2621 SW 70th St · Oklahoma City, OK 73159

$159,000

3 bd · 2.0 ba · 1,032 sqft · SingleFamily public records · 137 Days on market

Built 1963 6,961 sqft lot $154/sqft · 7% below area Est $171k · 7% under

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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 +12.7/30.0
• ARV discount +10.7/15.0
• Livability +4.0/5.0
• DSCR +3.8/10.0
• Rent growth +3.4/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-Bedroom Brick Home with Major Updates! This beautifully maintained 3 bedroom, 1.5 bath brick home offers plenty of comfortable living space and is packed with updates. Fresh new paint inside and out and a new roof add curb appeal and long-term peace of mind. Inside, enjoy a warm and functional layout with natural gas heat for efficient comfort. The kitchen features an electric stove and oven and a new dishwasher, making meal prep a breeze. Step outdoors to a fully fenced yard, ideal for kids, pets, gardening, or hosting friends. The property also boasts an extra-large 2-car garage and an oversized concrete driveway with abundant parking space; perfect for car lovers, trailers, or guests. Move-in ready and built to last! This home checks all the boxes!

Key facts

• Electric stove
• New dishwasher
• Fully fenced yard

Tags

• NEW ROOF
• FULLY FENCED YARD
• ELECTRIC STOVE
• NEW DISHWASHER
• OVERSIZED CONCRETE DRIVEWAY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $-18 ($-219/yr) — negative.
• To cash-flow at today's rent, offer at most $156k (2.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (20.8% below list).
• Recommended offer: $126k (20.8% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: schools F, 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.
• Market conditions: Rents rising (+3.5%/yr); 38 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 3 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.

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 $125,980 (20.8% 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 137 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1963 — 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: 0.79% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.49%
• DSCR: 0.98
• GRM: 10.5

CMA / ARV

• ARV (median comp): $171,223
• List price: $159,000
• Delta: -7.14%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2621 SW 70th St	0.00mi	3/1.5	1,032 (0%)	0mo	$150,000	$145	98
2617 SW 69th St	0.06mi	3/1.5	1,080 (+5%)	10mo	$190,000	$176	79
7124 S Danner Dr	0.12mi	3/1.5	1,168 (+13%)	2mo	$147,000	$126	69
7113 S Linn Ave	0.13mi	3/1.5	1,167 (+13%)	3mo	$180,000	$154	68
2509 SW 64th St	0.44mi	3/1.5	1,096 (+6%)	4mo	$199,000	$182	64
2601 SW 63rd Pl	0.46mi	3/1.5	1,096 (+6%)	3mo	$126,900	$116	64
2624 SW 64th St	0.34mi	3/1.5	1,149 (+11%)	2mo	$160,000	$139	62
2813 SW 65th St	0.33mi	3/1.0	939 (-9%)	8mo	$130,000	$138	59
2609 SW 64th St	0.39mi	3/1.5	1,152 (+12%)	4mo	$165,000	$143	58
6106 S Hillcrest Dr	0.74mi	2/1.5 (-1)	998 (-3%)	1mo	$125,000	$125	52
7832 S Youngs Blvd	0.73mi	2/1.5 (-1)	1,055 (+2%)	6mo	$150,000	$142	51
2129 SW 77th St	0.74mi	3/1.0	987 (-4%)	10mo	$127,000	$129	46

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: -16.6%
• Equity multiple: 0.41×
• Total profit: $-26,339
• Equity at exit: $23,707

10-year hold

• IRR: -7.7%
• Equity multiple: 0.51×
• Total profit: $-21,984
• Equity at exit: $13,747

Cash invested: $44,520 (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: 10.5×

Monthly cashflow live

• Estimated rent: $1,260 high
• Mortgage (P&I): −$834
• Tax from tax record: −$113 /mo · $1,362/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $-18

