1224 SW 57th St · Oklahoma City, OK 73109

$119,900

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 149 Days on market

Built 1953 7,501 sqft lot $167/sqft · at area comps Est $122k · at est.

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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).

• Appreciation +10.0/10.0
• Cash flow +9.6/30.0
• ARV discount +8.4/15.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Schools +0.7/10.0

Listing remarks MLS

Tenant-occupied investment property with long-term occupants currently on a month-to-month lease. This home offers immediate rental income with flexibility for future adjustments. Property has a consistent rental history and is well-suited for investors seeking a buy-and-hold asset or portfolio addition. Month-to-month tenancy allows the new owner the option to continue current leasing arrangements or reposition the property based on investment strategy. Showings will be done in consideration of tenants not being disturb excessively and do require a minimum of a 48 hour notice. **Additional photos coming soon

Key facts

• 7,501 sq ft lot
• Built 1953
• Listed 149 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $-80 ($-963/yr) — negative.
• To cash-flow at today's rent, offer at most $106k (11.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $87k (27.8% below list).
• Recommended offer: $87k (27.8% below list) — sets the bar for 1% rule.

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: Fillmore Es (math 4% / reading 6%, grade F, #766 of 845 statewide, top 94%, 654 students, 0% FRL); Jefferson Ms (math 2% / reading 5%, grade F, #330 of 345 statewide, top 96%, 919 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 fast (+4.5%/yr); 85 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 5,365 units permitted in Oklahoma County in 2024 (569 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($829 loan paydown + $12k appreciation (10.0% local appreciation)).
• Oklahoma County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 4.5% rent growth), your $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 25y 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 $42k; list at $120k implies a 182% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — 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 $86,597 (27.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.72% ✗
• Cap rate: 5.49%
• Cash-on-cash: -2.87%
• DSCR: 0.87
• GRM: 11.5

CMA / ARV

• ARV (median comp): $122,420
• List price: $119,900
• Delta: -2.06%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5700 S Blackwelder Ave	0.08mi	2/1.0	797 (+11%)	14mo	$125,000	$157	67
1416 Williams Dr	0.65mi	2/1.0	759 (+5%)	7mo	$106,500	$140	55
833 SW 56th St	0.53mi	2/1.0	690 (-4%)	18mo	$109,000	$158	54
1300 SW 46th St	0.75mi	3/1.0 (+1)	707 (-2%)	7mo	$110,000	$156	51
1218 SW 60th St	0.20mi	3/2.0 (+1)	624 (-13%)	20mo	$115,000	$184	43
1320 Chestnut Dr	0.64mi	2/1.0	819 (+14%)	19mo	$105,000	$128	32

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

Projected returns pro-forma

10.0% appreciation · 4.51% rent growth · sell at horizon

5-year hold

• IRR: 22.7%
• Equity multiple: 2.83×
• Total profit: $61,499
• Equity at exit: $108,015

10-year hold

• IRR: 20.6%
• Equity multiple: 6.60×
• Total profit: $187,954
• Equity at exit: $232,939

Cash invested: $33,572 (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 73109

• Home prices YoY: 9.5%
• Rents YoY: 4.5%
• Active inventory: 85
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $866 high
• Mortgage (P&I): −$629
• Tax from tax record: −$86 /mo · $1,028/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $-80

Break-even live

Break-even rent $968

Max offer price $105,726

Occupancy floor —

Sensitivity live

Price	-10% $-12	-5% $-46	+0% $-80	+5% $-114	+10% $-148
Rent	-10% $-149	-5% $-114	+0% $-80	+5% $-46	+10% $-12
Rate	-1.0pp $-20	-0.5pp $-50	base $-80	+0.5pp $-111	+1.0pp $-143

