2724 SW 60th St · Oklahoma City, OK 73159

$110,000

3 bd · 1.0 ba · 920 sqft · SingleFamily public records · 32 Days on market

Built 1958 Est $134k · 18% 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 +26.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +6.4/10.0
• 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

Hause is in fair condition. It has central heat and air it is being sold as is. A new roof was installed in 2023.

Key facts

• Central heat and air
• New roof
• Built 1958

Tags

• CENTRAL HEAT AND AIR
• NEW ROOF

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 $277 ($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: 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; 33 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 $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 32 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 32 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 1958 — 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: 1.14% ✓
• Cap rate: 9.32%
• Cash-on-cash: 10.81%
• DSCR: 1.48
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $134,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2401 SW 54th St	0.65mi	3/1.0	935 (+2%)	0mo	$177,000	$189	66
2932 SW 51st St	0.74mi	3/1.0	925 (+0%)	1mo	$135,000	$146	64
6106 S Hillcrest Dr	0.37mi	2/1.5 (-1)	998 (+8%)	1mo	$125,000	$125	60
3022 SW 57th St	0.47mi	3/1.5	1,004 (+9%)	1mo	$175,000	$174	60
2640 SW 57th St	0.30mi	3/1.5	1,032 (+12%)	5mo	$175,000	$170	60
2924 SW 51st St	0.73mi	3/1.0	950 (+3%)	1mo	$122,000	$128	59
5516 S Agnew Ave	0.63mi	3/1.0	999 (+9%)	3mo	$145,500	$146	54
2436 SW 53rd St	0.62mi	3/1.0	999 (+9%)	4mo	$144,000	$144	53
2504 SW 55th St	0.50mi	3/1.5	1,035 (+12%)	6mo	$175,000	$169	49
2621 SW 70th St	0.63mi	3/1.5	1,032 (+12%)	1mo	$150,000	$145	48
3013 SW 52nd St	0.74mi	2/1.0 (-1)	828 (-10%)	1mo	$95,000	$115	43
2534 SW 51st St	0.72mi	2/1.0 (-1)	815 (-11%)	6mo	$120,000	$147	38

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: 0.4%
• Equity multiple: 1.01×
• Total profit: $451
• Equity at exit: $16,401

10-year hold

• IRR: 10.5%
• Equity multiple: 1.83×
• Total profit: $25,659
• 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: 7.3×

Monthly cashflow live

• Estimated rent: $1,249 high
• Mortgage (P&I): −$577
• Tax from tax record: −$86 /mo · $1,036/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $277