Break-even live

Break-even rent $1,283

Max offer price $155,769

Occupancy floor 96%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2759 W I 240 Service Rd Oklahoma City, OK	1.0–2.0	1.0–1.5	725	$924	$1.27	4d	4	0.08mi
2600 W I 240 Service Rd Oklahoma City, OK	2.0	2.0	1240	$1,099	$0.89	4d	1	0.18mi
2600 W I 240 Service Rd Oklahoma City, OK	3.0	2.5	1420	$1,299	$0.91	21d	1	0.18mi
2600 W Interstate 240 Service Rd Unit 2729 Oklahoma City, OK	2.0	1.5	1056	$999	$0.95	24d	1	0.21mi
2600 W Interstate 240 Service Rd Unit 2648 Oklahoma City, OK	2.0	2.5	1161	$1,099	$0.95	44d	1	0.21mi
2600 W Interstate 240 Service Rd Unit 2551 Oklahoma City, OK	2.0	2.5	1161	$1,099	$0.95	4d	1	0.21mi
2600 W Interstate 240 Service Rd Unit 2731 Oklahoma City, OK	2.0	1.5	1056	$999	$0.95	44d	1	0.21mi
2600 W Interstate 240 Service Rd Unit 2544 Oklahoma City, OK	3.0	2.5	1420	$1,299	$0.91	44d	1	0.21mi
2600 W Interstate 240 Service Rd Unit 2701-E Oklahoma City, OK	2.0	2.0	1240	$1,099	$0.89	44d	1	0.21mi
2728 SW 65th St Oklahoma City, OK	3.0	1.0	863	$1,250	$1.45	4d	1	0.25mi
16 SW Duplex Units Oklahoma City, OK	2.0	2.0	1000	$1,502	$1.50	3d	5	0.36mi
2813 SW 62nd St Oklahoma City, OK	3.0	1.5	1001	$1,400	$1.40	24d	1	0.50mi
2908 SW 62nd St Oklahoma City, OK	3.0	1.5	936	$1,450	$1.55	2d	1	0.50mi
2300 SW 74th St Oklahoma City, OK	1.0–2.0	1.0–1.5	771	$1,050	$1.36	44d	1	0.55mi
2824 SW 59th St Oklahoma City, OK	2.0	2.0	1150	$1,085	$0.94	44d	1	0.69mi
2824 SW 59th St Oklahoma City, OK	2.0	2.0	1150	$1,085	$0.94	24d	1	0.69mi
2814 SW 59th St Oklahoma City, OK	2.0	1.5	1150	$1,085	$0.94	44d	1	0.77mi
2208 SW 61st Ter Oklahoma City, OK	4.0	1.0	1350	$1,880	$1.39	44d	1	0.79mi
2120 SW 61st St Oklahoma City, OK	3.0	1.0	1101	$1,200	$1.09	44d	1	0.89mi
5901 S May Ave Unit 089 VLI Oklahoma City, OK	2.0	2.0	859	$999	$1.16	44d	1	0.93mi
5901 S May Ave Unit 105 Oklahoma City, OK	2.0	2.0	859	$995	$1.16	2d	1	0.93mi
5901 S May Ave Apt 38 Oklahoma City, OK	2.0	2.0	859	$1,288	$1.50	44d	1	0.93mi
5901 S May Ave Unit 090 Oklahoma City, OK	2.0	2.0	859	$945	$1.10	44d	1	0.93mi
5901 S May Ave Unit 058- Up Oklahoma City, OK	2.0	2.0	859	$945	$1.10	2d	1	0.93mi
5901 S May Ave Apt 55 Oklahoma City, OK	2.0	2.0	859	$995	$1.16	44d	1	0.93mi
5901 S May Ave Unit 006 Oklahoma City, OK	2.0	2.0	859	$949	$1.10	44d	1	0.93mi
5901 S May Ave Unit 086 LI Oklahoma City, OK	2.0	2.0	859	$945	$1.10	20d	1	0.93mi
2641 SW 57th St Oklahoma City, OK	3.0	1.5	1269	$1,320	$1.04	44d	1	0.93mi
5901 S May Ave Unit 004 VLI Up Oklahoma City, OK	2.0	2.0	859	$986	$1.15	44d	1	0.94mi
5617 S May Ave Oklahoma City, OK	1.0–3.0	1.5	1000	$926	$0.93	24d	1	1.04mi
1417 SW 77th Pl Oklahoma City, OK	4.0	2.0	1400	$1,295	$0.93	21d	1	1.08mi
2741 SW 54th Pl Oklahoma City, OK	3.0	2.0	1059	$1,249	$1.18	2d	1	1.10mi
1432 SW 61st Ter Oklahoma City, OK	3.0	1.5	891	$1,145	$1.29	44d	1	1.13mi
5609 S Rockwood Ave Oklahoma City, OK	3.0	1.0	1198	$1,075	$0.90	24d	1	1.14mi
2945 SW 54th St Oklahoma City, OK	3.0	1.5	1424	$1,295	$0.91	44d	1	1.16mi
2400 SW 53rd St Oklahoma City, OK	4.0	1.5	1440	$1,400	$0.97	12d	1	1.19mi
1433 SW 60th St Oklahoma City, OK	3.0	2.0	942	$1,400	$1.49	44d	1	1.20mi
1344 SW 62nd St Oklahoma City, OK	3.0	1.0	878	$1,300	$1.48	2d	1	1.21mi
1332 SW 77th Pl Oklahoma City, OK	2.0	1.0	1000	$1,195	$1.20	24d	1	1.22mi
1402 SW 59th St Apt 1112 Oklahoma City, OK	2.0	1.5	925	$980	$1.06	44d	1	1.30mi

Listing history 10 events

1. 2026-05-04
   status Pending 776-char remark

   Show marketing remark (776 chars)

   Charming 3-Bedroom Brick Home with Major Updates! This beautifully maintained 3 bedroom, 1.5 bath brick home offers plenty of comfortable living space and is packed with updates. Fresh new paint inside and out and a new roof add curb appeal and long-term peace of mind. Inside, enjoy a warm and functional layout with natural gas heat for efficient comfort. The kitchen features an electric stove and oven and a new dishwasher, making meal prep a breeze. Step outdoors to a fully fenced yard, ideal for kids, pets, gardening, or hosting friends. The property also boasts an extra-large 2-car garage and an oversized concrete driveway with abundant parking space; perfect for car lovers, trailers, or guests. Move-in ready and built to last! This home checks all the boxes!

