 44th St Oklahoma City, OK	2.0	1.0	1206	$1,500	$1.24	45d	1	0.74mi
632 SW 44th St Oklahoma City, OK	2.0	1.0	958	$1,000	$1.04	5d	1	0.75mi
1004 SW 62nd St Oklahoma City, OK	3.0	1.0	968	$1,295	$1.34	5d	1	0.77mi
4426 S Olie Ave Oklahoma City, OK	2.0	2.0	1159	$1,220	$1.05	13d	1	0.81mi
625 SW 68th St Oklahoma City, OK	3.0	2.0	1215	$1,400	$1.15	4d	1	0.86mi
1020 SW 65th St Oklahoma City, OK	3.0	1.0	956	$1,330	$1.39	45d	1	0.93mi
7125 S Santa Fe Ave Oklahoma City, OK	3.0	2.0	1100	$1,200	$1.09	45d	1	1.07mi
1112 SW 67th St Unit 4220 Oklahoma City, OK	3.0	2.0	1300	$1,395	$1.07	5d	1	1.11mi
1402 SW 59th St Unit 3202 Oklahoma City, OK	2.0	1.0	950	$865	$0.91	25d	1	1.16mi
1402 SW 59th St Apt 3201 Oklahoma City, OK	2.0	1.0	950	$865	$0.91	45d	1	1.16mi
1402 SW 59th St Apt 1112 Oklahoma City, OK	2.0	1.5	925	$980	$1.06	45d	1	1.16mi
1421 SW 52nd St Oklahoma City, OK	3.0	2.0	1535	$1,500	$0.98	4d	1	1.16mi
1344 SW 62nd St Oklahoma City, OK	3.0	1.0	878	$1,300	$1.48	4d	1	1.22mi
4101 S Shields Blvd Apt 3B Oklahoma City, OK	3.0	2.0	957	$1,025	$1.07	5d	1	1.25mi
4101 S Shields Blvd Unit Shields 3B Oklahoma City, OK	3.0	2.0	957	$1,050	$1.10	25d	1	1.25mi
1132 SW 40th St Oklahoma City, OK	3.0	2.0	1436	$1,350	$0.94	25d	1	1.25mi
1433 SW 60th St Oklahoma City, OK	3.0	2.0	942	$1,400	$1.49	45d	1	1.26mi
6144 Cielo Ter Oklahoma City, OK	3.0	2.0	1149	$1,450	$1.26	4d	1	1.27mi
1432 SW 61st Ter Oklahoma City, OK	3.0	1.5	891	$1,145	$1.29	45d	1	1.30mi
6052 Johnnie Ter Oklahoma City, OK	3.0	2.0	1223	$1,295	$1.06	5d	1	1.33mi
6513 Ashby Ter Oklahoma City, OK	3.0	2.0	1049	$1,095	$1.04	25d	1	1.36mi
6413 S Lindsay Ave Oklahoma City, OK	3.0	1.0	1150	$1,150	$1.00	45d	1	1.42mi
717 Santa Rosa Dr Oklahoma City, OK	1.0–3.0	1.0–1.5	1025	$1,074	$1.05	3d	42	1.44mi
3407 S Lee Ave Oklahoma City, OK	2.0	1.0	900	$980	$1.09	45d	1	1.44mi
1105 W Interstate 240 Service Rd Unit 1111-1 Oklahoma City, OK	2.0	1.0	950	$895	$0.94	25d	1	1.45mi
1105 W I-240 Service Rd Oklahoma City, OK	2.0	2.0	1000	$945	$0.94	22d	1	1.45mi
1105 1/2 W Interstate 240 Service Rd Oklahoma City, OK	1.0–2.0	1.0–2.0	875	$945	$1.08	17d	14	1.45mi

Listing history 24 events

1. 2026-06-21
   days on market $159,900 Active 45 DOM
2. 2026-06-18
   days on market $159,900 Active 42 DOM
3. 2026-06-17
   days on market $159,900 Active 41 DOM
4. 2026-06-16
   days on market $159,900 Active 40 DOM
5. 2026-06-15
   days on market $159,900 Active 39 DOM
6. 2026-06-13
   days on market $159,900 Active 37 DOM
7. 2026-06-09
   days on market $159,900 Active 33 DOM
8. 2026-06-08
   days on market $159,900 Active 32 DOM
9. 2026-06-07
   days on market $159,900 Active 31 DOM
10. 2026-06-05
    days on market $159,900 Active 28 DOM
11. 2026-06-03
    days on market $159,900 Active 27 DOM
12. 2026-06-02
    days on market $159,900 Active 26 DOM
13. 2026-06-01
    days on market $159,900 Active 25 DOM
14. 2026-05-31
    days on market $159,900 Active 24 DOM
15. 2026-05-07
    listed $159,900 Active 527-char remark
16. 2020-05-08
    soldstatus $110,000
17. 2016-06-20
    soldstatus $32,500
18. 2016-06-17
    soldstatus $32,000 Sold 358-char remark

