2521 SW 28th St · Oklahoma City, OK 73108

$120,000

3 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 6 Days on market

Built 1982 7,000 sqft lot Est $164k · 27% under

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Why this score? — see what drove the C 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 +17.4/30.0
• ARV discount +15.0/15.0
• Appreciation +7.5/10.0
• DSCR +5.4/10.0
• 1% rule +4.1/10.0
• 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

AS IS. GOOD POTENTIAL, 3 BED, 1 BATH, NICE SIZE LOT, CASH ONLY.

Key facts

• Ample parking space
• Big lot
• Good size living

Tags

• RECENTLY UPDATED
• GOOD SIZE LIVING
• COMBO DINNING KITCHEN AREA
• BIG LOT
• AMPLE PARKING SPACE

Property features AI

Finance

• Other: Occupied (rent/leased); Lot size approximately 0.1607 acre
• Financial info: Listing terms: Conventional, may sell FHA or VA; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: No parking details provided
• Security: No security features listed
• Utilities: Public utilities
• Home design: Single family residence; One story; South facing; Existing property
• Construction: Frame construction; Composition roof; Conventional foundation; Built status: existing
• Exterior features: Storage; Chain link fencing; Interior lot

Interior

• Kitchen: Electric free‑standing range/oven
• Bedrooms: 3 bedrooms
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Other heating; Window unit(s) for cooling
• Interior features: Tile flooring; No fireplace; One living area; One dining area
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $90 ($1k/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 $109k (9.0% below list).
• Recommended offer: $109k (9.0% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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: Esperanza Es (math 2% / reading 2%, grade F, #802 of 845 statewide, top 100%, 427 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: 79 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $7k of equity ($830 loan paydown + $6k 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 $34k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 18y 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 $55k; list at $120k implies a 118% 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 $109,224 (9.0% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 7.20%
• Cash-on-cash: 3.23%
• DSCR: 1.14
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $163,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2443 SW 28th St	0.07mi	3/1.5	1,218 (+9%)	0mo	$184,000	$151	80
2644 SW 25th St	0.25mi	2/1.0 (-1)	1,050 (-6%)	9mo	$50,000	$48	66
2325 SW Binkley St	0.35mi	3/1.0	1,000 (-11%)	10mo	$156,000	$156	58
2315 SW 27th St	0.28mi	2/1.0 (-1)	1,042 (-7%)	21mo	$130,000	$125	53
3001 SW 26th St	0.59mi	3/1.0	1,000 (-11%)	3mo	$147,000	$147	52
3900 S Youngs Pl	0.72mi	3/1.0	1,128 (+1%)	17mo	$165,000	$146	51
2221 SW 24th St	0.48mi	3/2.0	1,275 (+14%)	2mo	$215,000	$169	49
3901 S Youngs Blvd	0.73mi	3/1.0	1,025 (-8%)	6mo	$110,000	$107	47
2725 SW Grand Blvd	0.62mi	2/2.0 (-1)	1,177 (+5%)	10mo	$125,000	$106	45
2828 SW 30th St	0.43mi	2/505.0 (-1)	1,008 (-10%)	3mo	$110,000	$109	40
2206 SW 22nd St	0.57mi	2/1.0 (-1)	952 (-15%)	12mo	$162,000	$170	34
1633 SW Binkley St	0.65mi	2/1.5 (-1)	1,230 (+10%)	22mo	$70,000	$57	28

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

Projected returns pro-forma

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

5-year hold

• IRR: 15.5%
• Equity multiple: 1.98×
• Total profit: $32,969
• Equity at exit: $67,546

10-year hold

• IRR: 16.0%
• Equity multiple: 3.82×
• Total profit: $94,880
• Equity at exit: $116,199

Cash invested: $33,600 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,092 high
• Mortgage (P&I): −$629
• Tax from tax record: −$93 /mo · $1,118/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $90

