545 SW 26th St · Oklahoma City, OK 73109

$215,000

2 bd · 1.0 ba · 1,170 sqft · SingleFamily public records · 141 Days on market

Built 1918 7,000 sqft lot $184/sqft · 75% above area Est $223k · at est.

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• ARV discount +9.2/15.0
• Cash flow +4.2/30.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

2612 S Lee is also included within the Assessor and is included in the property description. 2 Homes on 1 Lot. Both are 2 BR 1 BA & Occupied. 545 Rent = $750 2612 Rent = $650 Total Rent = $1,400 Long term tenants. 2612 has had some interior updates. Ability to increase Rents $50-$100 per market. Can be Sold with 541 SW 26th St. Total Ask = $330,000

Key facts

• 7,000 sq ft lot
• Built 1918
• Listed 140 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-585 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $112k (48.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $94k (56.3% below list).
• Recommended offer: $94k (56.3% 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: 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 fast (+4.5%/yr); 85 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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 $23k of equity ($1k loan paydown + $22k appreciation (10.0% local appreciation)).
• Oklahoma County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$37k 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 ($189k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $30k; list at $215k implies a 617% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1918 — 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 $94,042 (56.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 141 days. Have you received any prior offers? Is the seller open to a 56% concession, seller financing, or rate buy-down credit?
3. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.44% ✗
• Cap rate: 3.03%
• Cash-on-cash: -11.65%
• DSCR: 0.48
• GRM: 19.1

CMA / ARV

• ARV (median comp): $223,411
• List price: $215,000
• Delta: -3.76%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
517 SW 28th St	0.16mi	3/1.0 (+1)	1,032 (-12%)	23mo	$163,000	$158	49
1140 SW 25th St	0.73mi	3/1.0 (+1)	1,155 (-1%)	16mo	$115,000	$100	45
520 SW 31st St	0.39mi	3/2.0 (+1)	1,337 (+14%)	6mo	$244,000	$182	45
990 Hangar Dr	0.72mi	2/2.5	1,182 (+1%)	21mo	$389,000	$329	42
946 Hangar Dr	0.69mi	2/2.5	1,087 (-7%)	13mo	$325,000	$299	39
1005 SW 25th St	0.53mi	3/2.0 (+1)	1,281 (+10%)	22mo	$175,000	$137	32
1033 SW Binkley St	0.73mi	3/1.0 (+1)	1,342 (+15%)	6mo	$190,000	$142	32

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: 16.4%
• Equity multiple: 2.35×
• Total profit: $81,231
• Equity at exit: $193,689

10-year hold

• IRR: 15.9%
• Equity multiple: 5.51×
• Total profit: $271,454
• Equity at exit: $417,698

Cash invested: $60,200 (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: 19.1×

Monthly cashflow live

• Estimated rent: $940 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$110 /mo · $1,325/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $-585

Break-even live

Break-even rent $1,680

Max offer price $111,736

Occupancy floor —

Sensitivity live

Price	-10% $-463	-5% $-524	+0% $-585	+5% $-645	+10% $-706
Rent	-10% $-659	-5% $-622	+0% $-585	+5% $-547	+10% $-510
Rate	-1.0pp $-476	-0.5pp $-530	base $-585	+0.5pp $-640	+1.0pp $-697

