5804 NW 57th St · Warr Acres, OK 73122

$110,000

3 bd · 2.0 ba · 1,440 sqft · SingleFamily public records · 12 Days on market

Built 1941 0.48 ac lot Est $203k · 46% 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 +7.8/10.0
• Livability +3.5/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

This home offers a lot of space for the money. Along with a living room there is also a den with a fireplace and built-in bookshelves. The kitchen features an island cooktop and there is a separate dining room. There are 3 spacious bedrooms and a bathroom on each side of the house plus a 2 car attached garage. The large lot has a lot of room to roam or be creative and the backyard has 2 small outbuildings plus a larger one that could make a nice shop. This home is eligible for a $100 down payment incentive for buyer(s) financing FHA on this property. Ask your lender for details. This property is being sold strictly as-is / where-is without any guarantees or warranty. No contingencies on ins

Key facts

• Den with a fireplace
• Separate dining room
• Island cooktop

Tags

• DEN WITH A FIREPLACE
• BUILT-IN BOOKSHELVES
• ISLAND COOKTOP
• SEPARATE DINING ROOM
• LARGE LOT
• BACKYARD WITH OUTBUILDINGS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $420 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 10.9% vs local median 5.0% in Warr Acres — 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 70/100 on livability (#35 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: employment C-, crime F, amenities F.
• Putnam City (urban): math 12% / reading 16% proficiency, ranked #227 of 270 in OK (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Rollingwood Es (math 16% / reading 16%, grade F, #582 of 845 statewide, top 69%, 513 students, 0% FRL); Putnam City Hs (math 12% / reading 23%, grade F, #307 of 447 statewide, top 69%, 2,014 students, 0% FRL) — zoned schools average 0% FRL vs 65% district-wide (65 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents flat; 48 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 5,365 units permitted in Oklahoma County in 2024 (569 in 5+ unit buildings).
• This rent runs 33% of the median local income ($51k/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 $761 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 + 0.7% rent growth), your $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $44k; list at $110k implies a 147% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000

Questions for the listing agent

1. Built in 1941 — 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: 1.28% ✓
• Cap rate: 10.88%
• Cash-on-cash: 16.37%
• DSCR: 1.73
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $203,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5804 NW 57th St	0.00mi	3/2.0	1,567 (+9%)	1mo	$115,000	$73	85
5621 NW 58th Ter	0.16mi	4/1.5 (+1)	1,452 (+1%)	4mo	$154,000	$106	80
4711 N Grove Ave	0.59mi	3/2.0	1,402 (-3%)	2mo	$197,900	$141	66
5824 Harvard Dr	0.75mi	3/2.0	1,436 (-0%)	1mo	$175,824	$122	64
5624 NW 61st St	0.30mi	3/1.5	1,244 (-14%)	1mo	$211,000	$170	61
5709 NW 62nd St	0.45mi	3/1.5	1,301 (-10%)	2mo	$200,000	$154	60
4700 NW 59th Ter	0.60mi	3/2.5	1,528 (+6%)	3mo	$155,000	$101	57
5704 NW 45th St	0.71mi	4/2.0 (+1)	1,379 (-4%)	0mo	$195,000	$141	54
6104 Kingston Rd	0.57mi	4/2.0 (+1)	1,560 (+8%)	2mo	$234,900	$151	54
5421 NW 65th St	0.73mi	3/2.0	1,532 (+6%)	3mo	$215,500	$141	53
5800 NW 45th St	0.71mi	3/2.0	1,308 (-9%)	5mo	$137,500	$105	48
6341 N Hammond Ave	0.61mi	3/1.5	1,230 (-15%)	4mo	$165,000	$134	42

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 · 0.73% rent growth · sell at horizon

5-year hold

• IRR: 5.0%
• Equity multiple: 1.19×
• Total profit: $5,765
• Equity at exit: $16,401

10-year hold

• IRR: 12.3%
• Equity multiple: 1.88×
• Total profit: $27,063
• Equity at exit: $9,511

Cash invested: $30,800 (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 73122

• Home prices YoY: -27.8%
• Rents YoY: 0.7%
• Active inventory: 48
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,407 high
• Mortgage (P&I): −$577
• Tax from tax record: −$69 /mo · $825/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $420