Break-even live

Break-even rent $897

Max offer price $110,000

Occupancy floor 73%

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 33 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	24d	1	0.19mi
2908 SW 62nd St Oklahoma City, OK	3.0	1.5	936	$1,450	$1.55	2d	1	0.32mi
2728 SW 65th St Oklahoma City, OK	3.0	1.0	863	$1,250	$1.45	4d	1	0.39mi
5901 S May Ave Apt 38 Oklahoma City, OK	2.0	2.0	859	$1,288	$1.50	44d	1	0.40mi
5901 S May Ave Unit 086 LI Oklahoma City, OK	2.0	2.0	859	$945	$1.10	20d	1	0.40mi
5901 S May Ave Unit 105 Oklahoma City, OK	2.0	2.0	859	$995	$1.16	2d	1	0.40mi
5901 S May Ave Unit 058- Up Oklahoma City, OK	2.0	2.0	859	$945	$1.10	2d	1	0.40mi
5901 S May Ave Unit 090 Oklahoma City, OK	2.0	2.0	859	$945	$1.10	44d	1	0.40mi
5901 S May Ave Unit 089 VLI Oklahoma City, OK	2.0	2.0	859	$999	$1.16	44d	1	0.40mi
5901 S May Ave Unit 006 Oklahoma City, OK	2.0	2.0	859	$949	$1.10	44d	1	0.40mi
5901 S May Ave Apt 55 Oklahoma City, OK	2.0	2.0	859	$995	$1.16	44d	1	0.40mi
5617 S May Ave Oklahoma City, OK	1.0–3.0	1.5	1000	$926	$0.93	24d	1	0.45mi
5901 S May Ave Unit 004 VLI Up Oklahoma City, OK	2.0	2.0	859	$986	$1.15	44d	1	0.46mi
2741 SW 54th Pl Oklahoma City, OK	3.0	2.0	1059	$1,249	$1.18	2d	1	0.48mi
2759 W I 240 Service Rd Oklahoma City, OK	1.0–2.0	1.0–1.5	725	$924	$1.27	4d	4	0.60mi
2801 SW 51st St Oklahoma City, OK	2.0	1.0	840	$1,025	$1.22	2d	1	0.70mi
2120 SW 61st St Oklahoma City, OK	3.0	1.0	1101	$1,200	$1.09	44d	1	0.72mi
2812 SW 48th St Oklahoma City, OK	4.0	1.0	840	$1,350	$1.61	19d	1	0.78mi
2600 W Interstate 240 Service Rd Unit 2729 Oklahoma City, OK	2.0	1.5	1056	$999	$0.95	24d	1	0.83mi
2600 W Interstate 240 Service Rd Unit 2731 Oklahoma City, OK	2.0	1.5	1056	$999	$0.95	44d	1	0.83mi
2741 SW Murray Dr Oklahoma City, OK	3.0	1.0	949	$1,395	$1.47	2d	1	0.85mi
16 SW Duplex Units Oklahoma City, OK	2.0	2.0	1000	$1,502	$1.50	3d	5	0.91mi
2500 SW 48th St Oklahoma City, OK	2.0	1.0	1096	$1,050	$0.96	44d	1	0.92mi
2412 SW 47th St Oklahoma City, OK	3.0	1.0	638	$1,150	$1.80	24d	1	1.01mi
1433 SW 60th St Oklahoma City, OK	3.0	2.0	942	$1,400	$1.49	44d	1	1.05mi
1432 SW 61st Ter Oklahoma City, OK	3.0	1.5	891	$1,145	$1.29	44d	1	1.05mi
2300 SW 74th St Oklahoma City, OK	1.0–2.0	1.0–1.5	771	$1,050	$1.36	44d	1	1.06mi
1402 SW 59th St Apt 1112 Oklahoma City, OK	2.0	1.5	925	$980	$1.06	44d	1	1.14mi
1402 SW 59th St Apt 3201 Oklahoma City, OK	2.0	1.0	950	$865	$0.91	44d	1	1.15mi
1402 SW 59th St Unit 3202 Oklahoma City, OK	2.0	1.0	950	$865	$0.91	24d	1	1.15mi
1344 SW 62nd St Oklahoma City, OK	3.0	1.0	878	$1,300	$1.48	2d	1	1.17mi
1338 South Dr Oklahoma City, OK	2.0	1.0	720	$1,150	$1.60	16d	1	1.42mi
4330 S Barnes Ave Oklahoma City, OK	1.0–3.0	1.0–2.0	860	$1,099	$1.28	4d	9	1.43mi

Listing history 15 events

1. 2026-06-18
   days on market $110,000 Active 32 DOM
2. 2026-06-17
   days on market $110,000 Active 31 DOM
3. 2026-06-16
   pricedays on market $110,000 Active 30 DOM
4. 2026-06-15
   days on market $115,000 Active 29 DOM
5. 2026-06-13
   days on market $115,000 Active 27 DOM
6. 2026-06-09
   days on market $115,000 Active 23 DOM
7. 2026-06-08
   days on market $115,000 Active 22 DOM
8. 2026-06-07
   days on market $115,000 Active 21 DOM
9. 2026-06-05
   days on market $115,000 Active 18 DOM
10. 2026-06-03
    days on market $115,000 Active 17 DOM
11. 2026-06-02
    days on market $115,000 Active 16 DOM
12. 2026-06-01
    days on market $115,000 Active 15 DOM
13. 2026-05-31
    days on market $115,000 Active 14 DOM
14. 2026-05-19
    listed $115,000 Active
15. 2026-05-18
    listed $115,000 Active 113-char remark

    Show marketing remark (113 chars)

    Hause is in fair condition. It has central heat and air it is being sold as is. A new roof was installed in 2023.

ⓘ 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: $1,036 · $86/mo
• Projected year-2 tax: $1,036 · $86/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 3/10 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: $14,984
• − Mortgage interest: −$6,162
• − Property taxes: −$1,036
• − Insurance: −$550
• − Repairs & maintenance: −$1,199
• − Management: −$1,199
• − Depreciation: −$3,200
• Taxable income: $1,639
• Est. tax owed @ 24.0%: −$393
• After-tax cash flow: $2,936/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

+0.0% since first listed

2 events — show timeline

• 2026-05-19 Listed $115,000 Fizber.com
• 2026-05-18 Listed $115,000 FSBO.com

Property tax history

+2.4%/yr

Latest (2025): $1,036 · +4.4% YoY. Source: county tax records.