    Show marketing remark (358 chars)

    Investors Special!! Great Opportunity At Great Price To Live In One & Lease One!! Includes Half Circle Drive & Detached 2 Car Garage! One Unit Down Has 2Beds & 1 Bath! One Unit Upstairs Has 2 Bed & 1 Bath! Your Own Home To Design & Fix Up To Your Own Style!!! Location Is Close To Grocery Stores, Shopping Centers & Restaurants!

19. 2016-05-22
    status Pending 358-char remark

    Show marketing remark (358 chars)

    Investors Special!! Great Opportunity At Great Price To Live In One & Lease One!! Includes Half Circle Drive & Detached 2 Car Garage! One Unit Down Has 2Beds & 1 Bath! One Unit Upstairs Has 2 Bed & 1 Bath! Your Own Home To Design & Fix Up To Your Own Style!!! Location Is Close To Grocery Stores, Shopping Centers & Restaurants!

20. 2016-05-06
    status Active 358-char remark

    Show marketing remark (358 chars)

    Investors Special!! Great Opportunity At Great Price To Live In One & Lease One!! Includes Half Circle Drive & Detached 2 Car Garage! One Unit Down Has 2Beds & 1 Bath! One Unit Upstairs Has 2 Bed & 1 Bath! Your Own Home To Design & Fix Up To Your Own Style!!! Location Is Close To Grocery Stores, Shopping Centers & Restaurants!

21. 2016-05-01
    status Pending 358-char remark

    Show marketing remark (358 chars)

    Investors Special!! Great Opportunity At Great Price To Live In One & Lease One!! Includes Half Circle Drive & Detached 2 Car Garage! One Unit Down Has 2Beds & 1 Bath! One Unit Upstairs Has 2 Bed & 1 Bath! Your Own Home To Design & Fix Up To Your Own Style!!! Location Is Close To Grocery Stores, Shopping Centers & Restaurants!

22. 2016-03-07
    listed $45,000 Active 358-char remark

    Show marketing remark (358 chars)

    Investors Special!! Great Opportunity At Great Price To Live In One & Lease One!! Includes Half Circle Drive & Detached 2 Car Garage! One Unit Down Has 2Beds & 1 Bath! One Unit Upstairs Has 2 Bed & 1 Bath! Your Own Home To Design & Fix Up To Your Own Style!!! Location Is Close To Grocery Stores, Shopping Centers & Restaurants!

23. 2016-02-03
    historical
24. 2015-11-07
    listed $55,000 Active

ⓘ 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: $1,742 · $145/mo
• Projected year-2 tax: $1,742 · $145/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 3/10 Moderate FEMA zone X (unshaded) · 10% 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: $21,120
• − Mortgage interest: −$8,957
• − Property taxes: −$1,742
• − Insurance: −$800
• − Repairs & maintenance: −$1,690
• − Management: −$1,690
• − Depreciation: −$4,652
• Taxable income: $1,590
• Est. tax owed @ 24.0%: −$382
• After-tax cash flow: $3,699/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

+190.7% since first listed

10 events — show timeline

• 2026-05-07 Listed $159,900 MLSOK
• 2020-05-08 Sold (Public Records) $110,000 Public Records
• 2016-06-20 Sold (Public Records) $32,500 Public Records
• 2016-06-17 Sold (MLS) $32,000 MLSOK
• 2016-05-22 Pending — MLSOK
• 2016-05-06 Relisted — MLSOK
• 2016-05-01 Pending — MLSOK
• 2016-03-07 Listed $45,000 MLSOK
• 2016-02-03 Listing Removed — MLSOK
• 2015-11-07 Listed $55,000 MLSOK

Property tax history

+9.9%/yr

Latest (2025): $1,742 · +4.4% YoY. Source: county tax records.