2. 2026-03-13
   status Active 776-char remark

   Show marketing remark (776 chars)

   Charming 3-Bedroom Brick Home with Major Updates! This beautifully maintained 3 bedroom, 1.5 bath brick home offers plenty of comfortable living space and is packed with updates. Fresh new paint inside and out and a new roof add curb appeal and long-term peace of mind. Inside, enjoy a warm and functional layout with natural gas heat for efficient comfort. The kitchen features an electric stove and oven and a new dishwasher, making meal prep a breeze. Step outdoors to a fully fenced yard, ideal for kids, pets, gardening, or hosting friends. The property also boasts an extra-large 2-car garage and an oversized concrete driveway with abundant parking space; perfect for car lovers, trailers, or guests. Move-in ready and built to last! This home checks all the boxes!

3. 2026-02-25
   status Pending 776-char remark

   Show marketing remark (776 chars)

   Charming 3-Bedroom Brick Home with Major Updates! This beautifully maintained 3 bedroom, 1.5 bath brick home offers plenty of comfortable living space and is packed with updates. Fresh new paint inside and out and a new roof add curb appeal and long-term peace of mind. Inside, enjoy a warm and functional layout with natural gas heat for efficient comfort. The kitchen features an electric stove and oven and a new dishwasher, making meal prep a breeze. Step outdoors to a fully fenced yard, ideal for kids, pets, gardening, or hosting friends. The property also boasts an extra-large 2-car garage and an oversized concrete driveway with abundant parking space; perfect for car lovers, trailers, or guests. Move-in ready and built to last! This home checks all the boxes!

4. 2025-12-02
   listed $159,000 Active 776-char remark

   Show marketing remark (776 chars)

   Charming 3-Bedroom Brick Home with Major Updates! This beautifully maintained 3 bedroom, 1.5 bath brick home offers plenty of comfortable living space and is packed with updates. Fresh new paint inside and out and a new roof add curb appeal and long-term peace of mind. Inside, enjoy a warm and functional layout with natural gas heat for efficient comfort. The kitchen features an electric stove and oven and a new dishwasher, making meal prep a breeze. Step outdoors to a fully fenced yard, ideal for kids, pets, gardening, or hosting friends. The property also boasts an extra-large 2-car garage and an oversized concrete driveway with abundant parking space; perfect for car lovers, trailers, or guests. Move-in ready and built to last! This home checks all the boxes!

5. 2022-04-08
   soldstatus $150,000
6. 2016-06-13
   soldstatus $109,000
7. 2001-05-03
   soldstatus $38,500 78-char remark

   Show marketing remark (78 chars)

   HAS POTENTIAL**SELLING ASIS**HAS BEEN TREATED FOR TERMITES CALL YOUR INVESTORS

8. 2001-03-22
   listed $39,900 78-char remark

   Show marketing remark (78 chars)

   HAS POTENTIAL**SELLING ASIS**HAS BEEN TREATED FOR TERMITES CALL YOUR INVESTORS

9. 1987-11-18
   soldstatus $38,500
10. 1984-05-01
    soldstatus $55,000

ⓘ 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: $1,362 · $113/mo
• Projected year-2 tax: $1,431 · $119/mo
• Expected delta: +$69/yr (+$6/mo · 5.1%)

ⓘ 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 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: $15,118
• − Mortgage interest: −$8,906
• − Property taxes: −$1,362
• − Insurance: −$795
• − Repairs & maintenance: −$1,209
• − Management: −$1,209
• − Depreciation: −$4,625
• Taxable loss: −$2,990
• Est. tax savings @ 24.0%: +$718
• After-tax cash flow: $498/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

+189.1% since first listed

10 events — show timeline

• 2026-05-04 Pending — MLSOK
• 2026-03-13 Relisted — MLSOK
• 2026-02-25 Pending — MLSOK
• 2025-12-02 Listed $159,000 MLSOK
• 2022-04-08 Sold (Public Records) $150,000 Public Records
• 2016-06-13 Sold (Public Records) $109,000 Public Records
• 2001-05-03 Sold (MLS) $38,500 MLSOK
• 2001-03-22 Listed $39,900 MLSOK
• 1987-11-18 Sold (Public Records) $38,500 Public Records
• 1984-05-01 Sold (Public Records) $55,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $1,362 · +4.4% YoY. Source: county tax records.