2701 SW 52nd St · Oklahoma City, OK 73119

$115,000

2 bd · 1.0 ba · 924 sqft · SingleFamily public records · 78 Days on market

Built 1956 7,200 sqft lot Est $135k · 15% under

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Why this score? — see what drove the D+ 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 +15.8/30.0
• ARV discount +14.1/15.0
• DSCR +4.9/10.0
• 1% rule +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

NEW PRICE8888House located on corner lot, so you could have backyard access. Garage is converted and could be a 4th bedroom. Large backyard with shed. Home has tile throughout. Needs some updating. Sqft includes garage conversion, buyer to verify sqft.

Key facts

• Large backyard
• Corner lot
• 7,200 sq ft lot

Tags

• CORNER LOT
• LARGE BACKYARD

Property features AI

Finance

• Other: Occupied (rent/leased) status listed as occupied; Days on market: 61; Asking price listed (most recent): $115,000
• Financial info: Property not assumable
• HOA & community: No mandatory association dues

Exterior

• Home design: Single family residence; One-level home; Residential property; Located in Knob Hill Add
• Construction: Brick and frame construction; Composition roof; Built status: existing
• Exterior features: Corner lot; No additional exterior features listed

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Interior features: One living area; No fireplace; Combination foundation

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $53 ($639/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 $105k (8.9% below list).
• Recommended offer: $105k (8.9% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.7% in Oklahoma City — 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 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: Arthur Es (math 2% / reading 8%, grade F, #766 of 845 statewide, top 94%, 389 students, 0% FRL); U. S. Grant Hs (math 2% / reading 7%, grade F, #442 of 447 statewide, top 99%, 1,594 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 (+1.1%/yr); 93 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 5,365 units permitted in Oklahoma County in 2024 (569 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 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.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $42k; list at $115k implies a 171% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — 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 $104,733 (8.9% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — 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. 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?
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 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: 6.85%
• Cash-on-cash: 1.99%
• DSCR: 1.09
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $134,904
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2932 SW 51st St	0.34mi	3/1.0 (+1)	925 (+0%)	1mo	$135,000	$146	79
2924 SW 51st St	0.32mi	3/1.0 (+1)	950 (+3%)	1mo	$122,000	$128	75
2401 SW 54th St	0.40mi	3/1.0 (+1)	935 (+1%)	0mo	$177,000	$189	74
2520 SW 45th St	0.48mi	3/1.0 (+1)	935 (+1%)	0mo	$129,750	$139	70
3101 SW 45th St	0.64mi	2/1.0	907 (-2%)	2mo	$151,500	$167	66
3013 SW 52nd St	0.41mi	2/1.0	828 (-10%)	1mo	$95,000	$115	63
3113 SW 46th St	0.62mi	2/1.0	984 (+6%)	1mo	$70,000	$71	59
5516 S Agnew Ave	0.45mi	3/1.0 (+1)	999 (+8%)	3mo	$145,500	$146	58
6106 S Hillcrest Dr	0.65mi	2/1.5	998 (+8%)	1mo	$125,000	$125	53
3022 SW 57th St	0.55mi	3/1.5 (+1)	1,004 (+9%)	1mo	$175,000	$174	52
3237 SW 48th St	0.70mi	2/1.0	840 (-9%)	2mo	$110,000	$131	50
3108 SW 46th St	0.60mi	3/1.0 (+1)	840 (-9%)	2mo	$140,000	$167	50

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 · 1.13% rent growth · sell at horizon

5-year hold

• IRR: -15.2%
• Equity multiple: 0.47×
• Total profit: $-17,173
• Equity at exit: $17,147

10-year hold

• IRR: -10.1%
• Equity multiple: 0.43×
• Total profit: $-18,218
• Equity at exit: $9,943

Cash invested: $32,200 (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 73119

• Home prices YoY: -14.4%
• Rents YoY: 1.1%
• Active inventory: 93
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,047 high
• Mortgage (P&I): −$603
• Tax from tax record: −$123 /mo · $1,478/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $53

