2449 W Main St · Oklahoma City, OK 73107

$110,000

3 bd · 1.0 ba · 768 sqft · SingleFamily public records · 30 Days on market

Built 1945 7,501 sqft lot Est $81k · 36% 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 +24.1/30.0
• DSCR +7.8/10.0
• 1% rule +5.5/10.0
• Rent growth +4.3/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Updated 3 bed, 1 bath home with modern finishes throughout! Features include granite countertops, white shaker cabinets, subway tile, stainless steel appliances, updated bathroom, fresh paint, and durable flooring. Covered front porch and move-in ready condition make this home perfect for a first-time buyer or investment property.

Key facts

• Covered front porch
• Subway tile
• Granite countertops

Tags

• GRANITE COUNTERTOPS
• WHITE SHAKER CABINETS
• SUBWAY TILE
• STAINLESS STEEL APPLIANCES
• UPDATED BATHROOM
• COVERED FRONT PORCH

Property features AI

Finance

• Other: Homestead exemption indicated
• Financial info: Loan qualification available; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Home design: Single-family residence; One level; Residential property; Existing property
• Construction: Frame construction; Composition roof; Conventional foundation
• Exterior features: Covered porch; Interior lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump for heating and cooling
• Interior features: One living area; No fireplace; No study; Not an in-law plan

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $218 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.7% 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: 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: Mark Twain Es (math 8% / reading 2%, grade F, #766 of 845 statewide, top 94%, 277 students, 0% FRL); Northwest Classen Hs (math 5% / reading 10%, grade F, #420 of 447 statewide, top 95%, 1,702 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 fast (+7.3%/yr); 216 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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

• 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 + 7.3% rent growth), your $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — 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 $108,350 (1.5% below list)

Questions for the listing agent

1. Built in 1945 — 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. 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?
6. 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.
7. 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.
8. 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: 1.05% ✓
• Cap rate: 8.67%
• Cash-on-cash: 8.48%
• DSCR: 1.38
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $80,640
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2409 W Main St	0.09mi	2/1.0 (-1)	688 (-10%)	22mo	$72,000	$105	55

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 · 7.29% rent growth · sell at horizon

5-year hold

• IRR: 1.0%
• Equity multiple: 1.04×
• Total profit: $1,204
• Equity at exit: $16,401

10-year hold

• IRR: 14.3%
• Equity multiple: 2.37×
• Total profit: $42,061
• 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 73107

• Rents YoY: 7.3%
• Active inventory: 216
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,152 high
• Mortgage (P&I): −$577
• Tax from tax record: −$70 /mo · $835/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $218

Break-even live

Break-even rent $876

Max offer price $110,000

Occupancy floor 76%

Sensitivity live

Price	-10% $280	-5% $249	+0% $218	+5% $187	+10% $155
Rent	-10% $127	-5% $172	+0% $218	+5% $263	+10% $309
Rate	-1.0pp $273	-0.5pp $246	base $218	+0.5pp $189	+1.0pp $160

