5224 S Briarwood Dr · Oklahoma City, OK 73135

$100,000

2 bd · 1.0 ba · 842 sqft · SingleFamily public records · 1 Days on market

Built 1970 6,551 sqft lot $119/sqft · 26% below area Est $135k · 26% 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 +28.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.9/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Clean, solid, and ready to go. This one checks the boxes for both investors and owner-occupants. Turn-key condition with no heavy lifting needed—step in and start collecting rent or move right in without the headache of major repairs. Functional layout, well-kept interior, and a property that’s been maintained. Whether you’re building your rental portfolio or looking for a primary residence without the project stress, this is a low-friction deal. Strong option for buy-and-hold investors or anyone wanting a clean, move-in ready home in OKC.

Key facts

• 6,551 sq ft lot
• Garage
• Built 1970

Property features AI

Finance

• Other: Property located in Oakcliff Sec 6
• Financial info: Loan-qualifying available; Non-assumable loan
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Utilities: No storm shelter listed
• Home design: Single family residence; One-level home; Residential property
• Construction: Brick and frame construction; Composition roof; Slab foundation; Existing property (not new construction)
• Exterior features: Front porch; Interior lot

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Interior features: One living area; Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $313 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 10.0% 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: Bodine Es (math 2% / reading 2%, grade F, #802 of 845 statewide, top 100%, 638 students, 0% FRL); Capitol Hill Hs (math 2% / reading 4%, grade F, #444 of 447 statewide, top 99%, 1,455 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 (+4.8%/yr); 89 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $691 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 + 4.8% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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 $26k; list at $100k implies a 292% 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 $100,000

Questions for the listing agent

1. Built in 1970 — 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. 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.
6. 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.
7. 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: 1.19% ✓
• Cap rate: 10.05%
• Cash-on-cash: 13.40%
• DSCR: 1.60
• GRM: 7.0

CMA / ARV

• ARV (median comp): $135,299
• List price: $100,000
• Delta: -23.87%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5213 S Bodine Dr	0.25mi	2/1.0	817 (-3%)	4mo	$65,000	$80	80
5217 Creekwood Ter	0.14mi	3/1.0 (+1)	891 (+6%)	18mo	$117,400	$132	64
3432 Parker Dr	0.30mi	3/1.0 (+1)	937 (+11%)	3mo	$140,500	$150	60
3401 Lazy Ln	0.73mi	3/1.0 (+1)	884 (+5%)	6mo	$125,000	$141	48
5404 S Huddleston St	0.44mi	3/2.0 (+1)	963 (+14%)	0mo	$81,500	$85	46
5101 S Karen St	0.57mi	3/1.5 (+1)	941 (+12%)	3mo	$75,000	$80	44
3100 Dentwood Ter	0.74mi	3/1.5 (+1)	924 (+10%)	0mo	$150,000	$162	42
2804 SE 47th St	0.60mi	3/1.5 (+1)	892 (+6%)	16mo	$77,000	$86	42
4712 S Kathy Dr	0.64mi	2/1.5	909 (+8%)	18mo	$143,000	$157	40
4012 SE 46th St	0.67mi	3/1.5 (+1)	909 (+8%)	13mo	$130,000	$143	38
5805 Empire Blvd	0.59mi	3/1.0 (+1)	960 (+14%)	10mo	$108,000	$113	36
4709 S Dimple Dr	0.72mi	3/1.0 (+1)	960 (+14%)	8mo	$135,000	$141	32

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 · 4.76% rent growth · sell at horizon

5-year hold

• IRR: 5.3%
• Equity multiple: 1.21×
• Total profit: $5,832
• Equity at exit: $14,910

10-year hold

• IRR: 16.1%
• Equity multiple: 2.42×
• Total profit: $39,732
• Equity at exit: $8,646

Cash invested: $28,000 (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 73135

• Home prices YoY: -8.0%
• Rents YoY: 4.8%
• Active inventory: 89
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,187 high
• Mortgage (P&I): −$524
• Tax from tax record: −$59 /mo · $703/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $313