Break-even live

Break-even rent $980

Max offer price $115,000

Occupancy floor 90%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2801 SW 51st St Oklahoma City, OK	2.0	1.0	840	$1,025	$1.22	2d	1	0.16mi
2741 SW 54th Pl Oklahoma City, OK	3.0	2.0	1059	$1,249	$1.18	2d	1	0.20mi
2741 SW Murray Dr Oklahoma City, OK	3.0	1.0	949	$1,395	$1.47	2d	1	0.26mi
2500 SW 48th St Oklahoma City, OK	2.0	1.0	1096	$1,050	$0.96	43d	1	0.34mi
5617 S May Ave Oklahoma City, OK	1.0–3.0	1.5	1000	$839	$0.84	23d	1	0.39mi
2412 SW 47th St Oklahoma City, OK	3.0	1.0	638	$1,150	$1.80	23d	1	0.45mi
5901 S May Ave Oklahoma City, OK	1.0	1.0	607	$855	$1.41	43d	1	0.54mi
5901 S May Ave Unit 086 LI Oklahoma City, OK	2.0	2.0	859	$945	$1.10	20d	1	0.56mi
5901 S May Ave Apt 264 Oklahoma City, OK	1.0	1.0	527	$795	$1.51	2d	1	0.56mi
5901 S May Ave Apt 164 Oklahoma City, OK	1.0	1.0	607	$825	$1.36	23d	1	0.56mi
5901 S May Ave Apt 113 Oklahoma City, OK	1.0	1.0	607	$855	$1.41	2d	1	0.56mi
5901 S May Ave Apt 179 Oklahoma City, OK	1.0	1.0	527	$779	$1.48	2d	1	0.56mi
5901 S May Ave Apt 38 Oklahoma City, OK	2.0	2.0	859	$1,288	$1.50	43d	1	0.56mi
5901 S May Ave Unit 090 Oklahoma City, OK	2.0	2.0	859	$945	$1.10	43d	1	0.56mi
5901 S May Ave Unit 279 VLI Oklahoma City, OK	1.0	1.0	527	$875	$1.66	43d	1	0.56mi
5901 S May Ave Unit 058- Up Oklahoma City, OK	2.0	2.0	859	$945	$1.10	2d	1	0.56mi
5901 S May Ave Unit 105 Oklahoma City, OK	2.0	2.0	859	$995	$1.16	2d	1	0.56mi
5901 S May Ave Apt 129 Oklahoma City, OK	1.0	1.0	527	$825	$1.57	2d	1	0.56mi
5901 S May Ave Unit 089 VLI Oklahoma City, OK	2.0	2.0	859	$999	$1.16	43d	1	0.56mi
5901 S May Ave Apt 55 Oklahoma City, OK	2.0	2.0	859	$995	$1.16	43d	1	0.56mi
5901 S May Ave Unit 006 Oklahoma City, OK	2.0	2.0	859	$949	$1.10	43d	1	0.56mi
5901 S May Ave Apt 120 Oklahoma City, OK	1.0	1.0	607	$825	$1.36	43d	1	0.56mi
5901 S May Ave Unit 276 VLI Up Oklahoma City, OK	1.0	1.0	527	$875	$1.66	23d	1	0.56mi
5901 S May Ave Unit 004 VLI Up Oklahoma City, OK	2.0	2.0	859	$986	$1.15	43d	1	0.64mi
2116 SW 51st St Oklahoma City, OK	1.0	1.0	558	$675	$1.21	43d	1	0.68mi
2813 SW 62nd St Oklahoma City, OK	3.0	1.5	1001	$1,400	$1.40	23d	1	0.79mi
2908 SW 62nd St Oklahoma City, OK	3.0	1.5	936	$1,450	$1.55	2d	1	0.88mi
4330 S Barnes Ave Oklahoma City, OK	1.0–3.0	1.0–2.0	860	$937	$1.09	4d	9	0.90mi
2640 SW 38th St Oklahoma City, OK	3.0	2.0	944	$1,050	$1.11	2d	1	0.93mi
2120 SW 61st St Oklahoma City, OK	3.0	1.0	1101	$1,200	$1.09	43d	1	0.93mi
2128 SW 41st St Oklahoma City, OK	2.0	1.0	860	$820	$0.95	2d	1	0.98mi
2728 SW 65th St Oklahoma City, OK	3.0	1.0	863	$1,250	$1.45	4d	1	1.02mi
2336 SW Grand Blvd Oklahoma City, OK	2.0	1.0	770	$995	$1.29	43d	1	1.08mi
2119 SW 39th St Oklahoma City, OK	1.0–2.0	1.0	675	$909	$1.35	43d	1	1.12mi
1433 SW 60th St Oklahoma City, OK	3.0	2.0	942	$1,400	$1.49	43d	1	1.14mi
1338 South Dr Oklahoma City, OK	2.0	1.0	720	$1,150	$1.60	16d	1	1.16mi
1402 SW 59th St Unit 3202 Oklahoma City, OK	2.0	1.0	950	$865	$0.91	23d	1	1.19mi
1402 SW 59th St Apt 3201 Oklahoma City, OK	2.0	1.0	950	$865	$0.91	43d	1	1.19mi
1402 SW 59th St Apt 1112 Oklahoma City, OK	2.0	1.5	925	$980	$1.06	43d	1	1.20mi
1432 SW 61st Ter Oklahoma City, OK	3.0	1.5	891	$1,145	$1.29	43d	1	1.21mi

Listing history 5 events

1. 2026-04-21
   status Pending
2. 2026-04-05
   price $115,000
3. 2026-03-05
   price $125,000
4. 2026-02-02
   listed $135,000 Active
5. 1998-09-01
   soldstatus $42,500

ⓘ 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: $1,478 · $123/mo
• Projected year-2 tax: $1,478 · $123/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 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: $12,568
• − Mortgage interest: −$6,442
• − Property taxes: −$1,478
• − Insurance: −$575
• − Repairs & maintenance: −$1,005
• − Management: −$1,005
• − Depreciation: −$3,345
• Taxable loss: −$1,283
• Est. tax savings @ 24.0%: +$308
• After-tax cash flow: $947/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): 30,398
• Household income: $45,421
• Rent vs Own: 49.9% rent · 50.1% own
• Severe rent burden: 1221.0

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: Majority Hispanic (63%)
• Race & ethnicity: Hispanic / Latino 63% Two or more races 24% White 24% Native American 7% Black 6%
• Hispanic origin (detail): Mexican 58%
• Common ancestry: Slovak 1% Lithuanian 1%
• Foreign-born: 28% · Canada
• Languages at home: 45% English-only · Spanish 54%

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: ▼ -50.15%
• Current HPI: 297.1117
• Rent YoY: ▲ 1.13%
• 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

+170.6% since first listed

5 events — show timeline

• 2026-04-21 Pending — MLSOK
• 2026-04-05 Price Changed $115,000 MLSOK
• 2026-03-05 Price Changed $125,000 MLSOK
• 2026-02-02 Listed $135,000 MLSOK
• 1998-09-01 Sold (Public Records) $42,500 Public Records

Property tax history

+6.1%/yr

Latest (2025): $1,478 · +4.4% YoY. Source: county tax records.