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 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2820 General Pershing Blvd Oklahoma City, OK	1.0–3.0	1.0–2.0	951	$1,357	$1.43	2d	39	0.64mi
2325 NW 12th St Unit C Oklahoma City, OK	2.0	1.0	736	$899	$1.22	17d	1	0.98mi
2325 NW 12th St Unit D Oklahoma City, OK	2.0	1.0	836	$899	$1.08	44d	1	0.98mi
2319 NW 12th St Unit A Oklahoma City, OK	2.0	1.0	874	$925	$1.06	44d	1	0.98mi
2801 NW 11th St Oklahoma City, OK	2.0	1.0	1100	$1,150	$1.05	15d	1	0.99mi
1207 N Ross Ave Unit 1 Oklahoma City, OK	2.0	1.0	850	$880	$1.04	4d	1	1.00mi
1010 N Kentucky Ave Unit 2 Oklahoma City, OK	2.0	1.0	540	$850	$1.57	44d	1	1.01mi
1945 W Park Pl Oklahoma City, OK	2.0	1.0	912	$1,215	$1.33	3d	1	1.02mi
907 N Indiana Ave Oklahoma City, OK	2.0	1.0	850	$895	$1.05	24d	1	1.04mi
1608 NW 7th St Oklahoma City, OK	3.0	1.5	1028	$1,400	$1.36	12d	1	1.16mi
1740 NW 11th St Unit A Oklahoma City, OK	2.0	1.0	750	$945	$1.26	15d	1	1.21mi
2502 NW 16th St Oklahoma City, OK	2.0	1.0	780	$1,100	$1.41	44d	1	1.22mi
2916 NW 14th St Oklahoma City, OK	2.0	4.0	800	$900	$1.12	3d	1	1.24mi
1632 Birch St Oklahoma City, OK	2.0	1.0	935	$775	$0.83	3d	1	1.27mi
3021 NW 13th St Oklahoma City, OK	3.0	1.0	1072	$995	$0.93	24d	1	1.28mi
2004 NW 15th St Oklahoma City, OK	2.0	1.0	982	$975	$0.99	44d	1	1.28mi
3024 NW 14th St Oklahoma City, OK	2.0	1.0	924	$895	$0.97	16d	1	1.32mi
1149 N McKinley Ave Unit A Oklahoma City, OK	2.0	1.0	684	$640	$0.94	4d	1	1.38mi
1625 NW 12th St Oklahoma City, OK	2.0	2.0	868	$1,850	$2.13	2d	1	1.41mi
3224 NW 13th St Oklahoma City, OK	2.0	1.0	640	$900	$1.41	15d	1	1.43mi
1744 NW 15th St Oklahoma City, OK	2.0	1.0	821	$1,600	$1.95	44d	1	1.43mi
1323 S Blackwelder Ave Oklahoma City, OK	2.0	1.0	651	$1,095	$1.68	44d	1	1.45mi
1215 NW 8th St Oklahoma City, OK	2.0	1.0	972	$1,350	$1.39	3d	1	1.45mi

Listing history 15 events

1. 2026-06-18
   days on market $110,000 Active 30 DOM
2. 2026-06-17
   days on market $110,000 Active 29 DOM
3. 2026-06-16
   days on market $110,000 Active 28 DOM
4. 2026-06-15
   price $110,000 Active 27 DOM
5. 2026-06-15
   days on market $115,000 Active 27 DOM
6. 2026-06-13
   days on market $115,000 Active 25 DOM
7. 2026-06-09
   days on market $115,000 Active 21 DOM
8. 2026-06-08
   days on market $115,000 Active 20 DOM
9. 2026-06-07
   days on market $115,000 Active 19 DOM
10. 2026-06-05
    days on market $115,000 Active 16 DOM
11. 2026-06-03
    days on market $115,000 Active 15 DOM
12. 2026-06-02
    days on market $115,000 Active 14 DOM
13. 2026-06-01
    days on market $115,000 Active 13 DOM
14. 2026-05-31
    days on market $115,000 Active 12 DOM
15. 2026-05-18
    listed $115,000 Active

ⓘ 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: $835 · $70/mo
• Projected year-2 tax: $990 · $82/mo
• Expected delta: +$155/yr (+$13/mo · 18.6%)

ⓘ 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 (shaded) · 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,822
• − Mortgage interest: −$6,162
• − Property taxes: −$835
• − Insurance: −$550
• − Repairs & maintenance: −$1,106
• − Management: −$1,106
• − Depreciation: −$3,200
• Taxable income: $864
• Est. tax owed @ 24.0%: −$207
• After-tax cash flow: $2,405/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): 25,791
• Household income: $56,873
• Rent vs Own: 45.5% rent · 54.5% own
• Severe rent burden: 1210.0

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 0.64)
• Race & ethnicity: White 47% Hispanic / Latino 37% Two or more races 13% Native American 6% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Lithuanian 1% Italian 1% Slovak 1%
• Foreign-born: 19% · Canada, Vietnam
• Languages at home: 67% English-only · Spanish 30% 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: ▼ -245.03%
• Current HPI: 274.7844
• Rent YoY: ▲ 7.29%
• 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

1 event — show timeline

• 2026-05-18 Listed $115,000 MLSOK

Property tax history

+16.8%/yr

Latest (2025): $835 · +4.2% YoY. Source: county tax records.