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
540 SW 24th St #3 Oklahoma City, OK	1.0	1.0	726	$625	$0.86	44d	1	0.09mi
116 SW 23rd St Oklahoma City, OK	1.0	1.0	700	$650	$0.93	44d	1	0.47mi
115 SW 23rd St Oklahoma City, OK	1.0	1.0	750	$575	$0.77	17d	1	0.49mi
3407 S Lee Ave Oklahoma City, OK	2.0	1.0	900	$980	$1.09	44d	1	0.56mi
3312 S Harvey Ave Oklahoma City, OK	2.0	1.0	840	$1,100	$1.31	21d	1	0.58mi
900 Hangar Dr Oklahoma City, OK	2.0	1.0–2.0	743	$2,075	$2.79	2d	37	0.63mi
934 Hangar Dr Unit 3 Oklahoma City, OK	2.0	2.0	864	$1,550	$1.79	44d	1	0.65mi
3618 S Lee Ave Oklahoma City, OK	1.0	1.0	760	$850	$1.12	44d	1	0.71mi
3616 S Lee Ave Oklahoma City, OK	1.0	1.0	760	$775	$1.02	44d	1	0.71mi
1056 Hangar Dr Oklahoma City, OK	2.0	1.5	844	$2,400	$2.84	44d	1	0.76mi
3906 S Hudson Ave Oklahoma City, OK	1.0	1.0	700	$750	$1.07	24d	1	0.89mi
317 SE 24th St Oklahoma City, OK	2.0	1.0	917	$950	$1.04	5d	1	0.97mi
321 SE 25th St Oklahoma City, OK	3.0	1.0	1152	$1,095	$0.95	44d	1	0.97mi
1345 SW 27th St Oklahoma City, OK	3.0	2.0	1153	$1,095	$0.95	3d	1	1.03mi
407 SE 25th St Oklahoma City, OK	3.0	1.0	896	$1,275	$1.42	45d	1	1.04mi
526 SE 21st St Oklahoma City, OK	3.0	1.0	1054	$1,150	$1.09	5d	1	1.21mi
1329 SW Grand Blvd Oklahoma City, OK	2.0	1.0	858	$1,050	$1.22	44d	1	1.23mi
4426 S Olie Ave Oklahoma City, OK	2.0	2.0	1159	$1,220	$1.05	12d	1	1.26mi
624 SW 44th St Oklahoma City, OK	2.0	1.0	1206	$1,500	$1.24	44d	1	1.28mi
632 SW 44th St Oklahoma City, OK	2.0	1.0	958	$1,000	$1.04	5d	1	1.28mi
1132 SW 40th St Oklahoma City, OK	3.0	2.0	1436	$1,350	$0.94	24d	1	1.30mi
630 SE 21st St Oklahoma City, OK	3.0	2.0	1000	$1,095	$1.09	44d	1	1.30mi
4101 S Shields Blvd Unit Shields 3B Oklahoma City, OK	3.0	2.0	957	$1,050	$1.10	24d	1	1.31mi
4101 S Shields Blvd Apt 3B Oklahoma City, OK	3.0	2.0	957	$1,025	$1.07	5d	1	1.31mi
1900 Terrace Lawn Dr Oklahoma City, OK	3.0	2.0	1415	$1,225	$0.87	3d	1	1.34mi
101 SE 42nd St Unit B Oklahoma City, OK	2.0	1.0	740	$645	$0.87	44d	1	1.34mi
109 SE 42nd St Apt A Oklahoma City, OK	2.0	1.0	800	$799	$1.00	18d	1	1.35mi
1004 SW 45th St Oklahoma City, OK	2.0	1.0	756	$950	$1.26	24d	1	1.45mi
733 SW 47th St Oklahoma City, OK	3.0	1.5	1228	$1,180	$0.96	24d	1	1.45mi
2701 S Phillips Ave Oklahoma City, OK	3.0	2.0	1177	$995	$0.85	24d	1	1.46mi
1632 Birch St Oklahoma City, OK	2.0	1.0	935	$775	$0.83	3d	1	1.49mi
2125 SW 26th St Unit B Oklahoma City, OK	1.0	1.0	800	$700	$0.88	24d	1	1.49mi

Listing history 16 events

1. 2026-06-21
   days on market $215,000 Active 141 DOM
2. 2026-06-18
   days on market $215,000 Active 138 DOM
3. 2026-06-17
   days on market $215,000 Active 137 DOM
4. 2026-06-16
   days on market $215,000 Active 136 DOM
5. 2026-06-15
   days on market $215,000 Active 135 DOM
6. 2026-06-13
   days on market $215,000 Active 133 DOM
7. 2026-06-09
   pricedays on market $215,000 Active 129 DOM
8. 2026-06-08
   days on market $220,000 Active 128 DOM
9. 2026-06-07
   days on market $220,000 Active 127 DOM
10. 2026-06-05
    days on market $220,000 Active 124 DOM
11. 2026-06-03
    days on market $220,000 Active 123 DOM
12. 2026-06-02
    days on market $220,000 Active 122 DOM
13. 2026-06-01
    days on market $220,000 Active 121 DOM
14. 2026-05-31
    days on market $220,000 Active 120 DOM
15. 2026-01-31
    listed $220,000 Active 359-char remark

    Show marketing remark (359 chars)

    2612 S Lee is also included within the Assessor and is included in the property description. 2 Homes on 1 Lot. Both are 2 BR 1 BA & Occupied. 545 Rent = $750 2612 Rent = $650 Total Rent = $1,400 Long term tenants. 2612 has had some interior updates. Ability to increase Rents $50-$100 per market. Can be Sold with 541 SW 26th St. Total Ask = $330,000

16. 1986-04-01
    soldstatus $30,000

ⓘ 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: $1,325 · $110/mo
• Projected year-2 tax: $1,935 · $161/mo
• Expected delta: +$610/yr (+$51/mo · 46.0%)

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

Taxation est. · year 1

• Rental income: $11,285
• − Mortgage interest: −$12,043
• − Property taxes: −$1,325
• − Insurance: −$1,075
• − Repairs & maintenance: −$903
• − Management: −$903
• − Depreciation: −$6,255
• Taxable loss: −$11,219
• Est. tax savings @ 24.0%: +$2,692
• After-tax cash flow: $-4,322/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

+633.3% since first listed

2 events — show timeline

• 2026-01-31 Listed $220,000 MLSOK
• 1986-04-01 Sold (Public Records) $30,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $1,325 · +4.4% YoY. Source: county tax records.