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1116 SW 59th St Oklahoma City, OK	1.0	1.0	750	$850	$1.13	45d	1	0.19mi
6210 S Douglas Ave Oklahoma City, OK	1.0	1.0	650	$660	$1.02	5d	1	0.36mi
6111 S Klein Ave Oklahoma City, OK	2.0–3.0	1.0	617	$850	$1.38	5d	3	0.38mi
6111 S Klein Ave Unit 6 Oklahoma City, OK	2.0	1.0	480	$850	$1.77	25d	1	0.38mi
6111 S Klein Ave Unit 8 Oklahoma City, OK	1.0	1.0	480	$695	$1.45	25d	1	0.38mi
6111 S Klein Ave Unit 11 Oklahoma City, OK	1.0	1.0	480	$645	$1.34	25d	1	0.38mi
1338 South Dr Oklahoma City, OK	2.0	1.0	720	$1,150	$1.60	18d	1	0.49mi
2108 SW 51st St Unit 3 Oklahoma City, OK	1.0	1.0	500	$800	$1.60	45d	1	0.71mi
2108 SW 51st St Unit 5 Oklahoma City, OK	1.0	1.0	500	$750	$1.50	45d	1	0.71mi
2108 SW 51st St Unit 10 Oklahoma City, OK	1.0	1.0	400	$600	$1.50	45d	1	0.71mi
2116 SW 51st St Oklahoma City, OK	1.0	1.0	558	$675	$1.21	45d	1	0.73mi
616 SW 59th St Unit 56 Oklahoma City, OK	1.0	1.0	465	$745	$1.60	45d	1	0.78mi
5909 S Lee Ave Oklahoma City, OK	1.0–2.0	1.0	775	$980	$1.26	6d	5	0.78mi
5542 S Walker Ave Oklahoma City, OK	2.0	1.0	681	$920	$1.35	4d	1	1.00mi
747 Village South Dr Unit 230 Oklahoma City, OK	1.0	1.0	700	$800	$1.14	45d	1	1.10mi
1105 W I-240 Service Rd Oklahoma City, OK	1.0	1.0	750	$795	$1.06	25d	1	1.11mi
1105 1/2 W Interstate 240 Service Rd Oklahoma City, OK	1.0–2.0	1.0–2.0	875	$945	$1.08	18d	14	1.11mi
4330 S Barnes Ave Oklahoma City, OK	1.0–3.0	1.0–2.0	860	$937	$1.09	6d	9	1.17mi
2412 SW 47th St Oklahoma City, OK	3.0	1.0	638	$1,150	$1.80	25d	1	1.18mi
3708 S Douglas Ave Oklahoma City, OK	1.0	1.0	478	$722	$1.51	5d	1	1.32mi
2119 SW 39th St Oklahoma City, OK	1.0–2.0	1.0	675	$909	$1.35	45d	1	1.40mi
717 Santa Rosa Dr Oklahoma City, OK	1.0–3.0	1.0–1.5	1025	$1,074	$1.05	4d	42	1.44mi
2300 SW 74th St Oklahoma City, OK	1.0–2.0	1.0–1.5	771	$1,050	$1.36	45d	1	1.48mi

Listing history 20 events

1. 2026-06-21
   days on market $119,900 Active 149 DOM
2. 2026-06-18
   days on market $119,900 Active 146 DOM
3. 2026-06-17
   days on market $119,900 Active 145 DOM
4. 2026-06-16
   days on market $119,900 Active 144 DOM
5. 2026-06-15
   days on market $119,900 Active 143 DOM
6. 2026-06-13
   days on market $119,900 Active 141 DOM
7. 2026-06-09
   days on market $119,900 Active 137 DOM
8. 2026-06-08
   days on market $119,900 Active 136 DOM
9. 2026-06-07
   days on market $119,900 Active 135 DOM
10. 2026-06-05
    days on market $119,900 Active 132 DOM
11. 2026-06-03
    days on market $119,900 Active 131 DOM
12. 2026-06-02
    days on market $119,900 Active 130 DOM
13. 2026-06-01
    days on market $119,900 Active 129 DOM
14. 2026-05-31
    days on market $119,900 Active 128 DOM
15. 2026-01-22
    listed $119,900 Active 618-char remark

    Show marketing remark (618 chars)

    Tenant-occupied investment property with long-term occupants currently on a month-to-month lease. This home offers immediate rental income with flexibility for future adjustments. Property has a consistent rental history and is well-suited for investors seeking a buy-and-hold asset or portfolio addition. Month-to-month tenancy allows the new owner the option to continue current leasing arrangements or reposition the property based on investment strategy. Showings will be done in consideration of tenants not being disturb excessively and do require a minimum of a 48 hour notice. **Additional photos coming soon

16. 2002-05-17
    soldstatus $42,500
17. 2002-05-17
    soldstatus $48,000
18. 2001-07-09
    listed $44,000
19. 1998-09-29
    soldstatus $17,500
20. 1990-05-04
    soldstatus $10,000

ⓘ 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: $1,028 · $86/mo
• Projected year-2 tax: $1,079 · $90/mo
• Expected delta: +$52/yr (+$4/mo · 5.0%)

ⓘ 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 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: $10,392
• − Mortgage interest: −$6,716
• − Property taxes: −$1,028
• − Insurance: −$600
• − Repairs & maintenance: −$831
• − Management: −$831
• − Depreciation: −$3,488
• Taxable loss: −$3,102
• Est. tax savings @ 24.0%: +$745
• After-tax cash flow: $-218/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): 21,378
• Household income: $43,133
• Rent vs Own: 56.5% rent · 43.5% own
• Severe rent burden: 1473.0

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 0.55)
• Race & ethnicity: Hispanic / Latino 62% Two or more races 24% White 23% Black 9% Native American 5%
• Hispanic origin (detail): Mexican 58%
• Common ancestry: Italian 1% Hispanic 1% Scottish 1%
• Foreign-born: 26% · Canada
• Languages at home: 49% English-only · Spanish 50% Other Asian/Pacific 0%

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: ▲ 23.48%
• Current HPI: 270.5333
• Rent YoY: ▲ 4.51%
• 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

+1099.0% since first listed

6 events — show timeline

• 2026-01-22 Listed $119,900 MLSOK
• 2002-05-17 Sold (Public Records) $48,000 Public Records
• 2002-05-17 Sold (MLS) $42,500 MLSOK
• 2001-07-09 Listed $44,000 MLSOK
• 1998-09-29 Sold (Public Records) $17,500 Public Records
• 1990-05-04 Sold (Public Records) $10,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $1,028 · +4.4% YoY. Source: county tax records.