1321 NE 47th St · Oklahoma City, OK 73111

$150,000

3 bd · 2.0 ba · 1,321 sqft · SingleFamily public records · 13 Days on market

Built 1954 8,246 sqft lot $114/sqft · 17% above area Est $128k · 17% over

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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 +20.3/30.0
• DSCR +6.4/10.0
• 1% rule +4.5/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

WELL ESTABLISHED NEIGHBORHOOD, GREAT STARTER HOME, EASY ACCESS TO FREEWAY, LOCATED NEAR, THE OMNIPLEX, OMNIDOME, TINSLETOWN, OKLAHOMA WESTERN HERITAGE CTR, THE ZOO, 5 MINUTES FROM BRICKTOWN.

Key facts

• Garage conversion
• Dedicated dog run
• New paint

Tags

• GARAGE CONVERSION
• ENCLOSED FRONT SITTING AREA
• 12X20 STORAGE BUILDING
• DEDICATED DOG RUN
• FRESH UPDATES
• NEW PAINT

Property features AI

Finance

• Other: Property listed as active; Occupied: No; Living area per assessor: 1,321
• Financial info: Loan qualification available; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Utilities: Homestead not indicated
• Home design: Single family residence; One story; Residential property; Existing property
• Construction: Brick and frame construction; Composition roof; Built with conventional foundation
• Exterior features: Covered porch; Lot described as other

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating
• Interior features: One living area; No fireplace; Conventional foundation

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $192 ($2k/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 $142k (5.3% below list).
• Recommended offer: $142k (5.3% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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: M.L. King Jr. Es (math 12% / reading 8%, grade F, #711 of 845 statewide, top 87%, 450 students, 0% FRL); Douglass Hs (math 2% / reading 2%, grade F, #445 of 447 statewide, top 100%, 556 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 (+2.1%/yr); 81 active listings in the ZIP; 16 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; lower-income renter base — watch delinquency; 5,365 units permitted in Oklahoma County in 2024 (569 in 5+ unit buildings).
• This rent runs 42% of the median local income ($40k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 22y 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 $75k; list at $150k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — 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 $142,065 (5.3% below list)

Questions for the listing agent

1. Built in 1954 — 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. 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?
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: 0.95% ✗
• Cap rate: 7.83%
• Cash-on-cash: 5.48%
• DSCR: 1.24
• GRM: 8.8

CMA / ARV

• ARV (median comp): $127,952
• List price: $150,000
• Delta: 17.23%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1333 Campbell Rd	0.34mi	3/2.0	1,286 (-3%)	4mo	$188,000	$146	76
1515 NE 50th St	0.23mi	3/1.0	1,259 (-5%)	8mo	$165,000	$131	70
5317 N Terry Ave	0.39mi	3/2.0	1,400 (+6%)	4mo	$145,800	$104	69
1720 NE 55th St	0.53mi	3/1.5	1,284 (-3%)	2mo	$152,500	$119	67
4212 N Prospect Ave	0.36mi	3/1.0	1,242 (-6%)	4mo	$180,000	$145	66
1800 NE 48th St	0.40mi	4/1.5 (+1)	1,298 (-2%)	8mo	$110,000	$85	65
1812 NE 49th St	0.46mi	3/2.0	1,423 (+8%)	4mo	$173,600	$122	62
4213 N Lottie Ave	0.34mi	3/1.0	1,149 (-13%)	1mo	$90,000	$78	58
1809 NE 55th St	0.59mi	4/1.5 (+1)	1,294 (-2%)	6mo	$172,000	$133	57
5613 NE Grand Blvd	0.65mi	3/2.0	1,242 (-6%)	5mo	$135,000	$109	55
1320 NE 40th St	0.60mi	3/1.0	1,197 (-9%)	5mo	$155,000	$129	48
5901 N Terry Ave	0.71mi	3/2.0	1,188 (-10%)	6mo	$225,000	$189	45

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 · 2.13% rent growth · sell at horizon

5-year hold

• IRR: -8.7%
• Equity multiple: 0.68×
• Total profit: $-13,371
• Equity at exit: $22,365

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-1,067
• Equity at exit: $12,969

Cash invested: $42,000 (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 73111

• Home prices YoY: -13.6%
• Rents YoY: 2.1%
• Active inventory: 81
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,421 high
• Mortgage (P&I): −$787
• Tax from tax record: −$81 /mo · $977/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $192

