3305 S Kelley Ave · Oklahoma City, OK 73129

$124,999

2 bd · 1.0 ba · 860 sqft · SingleFamily public records · 686 Days on market

Built 1962 6,499 sqft lot $145/sqft · 60% above area Est $101k · 24% over

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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 +14.1/30.0
• Appreciation +5.9/10.0
• DSCR +4.3/10.0
• Livability +4.0/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Enhance your rental portfolio with this recently renovated 3-bedroom, 1.75-bath home in Oklahoma City. Featuring new central HVAC, refinished wood flooring, new paint, and various other capex repairs that have been done. This property is currently rented with an income of $13,200 per year, with potential for increased returns as market rents rise. Located in a desirable neighborhood with easy access to amenities, this well-maintained home is a prime investment opportunity.

Key facts

• New central hvac
• Well-maintained home
• 6,499 sq ft lot

Tags

• RECENTLY RENOVATED HOME
• NEW CENTRAL HVAC
• REFINISHED WOOD FLOORING
• WELL-MAINTAINED HOME

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $18 ($218/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 $102k (18.6% below list).
• Recommended offer: $102k (18.6% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: 83 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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

• In year one you build about $3k of equity ($864 loan paydown + $2k appreciation (1.8% local appreciation)).
• Oklahoma County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.8% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 686 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 2 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 $28k; list at $125k implies a 346% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $101,741 (18.6% below list)

Questions for the listing agent

1. It's been on market 686 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — 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: 0.81% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.62%
• DSCR: 1.03
• GRM: 10.2

CMA / ARV

• ARV (median comp): $101,069
• List price: $124,999
• Delta: 23.68%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
716 SE 31st St	0.19mi	3/1.0 (+1)	864 (+0%)	19mo	$123,000	$142	69
3411 S Kelley Ave	0.07mi	3/1.0 (+1)	837 (-3%)	24mo	$145,000	$173	68
717 SE 31st St	0.21mi	2/1.0	770 (-10%)	7mo	$54,900	$71	67
633 SE 39th St	0.43mi	3/1.0 (+1)	885 (+3%)	5mo	$156,000	$176	66
617 SW 35th St	0.28mi	2/1.0	776 (-10%)	6mo	$146,000	$188	65
720 SE 31st St	0.18mi	2/1.0	960 (+12%)	9mo	$80,000	$83	65
312 SE 40th St	0.70mi	2/1.0	843 (-2%)	3mo	$160,000	$190	61
313 SE 40th St	0.69mi	2/1.0	836 (-3%)	12mo	$155,900	$186	53
701 SE 35th St	0.22mi	2/1.0	744 (-14%)	21mo	$95,000	$128	50
809 SE 43rd St	0.65mi	3/1.0 (+1)	910 (+6%)	15mo	$145,000	$159	42
336 SE 38th St	0.57mi	3/1.5 (+1)	928 (+8%)	22mo	$123,000	$133	35
1100 SE 39th St	0.47mi	3/1.5 (+1)	744 (-14%)	20mo	$148,000	$199	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.4%
• Equity multiple: 1.23×
• Total profit: $8,096
• Equity at exit: $47,601

10-year hold

• IRR: 8.2%
• Equity multiple: 2.08×
• Total profit: $37,768
• Equity at exit: $67,262

Cash invested: $35,000 (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 73129

• Home prices YoY: 0.7%
• Active inventory: 83
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,017 high
• Mortgage (P&I): −$656
• Tax from tax record: −$78 /mo · $936/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $18

Break-even live

Break-even rent $994

Max offer price $124,999

Occupancy floor 93%

Sensitivity live

Price	-10% $89	-5% $54	+0% $18	+5% $-17	+10% $-53
Rent	-10% $-62	-5% $-22	+0% $18	+5% $58	+10% $99
Rate	-1.0pp $81	-0.5pp $50	base $18	+0.5pp $-14	+1.0pp $-47

