3013 SW 52nd St · Oklahoma City, OK 73119

$95,000

2 bd · 1.0 ba · 828 sqft · SingleFamily public records

Built 1957 7,200 sqft lot Est $122k · 22% 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 +23.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +5.6/10.0
• Livability +4.0/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Property went under contract during processing. Entered for comps only.

Key facts

• 7,200 sq ft lot
• Built 1957

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $174 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Cap rate 8.5% 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: Arthur Es (math 2% / reading 8%, grade F, #766 of 845 statewide, top 94%, 389 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 (+1.1%/yr); 93 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $657 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.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $37k; list at $95k implies a 157% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — 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 $95,000

Questions for the listing agent

1. Built in 1957 — 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: 1.06% ✓
• Cap rate: 8.49%
• Cash-on-cash: 7.86%
• DSCR: 1.35
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $121,716
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3013 SW 52nd St	0.00mi	2/1.0	828 (0%)	1mo	$95,000	$115	99
3237 SW 48th St	0.36mi	2/1.0	840 (+1%)	2mo	$110,000	$131	79
2948 SW 49th St	0.18mi	3/1.0 (+1)	875 (+6%)	4mo	$115,000	$131	74
3108 SW 46th St	0.37mi	3/1.0 (+1)	840 (+1%)	2mo	$140,000	$167	73
2932 SW 51st St	0.09mi	3/1.0 (+1)	925 (+12%)	1mo	$135,000	$146	71
3224 SW 47th St	0.37mi	2/2.0	840 (+1%)	7mo	$125,000	$149	71
3264 SW 49th St	0.35mi	3/1.0 (+1)	840 (+1%)	8mo	$76,500	$91	70
3225 SW 46th St	0.44mi	2/1.0	864 (+4%)	8mo	$135,500	$157	66
2534 SW 51st St	0.59mi	2/1.0	815 (-2%)	6mo	$120,000	$147	65
2924 SW 51st St	0.11mi	3/1.0 (+1)	950 (+15%)	1mo	$122,000	$128	65
3101 SW 45th St	0.46mi	2/1.0	907 (+10%)	2mo	$151,500	$167	61
2633 Texoma Dr	0.52mi	3/1.0 (+1)	884 (+7%)	3mo	$156,800	$177	57

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 · 1.13% rent growth · sell at horizon

5-year hold

• IRR: -6.4%
• Equity multiple: 0.77×
• Total profit: $-6,165
• Equity at exit: $14,165

10-year hold

• IRR: 0.9%
• Equity multiple: 1.06×
• Total profit: $1,555
• Equity at exit: $8,214

Cash invested: $26,600 (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 73119

• Home prices YoY: -14.4%
• Rents YoY: 1.1%
• Active inventory: 93
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,003 high
• Mortgage (P&I): −$498
• Tax from tax record: −$81 /mo · $969/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $174