Break-even live

Break-even rent $791

Max offer price $100,000

Occupancy floor 69%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5316 S Briarwood Dr Oklahoma City, OK	3.0	2.0	980	$1,149	$1.17	23d	1	0.10mi
5024 Brookdale St Oklahoma City, OK	3.0	1.5	1039	$1,550	$1.49	21d	1	0.16mi
5216 Foster Dr Oklahoma City, OK	3.0	1.5	894	$995	$1.11	43d	1	0.19mi
3409 Parker Dr Oklahoma City, OK	3.0	1.0	918	$1,250	$1.36	3d	1	0.26mi
3005 SE 51st St Oklahoma City, OK	2.0	1.0	842	$995	$1.18	43d	1	0.26mi
3205 SE 55th St Oklahoma City, OK	3.0	1.5	1119	$1,300	$1.16	43d	1	0.26mi
3424 Parker Dr Oklahoma City, OK	3.0	1.0	1125	$450	$0.40	43d	1	0.30mi
3925 SE 59th St Oklahoma City, OK	2.0	1.5	993	$1,211	$1.22	21d	1	0.49mi
2908 SE 47th St Oklahoma City, OK	3.0	1.0	1100	$1,350	$1.23	2d	1	0.49mi
4917 S Karen St Oklahoma City, OK	3.0	1.5	960	$1,100	$1.15	23d	1	0.57mi
4008 SE 47th St Oklahoma City, OK	3.0	1.5	1082	$1,145	$1.06	2d	1	0.60mi
4101 SE 48th St Oklahoma City, OK	3.0	1.0	974	$1,245	$1.28	15d	1	0.60mi
3451 SE 44th St Oklahoma City, OK	1.0–3.0	1.0–2.0	974	$825	$0.85	11d	4	0.61mi
3451 SE 44th St Unit 269 Del City, OK	2.0	1.0	924	$850	$0.92	2d	1	0.61mi
2621 SE 50th St Oklahoma City, OK	3.0	1.5	1022	$1,150	$1.13	1d	1	0.64mi
3305 Neighbors Ln Oklahoma City, OK	3.0	1.0	945	$1,250	$1.32	2d	1	0.64mi
4215 SE 53rd St Oklahoma City, OK	1.0–2.0	1.0	769	$915	$1.19	23d	1	0.65mi
5537 S Sunnylane Rd Oklahoma City, OK	1.0–2.0	1.0–1.5	840	$850	$1.01	2d	11	0.68mi
4004 SE 45th Ter Oklahoma City, OK	3.0	1.0	1006	$995	$0.99	23d	1	0.68mi
5531 S Sunnylane Rd Unit 5537 B Oklahoma City, OK	1.0	1.0	800	$749	$0.94	23d	1	0.74mi
4217 SE 48th Ter Oklahoma City, OK	3.0	1.5	1043	$1,295	$1.24	23d	1	0.74mi
4128 SE 43rd St Oklahoma City, OK	3.0	1.0	620	$1,275	$2.06	23d	1	0.83mi
4909 Cinderella Dr Oklahoma City, OK	3.0	2.0	1113	$1,150	$1.03	2d	1	0.88mi
4816 S Fairmont Ave Oklahoma City, OK	3.0	2.0	1091	$1,275	$1.17	23d	1	0.91mi
4721 SE 46th St Oklahoma City, OK	3.0	2.0	1002	$1,275	$1.27	11d	1	1.16mi
4500 Cherry Hill Ln Oklahoma City, OK	2.0	1.0	850	$820	$0.96	23d	1	1.26mi
4500 Cherry Hill Ln Oklahoma City, OK	1.0	1.0	650	$845	$1.30	15d	1	1.26mi
4600 Loch Ln Oklahoma City, OK	2.0	1.0	834	$1,195	$1.43	20d	1	1.30mi
4702 Loch Ln Unit 4309 Oklahoma City, OK	2.0	1.0	950	$1,200	$1.26	4d	1	1.36mi

Listing history 11 events

1. 2026-06-17
   pricestatus $100,000 Active 1 DOM
2. 2026-06-07
   statusdays on marketlisting id $103,000 Pending 1 DOM
3. 2026-06-02
   days on market $103,000 Active 54 DOM
4. 2026-06-02
   price $103,000 Active 53 DOM
5. 2026-06-01
   days on market $107,000 Active 53 DOM
6. 2026-05-31
   days on market $107,000 Active 52 DOM
7. 2026-04-29
   price $107,000 565-char remark
8. 2026-04-14
   price $115,000 565-char remark
9. 2026-04-09
   listed $125,000 Active 565-char remark
10. 1990-04-23
    soldstatus $25,500
11. 1986-12-01
    soldstatus $33,500

ⓘ 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: $703 · $59/mo
• Projected year-2 tax: $900 · $75/mo
• Expected delta: +$197/yr (+$16/mo · 28.0%)

ⓘ 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: $14,239
• − Mortgage interest: −$5,602
• − Property taxes: −$703
• − Insurance: −$500
• − Repairs & maintenance: −$1,139
• − Management: −$1,139
• − Depreciation: −$2,909
• Taxable income: $2,248
• Est. tax owed @ 24.0%: −$539
• After-tax cash flow: $3,214/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): 22,022
• Household income: $63,478
• Rent vs Own: 44.8% rent · 55.2% own
• Severe rent burden: 1083.0

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: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: White 41% Black 25% Hispanic / Latino 19% Two or more races 15% Asian 6% Native American 2%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 83% English-only · Spanish 11% Vietnamese 3% Other Asian/Pacific 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: ▼ -20.17%
• Current HPI: 232.4241
• Rent YoY: ▲ 4.76%
• 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

+198.5% since first listed

11 events — show timeline

• 2026-06-17 Price Changed $100,000 MLSOK
• 2026-06-17 Relisted — MLSOK
• 2026-06-05 Pending — MLSOK
• 2026-06-05 Listed $103,000 MLSOK
• 2026-06-02 Listing Removed — MLSOK
• 2026-06-01 Price Changed $103,000 MLSOK
• 2026-04-29 Price Changed $107,000 MLSOK
• 2026-04-14 Price Changed $115,000 MLSOK
• 2026-04-09 Listed $125,000 MLSOK
• 1990-04-23 Sold (Public Records) $25,500 Public Records
• 1986-12-01 Sold (Public Records) $33,500 Public Records

Property tax history

+2.6%/yr

Latest (2025): $703 · +27.6% YoY. Source: county tax records.