Break-even live

Break-even rent $978

Max offer price $120,000

Occupancy floor 87%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2921 SW 28th St Oklahoma City, OK	3.0	1.0	1125	$1,490	$1.32	43d	1	0.49mi
2336 SW Grand Blvd Oklahoma City, OK	2.0	1.0	770	$995	$1.29	43d	1	0.62mi
2640 SW 38th St Oklahoma City, OK	3.0	2.0	944	$1,050	$1.11	2d	1	0.67mi
2140 SW 35th St Oklahoma City, OK	3.0	2.0	976	$1,300	$1.33	43d	1	0.68mi
3128 SW 27th St Oklahoma City, OK	2.0	1.0	740	$880	$1.19	2d	1	0.79mi
2922 SW 19th St Oklahoma City, OK	3.0	1.0	1056	$1,350	$1.28	2d	1	0.82mi
2119 SW 39th St Oklahoma City, OK	1.0–2.0	1.0	675	$909	$1.35	43d	1	0.84mi
2612 SW 41st St Oklahoma City, OK	3.0	1.0	1164	$1,200	$1.03	23d	1	0.87mi
1345 SW 27th St Oklahoma City, OK	3.0	2.0	1153	$1,095	$0.95	2d	1	0.96mi
2128 SW 41st St Oklahoma City, OK	2.0	1.0	860	$820	$0.95	2d	1	0.99mi
3200 SW 20th St Oklahoma City, OK	3.0	1.0	1032	$1,000	$0.97	20d	1	1.02mi
3120 S Woodward Ave Oklahoma City, OK	2.0	1.0	740	$800	$1.08	2d	1	1.04mi
4330 S Barnes Ave Oklahoma City, OK	1.0–3.0	1.0–2.0	860	$1,099	$1.28	4d	9	1.07mi
1329 SW Grand Blvd Oklahoma City, OK	2.0	1.0	858	$1,050	$1.22	43d	1	1.12mi
3430 SW 29th Pl Unit 3430 Oklahoma City, OK	3.0	1.0	760	$850	$1.12	43d	1	1.14mi
3500 SW 29th Pl Oklahoma City, OK	2.0	1.0	800	$695	$0.87	43d	1	1.21mi
3100 Dumas Ln Apt 28 Oklahoma City, OK	2.0	1.0	800	$695	$0.87	17d	1	1.27mi
1416 S Daugherty Ave Oklahoma City, OK	3.0	1.0	1164	$1,120	$0.96	11d	1	1.33mi
2500 SW 48th St Oklahoma City, OK	2.0	1.0	1096	$1,050	$0.96	43d	1	1.34mi
1802 Exchange Ave Oklahoma City, OK	2.0	1.0	1312	$875	$0.67	43d	1	1.36mi
1802 Exchange Ave Unit 1802 Oklahoma City, OK	2.0	1.0	1312	$875	$0.67	3d	1	1.36mi
2741 SW Murray Dr Oklahoma City, OK	3.0	1.0	949	$1,395	$1.47	2d	1	1.39mi
2904 S Portland Ave Oklahoma City, OK	3.0	1.0	1000	$1,150	$1.15	43d	1	1.41mi
3416 S Liberty Ave Oklahoma City, OK	3.0	2.0	1400	$1,195	$0.85	3d	1	1.41mi
1632 Birch St Oklahoma City, OK	2.0	1.0	935	$775	$0.83	2d	1	1.43mi
2812 SW 48th St Oklahoma City, OK	4.0	1.0	840	$1,350	$1.61	19d	1	1.47mi
1056 Hangar Dr Oklahoma City, OK	2.0	1.5	844	$2,400	$2.84	43d	1	1.48mi
1132 SW 40th St Oklahoma City, OK	3.0	2.0	1436	$1,350	$0.94	23d	1	1.48mi

Listing history 6 events

1. 2026-06-18
   days on market $120,000 Active 6 DOM
2. 2026-06-17
   days on market $120,000 Active 5 DOM
3. 2026-06-16
   days on market $120,000 Active 4 DOM
4. 2026-06-15
   days on market $120,000 Active 3 DOM
5. 2026-06-13
   remarks 292-char remark
6. 2026-06-13
   listed $120,000 Active 1 DOM

ⓘ 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: $1,118 · $93/mo
• Projected year-2 tax: $1,118 · $93/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 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: $13,107
• − Mortgage interest: −$6,722
• − Property taxes: −$1,118
• − Insurance: −$600
• − Repairs & maintenance: −$1,049
• − Management: −$1,049
• − Depreciation: −$3,491
• Taxable loss: −$921
• Est. tax savings @ 24.0%: +$221
• After-tax cash flow: $1,306/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

+215.8% since first listed

7 events — show timeline

• 2026-06-12 Listed $120,000 MLSOK
• 2018-10-12 Sold (Public Records) $55,000 Public Records
• 2010-03-12 Sold (MLS) $22,000 MLSOK
• 2010-01-29 Listed $24,900 MLSOK
• 2008-10-31 Listing Removed — MLSOK
• 2008-04-09 Listed $39,000 MLSOK
• 1982-09-01 Sold (Public Records) $38,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $1,118 · +4.4% YoY. Source: county tax records.