Break-even live

Break-even rent $783

Max offer price $95,000

Occupancy floor 78%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5617 S May Ave Oklahoma City, OK	1.0–3.0	1.5	1000	$839	$0.84	24d	1	0.29mi
2801 SW 51st St Oklahoma City, OK	2.0	1.0	840	$1,025	$1.22	2d	1	0.32mi
2741 SW 54th Pl Oklahoma City, OK	3.0	2.0	1059	$1,249	$1.18	2d	1	0.36mi
5901 S May Ave Oklahoma City, OK	1.0	1.0	607	$855	$1.41	44d	1	0.39mi
2741 SW Murray Dr Oklahoma City, OK	3.0	1.0	949	$1,395	$1.47	2d	1	0.40mi
5901 S May Ave Apt 55 Oklahoma City, OK	2.0	2.0	859	$995	$1.16	44d	1	0.41mi
5901 S May Ave Unit 006 Oklahoma City, OK	2.0	2.0	859	$949	$1.10	44d	1	0.41mi
5901 S May Ave Apt 120 Oklahoma City, OK	1.0	1.0	607	$825	$1.36	44d	1	0.41mi
5901 S May Ave Apt 129 Oklahoma City, OK	1.0	1.0	527	$825	$1.57	2d	1	0.41mi
5901 S May Ave Apt 164 Oklahoma City, OK	1.0	1.0	607	$825	$1.36	24d	1	0.41mi
5901 S May Ave Apt 113 Oklahoma City, OK	1.0	1.0	607	$855	$1.41	2d	1	0.41mi
5901 S May Ave Apt 179 Oklahoma City, OK	1.0	1.0	527	$779	$1.48	2d	1	0.41mi
5901 S May Ave Unit 089 VLI Oklahoma City, OK	2.0	2.0	859	$999	$1.16	44d	1	0.41mi
5901 S May Ave Unit 276 VLI Up Oklahoma City, OK	1.0	1.0	527	$875	$1.66	24d	1	0.41mi
5901 S May Ave Unit 105 Oklahoma City, OK	2.0	2.0	859	$995	$1.16	2d	1	0.41mi
5901 S May Ave Unit 086 LI Oklahoma City, OK	2.0	2.0	859	$945	$1.10	20d	1	0.41mi
5901 S May Ave Apt 38 Oklahoma City, OK	2.0	2.0	859	$1,288	$1.50	44d	1	0.41mi
5901 S May Ave Unit 090 Oklahoma City, OK	2.0	2.0	859	$945	$1.10	44d	1	0.41mi
5901 S May Ave Unit 279 VLI Oklahoma City, OK	1.0	1.0	527	$875	$1.66	44d	1	0.41mi
5901 S May Ave Apt 264 Oklahoma City, OK	1.0	1.0	527	$795	$1.51	2d	1	0.41mi
5901 S May Ave Unit 058- Up Oklahoma City, OK	2.0	2.0	859	$945	$1.10	2d	1	0.41mi
5901 S May Ave Unit 004 VLI Up Oklahoma City, OK	2.0	2.0	859	$986	$1.15	44d	1	0.43mi
2500 SW 48th St Oklahoma City, OK	2.0	1.0	1096	$1,050	$0.96	44d	1	0.72mi
2813 SW 62nd St Oklahoma City, OK	3.0	1.5	1001	$1,400	$1.40	24d	1	0.82mi
2412 SW 47th St Oklahoma City, OK	3.0	1.0	638	$1,150	$1.80	24d	1	0.84mi
2908 SW 62nd St Oklahoma City, OK	3.0	1.5	936	$1,450	$1.55	2d	1	0.85mi
2640 SW 38th St Oklahoma City, OK	3.0	2.0	944	$1,050	$1.11	2d	1	1.05mi
2728 SW 65th St Oklahoma City, OK	3.0	1.0	863	$1,250	$1.45	4d	1	1.07mi
3801 SW 43rd St Oklahoma City, OK	2.0	1.0	720	$925	$1.28	44d	1	1.11mi
3800 SW 42nd St Oklahoma City, OK	2.0	1.0	790	$895	$1.13	44d	1	1.13mi
2116 SW 51st St Oklahoma City, OK	1.0	1.0	558	$675	$1.21	44d	1	1.13mi
4330 S Barnes Ave Oklahoma City, OK	1.0–3.0	1.0–2.0	860	$937	$1.09	4d	9	1.27mi
2759 W I 240 Service Rd Oklahoma City, OK	1.0–2.0	1.0–1.5	725	$924	$1.27	4d	4	1.27mi
2120 SW 61st St Oklahoma City, OK	3.0	1.0	1101	$1,200	$1.09	44d	1	1.29mi
2813 SW 33rd St Oklahoma City, OK	1.0	1.0	600	$725	$1.21	44d	1	1.29mi
2336 SW Grand Blvd Oklahoma City, OK	2.0	1.0	770	$995	$1.29	44d	1	1.31mi
2128 SW 41st St Oklahoma City, OK	2.0	1.0	860	$820	$0.95	2d	1	1.32mi
2119 SW 39th St Oklahoma City, OK	1.0–2.0	1.0	675	$909	$1.35	44d	1	1.44mi
3301 S Saint Clair Ave Oklahoma City, OK	2.0	1.0	560	$725	$1.29	2d	1	1.45mi
3120 S Woodward Ave Oklahoma City, OK	2.0	1.0	740	$800	$1.08	2d	1	1.48mi

Listing history 6 events

1. 2026-05-05
   historical
2. 2026-05-01
   listed $95,000
3. 2009-10-31
   historical
4. 2008-10-21
   listed $54,950
5. 1994-08-17
   soldstatus $37,000
6. 1983-04-01
   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: $969 · $81/mo
• Projected year-2 tax: $969 · $81/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: $12,040
• − Mortgage interest: −$5,321
• − Property taxes: −$969
• − Insurance: −$475
• − Repairs & maintenance: −$963
• − Management: −$963
• − Depreciation: −$2,764
• Taxable income: $585
• Est. tax owed @ 24.0%: −$140
• After-tax cash flow: $1,949/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): 30,398
• Household income: $45,421
• Rent vs Own: 49.9% rent · 50.1% own
• Severe rent burden: 1221.0

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: Majority Hispanic (63%)
• Race & ethnicity: Hispanic / Latino 63% Two or more races 24% White 24% Native American 7% Black 6%
• Hispanic origin (detail): Mexican 58%
• Common ancestry: Slovak 1% Lithuanian 1%
• Foreign-born: 28% · Canada
• Languages at home: 45% English-only · Spanish 54%

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: ▼ -50.15%
• Current HPI: 297.1117
• Rent YoY: ▲ 1.13%
• 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

+183.6% since first listed

6 events — show timeline

• 2026-05-05 Listing Removed — MLSOK
• 2026-05-01 Listed $95,000 MLSOK
• 2009-10-31 Listing Removed — MLSOK
• 2008-10-21 Listed $54,950 MLSOK
• 1994-08-17 Sold (Public Records) $37,000 Public Records
• 1983-04-01 Sold (Public Records) $33,500 Public Records

Property tax history

+2.7%/yr

Latest (2025): $969 · +4.4% YoY. Source: county tax records.