Break-even live

Break-even rent $875

Max offer price $110,000

Occupancy floor 65%

Sensitivity live

Price	-10% $482	-5% $451	+0% $420	+5% $389	+10% $358
Rent	-10% $309	-5% $364	+0% $420	+5% $476	+10% $531
Rate	-1.0pp $475	-0.5pp $448	base $420	+0.5pp $392	+1.0pp $363

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5304 Willow Cliff Rd Oklahoma City, OK	2.0	2.0	1060	$1,086	$1.02	5d	1	0.31mi
5304 Willow Cliff Rd Oklahoma City, OK	3.0	3.0	1505	$1,330	$0.88	15d	1	0.31mi
5633 Norman Rd Warr Acres, OK	3.0	2.0	1225	$1,375	$1.12	3d	1	0.40mi
5577 NW 50th St Oklahoma City, OK	1.0–2.0	1.0–2.0	725	$1,149	$1.58	4d	6	0.41mi
5929 NW 62nd St Oklahoma City, OK	3.0	1.0	1103	$1,550	$1.41	3d	1	0.59mi
5107 N Hammond Ave Unit 5103B Warr Acres, OK	2.0	1.5	1050	$999	$0.95	24d	1	0.61mi
5107 N Hammond Ave Unit 5109D Warr Acres, OK	3.0	2.0	1300	$1,399	$1.08	24d	1	0.61mi
6505 Cherokee Dr Warr Acres, OK	3.0	1.5	1455	$1,390	$0.96	3d	1	0.73mi
4707 NW 63rd St Oklahoma City, OK	2.0	2.0	1150	$1,150	$1.00	17d	1	0.79mi
5418 N Meridian Ave Oklahoma City, OK	2.0	1.0–2.0	690	$940	$1.36	3d	14	0.80mi
6020 N Meridian Pl Oklahoma City, OK	3.0	2.0	1580	$1,550	$0.98	12d	1	0.82mi
6103 NW 63rd St Oklahoma City, OK	3.0	2.0	1300	$1,325	$1.02	3d	1	0.86mi
4401 N Ann Arbor Ave Warr Acres, OK	3.0	1.0	1216	$1,245	$1.02	24d	1	0.87mi
4608 N Libby Ave Warr Acres, OK	4.0	2.0	1290	$1,595	$1.24	3d	1	0.89mi
4406 NW 54th St Oklahoma City, OK	3.0	2.0	1710	$1,495	$0.87	24d	1	0.90mi
6100 N Meridian Ave Oklahoma City, OK	2.0	3.0	1260	$1,125	$0.89	24d	1	0.95mi
6419 NW 63rd St Unit 1 Warr Acres, OK	3.0	2.5	1748	$1,425	$0.82	3d	1	0.95mi
5212 Oakwood Villas Ct Bethany, OK	3.0	2.0	1200	$1,350	$1.12	3d	1	0.97mi
6300 N Meridian Ave Oklahoma City, OK	2.0	1.0–2.0	773	$860	$1.11	3d	19	1.01mi
4316 N Libby Ave Warr Acres, OK	4.0	1.5	1377	$1,650	$1.20	24d	1	1.01mi
6300 N Meridian Ave Unit 6322-204 Oklahoma City, OK	2.0	2.0	944	$860	$0.91	15d	1	1.02mi
6808 NW 59th St Bethany, OK	4.0	2.0	1420	$1,500	$1.06	24d	1	1.05mi
7021 Labelle Dr Warr Acres, OK	3.0	2.0	1365	$1,845	$1.35	19d	1	1.08mi
7021 Labelle Dr Warr Acres, OK	3.0	2.0	1365	$1,845	$1.35	16d	1	1.08mi
7020 Labelle Dr Warr Acres, OK	3.0	2.0	1365	$1,845	$1.35	2d	1	1.08mi
6909 NW 59th St Bethany, OK	3.0	1.0	925	$1,365	$1.48	24d	1	1.12mi
6905 NW 60th St Bethany, OK	4.0	1.5	1331	$1,500	$1.13	3d	1	1.13mi
6554 N Meridian Ave #109 Oklahoma City, OK	2.0	2.0	1275	$1,199	$0.94	2d	1	1.14mi
4213 N Westridge St Oklahoma City, OK	3.0	2.0	1474	$1,295	$0.88	3d	1	1.14mi
4206 N Donald Ave Bethany, OK	3.0	1.5	1867	$1,450	$0.78	2d	1	1.15mi
4204 NW 51st St Unit 2 Oklahoma City, OK	2.0	2.0	1005	$1,495	$1.49	24d	1	1.18mi
6728 N Meridian Ave Oklahoma City, OK	2.0	2.0	1196	$925	$0.77	24d	1	1.20mi
5111 N Dawson Dr Bethany, OK	4.0	2.0	1451	$1,600	$1.10	24d	1	1.21mi
6715 Lyrewood Ln Oklahoma City, OK	3.0	2.0	1309	$1,495	$1.14	5d	1	1.26mi
6713 Lyrewood Ln Oklahoma City, OK	3.0	2.0	1309	$1,395	$1.07	5d	1	1.26mi
6605 Lyrewood Ln Oklahoma City, OK	2.0	2.0	1224	$1,100	$0.90	24d	1	1.26mi
6803 Woodlake Dr Oklahoma City, OK	2.0	2.0	977	$1,150	$1.18	24d	1	1.27mi
7001 NW 45th St Bethany, OK	2.0	1.0	1006	$1,175	$1.17	2d	1	1.30mi
4727 NW 72nd St Unit 4727 Oklahoma City, OK	2.0	2.0	1280	$2,499	$1.95	2d	1	1.31mi
6916 Woodlake Dr Unit 6920 Oklahoma City, OK	3.0	2.0	1430	$1,300	$0.91	17d	1	1.34mi

