2825 SW 62nd St · Oklahoma City, OK 73159

$110,000

3 bd · 1.0 ba · 938 sqft · SingleFamily public records · 59 Days on market

Built 1959 7,645 sqft lot $117/sqft · 12% below area Est $172k · 36% 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 +26.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +6.7/10.0
• Livability +4.0/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attention investors and flippers! This SW OKC property is ready for a full transformation. With a functional layout and strong upside potential, this is the perfect opportunity to add value and maximize returns. Located in an established area with convenient access to shopping, dining, and highways. Property to be sold as-is.

Key facts

• 7,645 sq ft lot
• Built 1959
• Listed 59 days

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 $280 ($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: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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: Hillcrest Es (math 17% / reading 17%, grade F, #540 of 845 statewide, top 68%, 516 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 (+3.5%/yr); 38 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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

• 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 + 3.5% rent growth), your $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 26y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $110k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — 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 $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.17% ✓
• Cap rate: 9.34%
• Cash-on-cash: 10.89%
• DSCR: 1.48
• GRM: 7.1

CMA / ARV

• ARV (median comp): $172,106
• List price: $110,000
• Delta: -36.09%
• 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
2813 SW 65th St	0.20mi	3/1.0	939 (+0%)	8mo	$130,000	$138	84
2821 SW 63rd St	0.06mi	3/1.0	870 (-7%)	12mo	$80,000	$92	75
2736 SW 65th St	0.24mi	3/1.0	900 (-4%)	13mo	$168,500	$187	71
2631 SW 57th Pl	0.48mi	3/1.0	954 (+2%)	8mo	$149,000	$156	68
3022 SW 57th St	0.52mi	3/1.5	1,004 (+7%)	1mo	$175,000	$174	62
2621 SW 70th St	0.52mi	3/1.5	1,032 (+10%)	1mo	$150,000	$145	57
6106 S Hillcrest Dr	0.53mi	2/1.5 (-1)	998 (+6%)	1mo	$125,000	$125	56
2828 SW 54th Pl	0.61mi	3/1.0	993 (+6%)	7mo	$103,000	$104	56
2640 SW 57th St	0.49mi	3/1.5	1,032 (+10%)	5mo	$175,000	$170	55
5416 S Independence Ave	0.72mi	3/1.5	983 (+5%)	10mo	$163,000	$166	47
2504 SW 55th St	0.69mi	3/1.5	1,035 (+10%)	6mo	$175,000	$169	44
2836 SW 53rd St	0.72mi	3/1.0	1,044 (+11%)	6mo	$167,900	$161	42

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 · 3.49% rent growth · sell at horizon

5-year hold

• IRR: 0.5%
• Equity multiple: 1.02×
• Total profit: $625
• Equity at exit: $16,401

10-year hold

• IRR: 10.7%
• Equity multiple: 1.85×
• Total profit: $26,151
• 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 73159

• Rents YoY: 3.5%
• Active inventory: 38
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,292 high
• Mortgage (P&I): −$577
• Tax from tax record: −$118 /mo · $1,420/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $280

Break-even live

Break-even rent $938

Max offer price $110,000

Occupancy floor 73%

Sensitivity live

Price	-10% $342	-5% $311	+0% $280	+5% $248	+10% $217
Rent	-10% $177	-5% $228	+0% $280	+5% $331	+10% $382
Rate	-1.0pp $335	-0.5pp $307	base $280	+0.5pp $251	+1.0pp $222

