2020 SW 9th St · Oklahoma City, OK 73108

$59,500

1 bd · 1.0 ba · 704 sqft · SingleFamily public records · 99 Days on market

Built 1929 5,994 sqft lot $85/sqft · 8% below area Est $65k · 8% 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 +11.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.5/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks MLS

Great investor opportunity. Home may not qualify for a loan so cash is highly preferred. No showings until accepted contract in place. Seller also would be open to selling other 2 rental properties. 2022 SW 9th can be sold with this one as well as 1004 Rockwood as a package. Properties being sold strictly as is.

Key facts

• 5,994 sq ft lot
• Built 1929
• Listed 98 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $418 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($990 rent vs $60k).
• Recommended offer: $54k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.7% 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: 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: 79 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 5,365 units permitted in Oklahoma County in 2024 (569 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($411 loan paydown + $3k appreciation (4.9% local appreciation)).
• Oklahoma County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.9% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago; this cycle's ask has dropped $26k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $22k; list at $60k implies a 177% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $54,145 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 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 1929 — 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: 1.66% ✓
• Cap rate: 14.72%
• Cash-on-cash: 30.09%
• DSCR: 2.34
• GRM: 5.0

CMA / ARV

• ARV (median comp): $64,599
• List price: $59,500
• Delta: -7.89%
• Verdict: FAIR
• Comps: 15 within 1.0 mi

Projected returns pro-forma

4.94% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 39.2%
• Equity multiple: 3.41×
• Total profit: $40,096
• Equity at exit: $33,491

10-year hold

• IRR: 37.3%
• Equity multiple: 6.90×
• Total profit: $98,291
• Equity at exit: $57,615

Cash invested: $16,660 (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 73108

• Home prices YoY: 1.7%
• Active inventory: 79
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $990 high
• Mortgage (P&I): −$312
• Tax from tax record: −$27 /mo · $326/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $418

Break-even live

Break-even rent $461

Max offer price $59,500

Occupancy floor 53%

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: $14,875
• Closing costs: $1,785
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1800 Exchange Ave Unit 1/2 Oklahoma City, OK	1.0	2.0	550	$725	$1.32	23d	1	0.33mi
1323 S Blackwelder Ave Oklahoma City, OK	2.0	1.0	651	$1,095	$1.68	43d	1	0.70mi
1705 Wheeler St Oklahoma City, OK	—	1.0	537	$500	$0.93	20d	1	1.22mi
934 Hangar Dr Unit 1 Oklahoma City, OK	1.0	1.0	591	$1,300	$2.20	17d	1	1.32mi
934 Hangar Dr Unit 7 Oklahoma City, OK	1.0	1.0	635	$1,500	$2.36	44d	1	1.32mi
900 Hangar Dr Oklahoma City, OK	2.0	1.0–2.0	743	$1,650	$2.22	1d	37	1.35mi
1201 NW 2nd St #4 Oklahoma City, OK	—	1.0	471	$750	$1.59	43d	1	1.43mi
1201 NW 2nd St Oklahoma City, OK	—	1.0	471	$750	$1.59	4d	1	1.43mi

Listing history 12 events

1. 2026-06-03
   days on market $59,500 Active 99 DOM
2. 2026-06-02
   days on market $59,500 Active 98 DOM
3. 2026-06-01
   days on market $59,500 Active 97 DOM
4. 2026-05-31
   days on market $59,500 Active 96 DOM
5. 2026-04-22
   price $59,500 314-char remark

   Show marketing remark (314 chars)

   Great investor opportunity. Home may not qualify for a loan so cash is highly preferred. No showings until accepted contract in place. Seller also would be open to selling other 2 rental properties. 2022 SW 9th can be sold with this one as well as 1004 Rockwood as a package. Properties being sold strictly as is.

6. 2026-03-13
   price $79,500 314-char remark

   Show marketing remark (314 chars)

   Great investor opportunity. Home may not qualify for a loan so cash is highly preferred. No showings until accepted contract in place. Seller also would be open to selling other 2 rental properties. 2022 SW 9th can be sold with this one as well as 1004 Rockwood as a package. Properties being sold strictly as is.

7. 2026-02-24
   listed $85,000 Active 314-char remark

   Show marketing remark (314 chars)

   Great investor opportunity. Home may not qualify for a loan so cash is highly preferred. No showings until accepted contract in place. Seller also would be open to selling other 2 rental properties. 2022 SW 9th can be sold with this one as well as 1004 Rockwood as a package. Properties being sold strictly as is.

8. 2016-12-29
   soldstatus $21,500
9. 2016-12-29
   soldstatus $55,500
10. 2015-03-25
    historical
11. 2014-04-10
    listed $55,000
12. 2008-12-01
    soldstatus $21,499

ⓘ 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: $326 · $27/mo
• Projected year-2 tax: $536 · $45/mo
• Expected delta: +$209/yr (+$17/mo · 64.2%)

ⓘ 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 · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 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: $11,875
• − Mortgage interest: −$3,333
• − Property taxes: −$326
• − Insurance: −$298
• − Repairs & maintenance: −$950
• − Management: −$950
• − Depreciation: −$1,731
• Taxable income: $4,288
• Est. tax owed @ 24.0%: −$1,029
• After-tax cash flow: $3,984/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
• City population: 498,656
• Population (ZIP): 15,239

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 (65%)
• Race & ethnicity: Hispanic / Latino 65% Two or more races 28% White 20% Black 8% Native American 7%
• Hispanic origin (detail): Mexican 59% Puerto Rican 1%
• Common ancestry: Italian 1%
• Foreign-born: 27% · Canada
• Languages at home: 46% English-only · Spanish 52%

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: ▲ 4.94%
• Current HPI: 293.2571
• Rent YoY: —
• Metro: —
• 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

+176.8% since first listed

8 events — show timeline

• 2026-04-22 Price Changed $59,500 MLSOK
• 2026-03-13 Price Changed $79,500 MLSOK
• 2026-02-24 Listed $85,000 MLSOK
• 2016-12-29 Sold (Public Records) $55,500 Public Records
• 2016-12-29 Sold (Public Records) $21,500 Public Records
• 2015-03-25 Listing Removed — MLSOK
• 2014-04-10 Listed $55,000 MLSOK
• 2008-12-01 Sold (Public Records) $21,499 Public Records

Property tax history

+2.8%/yr

Latest (2025): $326 · +4.4% YoY. Source: county tax records.