Listing history 6 events

1. 2026-02-11
   status Pending
2. 2026-02-11
   status Active
3. 2026-01-20
   status Pending
4. 2026-01-08
   listed $110,000 Active
5. 1989-03-10
   soldstatus $44,500
6. 1986-02-01
   soldstatus $40,000

ⓘ 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: $825 · $69/mo
• Projected year-2 tax: $990 · $82/mo
• Expected delta: +$165/yr (+$14/mo · 20.1%)

ⓘ 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 5/10 Major 6 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $16,883
• − Mortgage interest: −$6,162
• − Property taxes: −$825
• − Insurance: −$550
• − Repairs & maintenance: −$1,351
• − Management: −$1,351
• − Depreciation: −$3,200
• Taxable income: $3,445
• Est. tax owed @ 24.0%: −$827
• After-tax cash flow: $4,214/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: Putnam City
• NCES district ID: 4025290
• Math proficiency: 12% ▼ -18.00%
• Reading proficiency: 16% ▼ -14.00%
• Median HH income: $46,657
• Composite: 12.61/100
• National rank: #9614
• State rank: #227 of 270 in OK

Livability — Warr Acres

• Score: 70/100
• State rank: #35
• US rank: #7446

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment C- Housing A+ Health & safety A- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Warr Acres, OK
• County: Oklahoma County · 771,644 people
• City population: 12,635
• Metro: Oklahoma City, OK
• Population (ZIP): 12,635
• Household income: $51,227
• Rent vs Own: 44.7% rent · 55.3% own
• Severe rent burden: 826.0

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 0.69)
• Race & ethnicity: White 45% Hispanic / Latino 30% Two or more races 21% Black 14% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Slovak 2% Iranian 1% Italian 1%
• Foreign-born: 16% · Canada, Vietnam, Philippines
• Languages at home: 75% English-only · Spanish 23% Other Indo-European 1% Vietnamese 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: ▼ -96.26%
• Current HPI: 249.485
• Rent YoY: ▲ 0.73%
• 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

+175.0% since first listed

6 events — show timeline

• 2026-02-11 Pending — MLSOK
• 2026-02-11 Relisted — MLSOK
• 2026-01-20 Pending — MLSOK
• 2026-01-08 Listed $110,000 MLSOK
• 1989-03-10 Sold (Public Records) $44,500 Public Records
• 1986-02-01 Sold (Public Records) $40,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $825 · +24.8% YoY. Source: county tax records.