Break-even live

Break-even rent $1,178

Max offer price $150,000

Occupancy floor 82%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1515 NE 48th St Oklahoma City, OK	1.0–2.0	1.0–2.0	729	$925	$1.27	23d	1	0.18mi
1221 NE 43rd St Oklahoma City, OK	3.0	2.0	1282	$1,435	$1.12	43d	1	0.26mi
4400 Woods Dr Oklahoma City, OK	4.0	2.0	1622	$1,600	$0.99	43d	1	0.30mi
1216 NE 42nd St Oklahoma City, OK	2.0	1.0	1009	$1,125	$1.11	43d	1	0.35mi
1204 NE 42nd St Oklahoma City, OK	4.0	1.0	1159	$1,295	$1.12	23d	1	0.36mi
1825 Meyers Pl Oklahoma City, OK	3.0	1.5	1155	$1,850	$1.60	1d	1	0.47mi
1825 Meyers Pl Oklahoma City, OK	3.0	2.0	1155	$1,850	$1.60	21d	1	0.47mi
1516 Park Cir Oklahoma City, OK	3.0	1.0	1118	$1,250	$1.12	23d	1	0.49mi
1909 NE 52nd St Oklahoma City, OK	4.0	2.0	1057	$1,450	$1.37	2d	1	0.57mi
1920 NE 52nd St Oklahoma City, OK	4.0	2.0	1487	$1,650	$1.11	23d	1	0.58mi
4445 N Lincoln Blvd Oklahoma City, OK	1.0–2.0	1.0–2.0	861	$1,710	$1.98	1d	42	1.00mi
1701 NE 34th St Oklahoma City, OK	2.0	1.5	900	$1,000	$1.11	43d	1	1.08mi
1621 NE 33rd St Oklahoma City, OK	3.0	2.0	1500	$1,975	$1.32	43d	1	1.12mi
846 Marilyn St Oklahoma City, OK	3.0	1.0	1000	$1,049	$1.05	43d	1	1.13mi
713 NE 34th Ter Oklahoma City, OK	4.0	2.0	1397	$1,395	$1.00	43d	1	1.29mi
2908 N Fonshill Ave Oklahoma City, OK	3.0	2.0	1325	$1,225	$0.92	43d	1	1.48mi

Listing history 6 events

1. 2026-05-13
   listed $150,000 Active 809-char remark
2. 2013-10-03
   soldstatus $75,000
3. 2004-09-13
   soldstatus $60,000 190-char remark

   Show marketing remark (190 chars)

   WELL ESTABLISHED NEIGHBORHOOD, GREAT STARTER HOME, EASY ACCESS TO FREEWAY, LOCATED NEAR, THE OMNIPLEX, OMNIDOME, TINSLETOWN, OKLAHOMA WESTERN HERITAGE CTR, THE ZOO, 5 MINUTES FROM BRICKTOWN.

4. 2004-09-13
   soldstatus $60,000

   Show marketing remark (190 chars)

   WELL ESTABLISHED NEIGHBORHOOD, GREAT STARTER HOME, EASY ACCESS TO FREEWAY, LOCATED NEAR, THE OMNIPLEX, OMNIDOME, TINSLETOWN, OKLAHOMA WESTERN HERITAGE CTR, THE ZOO, 5 MINUTES FROM BRICKTOWN.

5. 2004-08-01
   listed $70,000 190-char remark

   Show marketing remark (190 chars)

   WELL ESTABLISHED NEIGHBORHOOD, GREAT STARTER HOME, EASY ACCESS TO FREEWAY, LOCATED NEAR, THE OMNIPLEX, OMNIDOME, TINSLETOWN, OKLAHOMA WESTERN HERITAGE CTR, THE ZOO, 5 MINUTES FROM BRICKTOWN.

6. 1985-11-01
   soldstatus $52,500

ⓘ 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: $977 · $81/mo
• Projected year-2 tax: $1,350 · $112/mo
• Expected delta: +$373/yr (+$31/mo · 38.1%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,048
• − Mortgage interest: −$8,402
• − Property taxes: −$977
• − Insurance: −$750
• − Repairs & maintenance: −$1,364
• − Management: −$1,364
• − Depreciation: −$4,364
• Taxable loss: −$173
• Est. tax savings @ 24.0%: +$42
• After-tax cash flow: $2,343/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): 10,727
• Household income: $40,340
• Rent vs Own: 45.8% rent · 54.2% own
• Severe rent burden: 804.0

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: Predominantly Black (76%)
• Race & ethnicity: Black 76% White 13% Two or more races 7% Hispanic / Latino 6% Native American 2%
• Hispanic origin (detail): Mexican 4%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 6%

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: ▼ -34.64%
• Current HPI: 220.6395
• Rent YoY: ▲ 2.13%
• 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

+185.7% since first listed

7 events — show timeline

• 2026-05-26 Pending — MLSOK
• 2026-05-13 Listed $150,000 MLSOK
• 2013-10-03 Sold (Public Records) $75,000 Public Records
• 2004-09-13 Sold (Public Records) $60,000 Public Records
• 2004-09-13 Sold (MLS) $60,000 MLSOK
• 2004-08-01 Listed $70,000 MLSOK
• 1985-11-01 Sold (Public Records) $52,500 Public Records

Property tax history

+5.0%/yr

Latest (2025): $977 · +4.2% YoY. Source: county tax records.