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 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2813 SW 62nd St Oklahoma City, OK	3.0	1.5	1001	$1,400	$1.40	25d	1	0.06mi
2908 SW 62nd St Oklahoma City, OK	3.0	1.5	936	$1,450	$1.55	4d	1	0.10mi
2728 SW 65th St Oklahoma City, OK	3.0	1.0	863	$1,250	$1.45	5d	1	0.29mi
5901 S May Ave Unit 089 VLI Oklahoma City, OK	2.0	2.0	859	$999	$1.16	45d	1	0.39mi
5901 S May Ave Unit 105 Oklahoma City, OK	2.0	2.0	859	$995	$1.16	3d	1	0.39mi
5901 S May Ave Unit 086 LI Oklahoma City, OK	2.0	2.0	859	$945	$1.10	22d	1	0.39mi
5901 S May Ave Unit 058- Up Oklahoma City, OK	2.0	2.0	859	$945	$1.10	3d	1	0.39mi
5901 S May Ave Apt 38 Oklahoma City, OK	2.0	2.0	859	$1,288	$1.50	45d	1	0.39mi
5901 S May Ave Unit 090 Oklahoma City, OK	2.0	2.0	859	$945	$1.10	45d	1	0.39mi
5901 S May Ave Unit 006 Oklahoma City, OK	2.0	2.0	859	$949	$1.10	45d	1	0.39mi
5901 S May Ave Apt 55 Oklahoma City, OK	2.0	2.0	859	$995	$1.16	45d	1	0.39mi
5901 S May Ave Unit 004 VLI Up Oklahoma City, OK	2.0	2.0	859	$986	$1.15	45d	1	0.41mi
2759 W I 240 Service Rd Oklahoma City, OK	1.0–2.0	1.0–1.5	725	$924	$1.27	5d	4	0.48mi
5617 S May Ave Oklahoma City, OK	1.0–3.0	1.5	1000	$926	$0.93	25d	1	0.52mi
2741 SW 54th Pl Oklahoma City, OK	3.0	2.0	1059	$1,249	$1.18	3d	1	0.62mi
2600 W Interstate 240 Service Rd Unit 2729 Oklahoma City, OK	2.0	1.5	1056	$999	$0.95	25d	1	0.73mi
2600 W Interstate 240 Service Rd Unit 2731 Oklahoma City, OK	2.0	1.5	1056	$999	$0.95	45d	1	0.73mi
2801 SW 51st St Oklahoma City, OK	2.0	1.0	840	$1,025	$1.22	3d	1	0.83mi
16 SW Duplex Units Oklahoma City, OK	2.0	2.0	1000	$1,502	$1.50	5d	5	0.87mi
2120 SW 61st St Oklahoma City, OK	3.0	1.0	1101	$1,200	$1.09	45d	1	0.90mi
2812 SW 48th St Oklahoma City, OK	4.0	1.0	840	$1,350	$1.61	21d	1	0.91mi
2741 SW Murray Dr Oklahoma City, OK	3.0	1.0	949	$1,395	$1.47	3d	1	1.00mi
2300 SW 74th St Oklahoma City, OK	1.0–2.0	1.0–1.5	771	$1,050	$1.36	45d	1	1.04mi
2500 SW 48th St Oklahoma City, OK	2.0	1.0	1096	$1,050	$0.96	45d	1	1.11mi
2412 SW 47th St Oklahoma City, OK	3.0	1.0	638	$1,150	$1.80	25d	1	1.20mi
1432 SW 61st Ter Oklahoma City, OK	3.0	1.5	891	$1,145	$1.29	45d	1	1.22mi
1433 SW 60th St Oklahoma City, OK	3.0	2.0	942	$1,400	$1.49	45d	1	1.23mi
1402 SW 59th St Apt 1112 Oklahoma City, OK	2.0	1.5	925	$980	$1.06	45d	1	1.33mi
1344 SW 62nd St Oklahoma City, OK	3.0	1.0	878	$1,300	$1.48	4d	1	1.33mi
1402 SW 59th St Apt 3201 Oklahoma City, OK	2.0	1.0	950	$865	$0.91	45d	1	1.33mi
1402 SW 59th St Unit 3202 Oklahoma City, OK	2.0	1.0	950	$865	$0.91	25d	1	1.33mi

Listing history 9 events

1. 2026-04-24
   price $110,000 327-char remark

   Show marketing remark (327 chars)

   Attention investors and flippers! This SW OKC property is ready for a full transformation. With a functional layout and strong upside potential, this is the perfect opportunity to add value and maximize returns. Located in an established area with convenient access to shopping, dining, and highways. Property to be sold as-is.

2. 2026-03-23
   listed $120,000 Active 327-char remark

   Show marketing remark (327 chars)

   Attention investors and flippers! This SW OKC property is ready for a full transformation. With a functional layout and strong upside potential, this is the perfect opportunity to add value and maximize returns. Located in an established area with convenient access to shopping, dining, and highways. Property to be sold as-is.

3. 2026-03-05
   soldstatus $60,000
4. 2001-09-06
   soldstatus $62,000
5. 2001-08-31
   soldstatus $61,900 278-char remark

   Show marketing remark (278 chars)

   Beautiful remodel. All new flooring, countertops, vanity, shower, texturing, paint, tile and painted woodwork. Heat and air appear to be recent. Siding on all trim-NO PAINTING! Oversized utility room. Modern colors just like the new homes. Must close at First American-Downtown.

6. 2001-05-07
   listed $61,900 278-char remark

   Show marketing remark (278 chars)

   Beautiful remodel. All new flooring, countertops, vanity, shower, texturing, paint, tile and painted woodwork. Heat and air appear to be recent. Siding on all trim-NO PAINTING! Oversized utility room. Modern colors just like the new homes. Must close at First American-Downtown.

7. 2001-02-23
   soldstatus $41,307
8. 2000-10-26
   listed $45,900
9. 1993-07-13
   soldstatus $32,000

ⓘ 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: $1,420 · $118/mo
• Projected year-2 tax: $1,420 · $118/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 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: $15,502
• − Mortgage interest: −$6,162
• − Property taxes: −$1,420
• − Insurance: −$550
• − Repairs & maintenance: −$1,240
• − Management: −$1,240
• − Depreciation: −$3,200
• Taxable income: $1,690
• Est. tax owed @ 24.0%: −$406
• After-tax cash flow: $2,949/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): 31,447
• Household income: $54,642
• Rent vs Own: 46.5% rent · 53.5% own
• Severe rent burden: 1138.0

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 0.69)
• Race & ethnicity: White 46% Hispanic / Latino 31% Two or more races 15% Black 9% Asian 5% Native American 5%
• Hispanic origin (detail): Mexican 27%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 14% · Canada, Vietnam, Dominican Republic
• Languages at home: 69% English-only · Spanish 24% Vietnamese 4% 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: ▼ -142.40%
• Current HPI: 245.4497
• Rent YoY: ▲ 3.49%
• 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

+243.8% since first listed

9 events — show timeline

• 2026-04-24 Price Changed $110,000 MLSOK
• 2026-03-23 Listed $120,000 MLSOK
• 2026-03-05 Sold (Public Records) $60,000 Public Records
• 2001-09-06 Sold (Public Records) $62,000 Public Records
• 2001-08-31 Sold (MLS) $61,900 MLSOK
• 2001-05-07 Listed $61,900 MLSOK
• 2001-02-23 Sold (MLS) $41,307 MLSOK
• 2000-10-26 Listed $45,900 MLSOK
• 1993-07-13 Sold (Public Records) $32,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $1,420 · +4.4% YoY. Source: county tax records.