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1413 SE 39th St Oklahoma City, OK	3.0	1.0	1004	$1,125	$1.12	44d	1	0.61mi
407 SE 25th St Oklahoma City, OK	3.0	1.0	896	$1,275	$1.42	45d	1	0.77mi
4101 S Shields Blvd Unit Shields 3B Oklahoma City, OK	3.0	2.0	957	$1,050	$1.10	24d	1	0.84mi
4101 S Shields Blvd Apt 3B Oklahoma City, OK	3.0	2.0	957	$1,025	$1.07	4d	1	0.84mi
317 SE 24th St Oklahoma City, OK	2.0	1.0	917	$950	$1.04	4d	1	0.87mi
630 SE 21st St Oklahoma City, OK	3.0	2.0	1000	$1,095	$1.09	44d	1	0.91mi
526 SE 21st St Oklahoma City, OK	3.0	1.0	1054	$1,150	$1.09	4d	1	0.94mi
726 SE 20th St Oklahoma City, OK	2.0	1.0	672	$1,095	$1.63	44d	1	0.96mi
109 SE 42nd St Apt A Oklahoma City, OK	2.0	1.0	800	$799	$1.00	17d	1	0.96mi
101 SE 42nd St Unit B Oklahoma City, OK	2.0	1.0	740	$645	$0.87	44d	1	0.98mi
4908 S Stiles Ave Oklahoma City, OK	2.0	1.0	600	$1,000	$1.67	44d	1	1.14mi
1528 SE 47th Pl Oklahoma City, OK	3.0	1.0	1092	$1,300	$1.19	4d	1	1.18mi
220 SW 34th St Oklahoma City, OK	1.0	1.0	625	$725	$1.16	44d	1	1.19mi
3312 S Harvey Ave Oklahoma City, OK	2.0	1.0	840	$1,100	$1.31	21d	1	1.23mi
1528 SE 49th Ter Oklahoma City, OK	3.0	1.0	912	$1,100	$1.21	24d	1	1.26mi
116 SW 23rd St Oklahoma City, OK	1.0	1.0	700	$650	$0.93	44d	1	1.29mi
115 SW 23rd St Oklahoma City, OK	1.0	1.0	750	$575	$0.77	16d	1	1.30mi
3913 S Harvey Ave Unit 2 Oklahoma City, OK	1.0	1.0	568	$900	$1.58	44d	1	1.31mi
1501 SE 52nd St Oklahoma City, OK	3.0	2.0	1012	$1,200	$1.19	24d	1	1.36mi
316 SW 27th St Unit 8 Oklahoma City, OK	1.0	1.0	615	$679	$1.10	44d	1	1.37mi
316 SW 27th St Unit 4 Oklahoma City, OK	1.0	1.0	615	$679	$1.10	12d	1	1.37mi
3906 S Hudson Ave Oklahoma City, OK	1.0	1.0	700	$750	$1.07	24d	1	1.38mi
404 SW 26th St Unit 6 Oklahoma City, OK	1.0	1.0	600	$645	$1.07	12d	1	1.45mi

Listing history 19 events

1. 2026-06-18
   days on market $124,999 Active 686 DOM
2. 2026-06-17
   days on market $124,999 Active 685 DOM
3. 2026-06-16
   days on market $124,999 Active 684 DOM
4. 2026-06-15
   days on market $124,999 Active 683 DOM
5. 2026-06-13
   days on market $124,999 Active 681 DOM
6. 2026-06-09
   days on market $124,999 Active 677 DOM
7. 2026-06-08
   days on market $124,999 Active 676 DOM
8. 2026-06-07
   days on market $124,999 Active 675 DOM
9. 2026-06-05
   days on market $124,999 Active 672 DOM
10. 2026-06-03
    days on market $124,999 Active 671 DOM
11. 2026-06-02
    days on market $124,999 Active 670 DOM
12. 2026-06-02
    remarks 505-char remark
13. 2026-06-01
    days on market $124,999 Active 669 DOM
14. 2026-05-31
    days on market $124,999 Active 668 DOM
15. 2024-08-01
    listed $124,999 Active 477-char remark

    Show marketing remark (477 chars)

    Enhance your rental portfolio with this recently renovated 3-bedroom, 1.75-bath home in Oklahoma City. Featuring new central HVAC, refinished wood flooring, new paint, and various other capex repairs that have been done. This property is currently rented with an income of $13,200 per year, with potential for increased returns as market rents rise. Located in a desirable neighborhood with easy access to amenities, this well-maintained home is a prime investment opportunity.

16. 2015-12-23
    historical
17. 2015-06-22
    listed $56,500 Active
18. 1997-03-10
    soldstatus $28,000
19. 1994-08-30
    soldstatus $21,500

ⓘ 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: $936 · $78/mo
• Projected year-2 tax: $1,125 · $94/mo
• Expected delta: +$189/yr (+$16/mo · 20.2%)

ⓘ 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 · 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: $12,209
• − Mortgage interest: −$7,002
• − Property taxes: −$936
• − Insurance: −$625
• − Repairs & maintenance: −$977
• − Management: −$977
• − Depreciation: −$3,636
• Taxable loss: −$1,943
• Est. tax savings @ 24.0%: +$466
• After-tax cash flow: $685/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): 20,014
• Household income: $46,670
• Rent vs Own: 49.9% rent · 50.1% own
• Severe rent burden: 611.0

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 0.61)
• Race & ethnicity: Hispanic / Latino 57% Two or more races 26% White 26% Black 9% Native American 7% Asian 1%
• Hispanic origin (detail): Mexican 53%
• Common ancestry: Italian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 24% · Canada, Dominican Republic
• Languages at home: 54% English-only · Spanish 44% Other Asian/Pacific 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: ▲ 1.75%
• Current HPI: 250.8581
• Rent YoY: —
• 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

+481.4% since first listed

5 events — show timeline

• 2024-08-01 Listed $124,999 MLSOK
• 2015-12-23 Listing Removed — MLSOK
• 2015-06-22 Listed $56,500 MLSOK
• 1997-03-10 Sold (Public Records) $28,000 Public Records
• 1994-08-30 Sold (Public Records) $21,500 Public Records

Property tax history

+10.8%/yr

Latest (2025): $936 · +4.4% YoY. Source: county tax records.