6037 NW 54th Pl · Warr Acres, OK 73122

$92,000

2 bd · 2.0 ba · 1,054 sqft · Townhouse public records · 62 Days on market

Built 1983 1,037 sqft lot Est $85k · 8% over $220/mo HOA · 18% of rent

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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 +21.3/30.0
• 1% rule +8.1/10.0
• DSCR +6.8/10.0
• ARV discount +4.0/15.0
• Livability +3.5/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Amazing Deal. Lots of space for the money! Spacious living area with fireplace and great natural lighting. Master Suite and SECOND living area on second floor. Oven/range has hookup for gas or electric. Spacious fenced courtyard around back for BBQ and entertaining. Room for FULL SIZE washer and dryer.HVAC Replaced in 2019. Schedule your appointment TODAY!

Key facts

• Second living room
• Giant closet
• Full bathroom

Tags

• FIRST FLOOR LIVING ROOM
• DOWNSTAIRS GUEST BATH
• INTERIOR LAUNDRY ROOM
• SECOND LIVING ROOM
• GIANT CLOSET
• FULL BATHROOM

Property features AI

Finance

• Other: Homestead exemption applied
• Financial info: Loan qualifying available; Accepted listing terms: Cash, Conventional, FHA or VA
• HOA & community: Mandatory association dues; Association fee includes insurance, common area maintenance, exterior maintenance, and recreation facility

Exterior

• Parking: Other parking
• Utilities: Cable available; Electricity available; Natural gas available; High speed internet available; Public utilities
• Home design: Townhouse; Residential property; Two levels; Faces south; Existing property
• Construction: Frame construction; Composition roof (roof replaced/updated 2024); Slab foundation
• Exterior features: Open patio; Rain gutters; Wood fencing

Interior

• Bedrooms: 1 bedroom (two-story property level)
• Flooring: Combination flooring
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Gas log fireplace (1)
• Interior features: Ceiling fan(s); In-law plan; Optional living area; Open patio

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $92k.

Deal economics

• At list price, monthly cash flow is $135 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $86k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 5.0% in Warr Acres — 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 70/100 on livability (#35 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: employment C-, crime F, amenities F.
• Putnam City (urban): math 12% / reading 16% proficiency, ranked #227 of 270 in OK (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Central Es (math 9% / reading 12%, grade F, #692 of 845 statewide, top 82%, 601 students, 0% FRL); Putnam City Hs (math 12% / reading 23%, grade F, #307 of 447 statewide, top 69%, 2,014 students, 0% FRL) — zoned schools average 0% FRL vs 65% district-wide (65 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents flat; 48 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $636 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

• It's been on market 62 days — a 6% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y ago; this cycle's ask has dropped $18k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $86,480 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.31% ✓
• Cap rate: 8.05%
• Cash-on-cash: 6.29%
• DSCR: 1.28
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $85,374
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6008 NW 53rd Ter	0.09mi	2/2.5	1,184 (+12%)	13mo	$96,000	$81	63
6029 NW 53rd Ter	0.04mi	2/2.5	1,184 (+12%)	23mo	$80,000	$68	56

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 · 0.73% rent growth · sell at horizon

5-year hold

• IRR: -9.7%
• Equity multiple: 0.66×
• Total profit: $-8,879
• Equity at exit: $13,717

10-year hold

• IRR: -4.5%
• Equity multiple: 0.74×
• Total profit: $-6,717
• Equity at exit: $7,954

Cash invested: $25,760 (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 73122

• Home prices YoY: -27.8%
• Rents YoY: 0.7%
• Active inventory: 48
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,210 high
• Mortgage (P&I): −$482
• Tax from tax record: −$80 /mo · $958/yr
• Insurance: −$38
• HOA: −$220
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $135

Break-even live

Break-even rent $1,039

Max offer price $92,000

Occupancy floor 84%

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: $23,000
• Closing costs: $2,760
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5617 N Donald Ave Oklahoma City, OK	2.0	1.0	720	$1,045	$1.45	17d	1	0.20mi
5107 N Hammond Ave Unit 5103B Warr Acres, OK	2.0	1.5	1050	$999	$0.95	24d	1	0.20mi
5107 N Hammond Ave Unit 5109D Warr Acres, OK	3.0	2.0	1300	$1,399	$1.08	24d	1	0.20mi
5212 Oakwood Villas Ct Bethany, OK	3.0	2.0	1200	$1,350	$1.12	2d	1	0.40mi
4913 N Willow Ave Unit 4913 Bethany, OK	2.0	1.0	800	$1,049	$1.31	24d	1	0.57mi
5929 NW 62nd St Oklahoma City, OK	3.0	1.0	1103	$1,550	$1.41	2d	1	0.64mi
6909 NW 59th St Bethany, OK	3.0	1.0	925	$1,365	$1.48	24d	1	0.65mi
5633 Norman Rd Warr Acres, OK	3.0	2.0	1225	$1,375	$1.12	2d	1	0.72mi
4500 N MacArthur Blvd Warr Acres, OK	1.0–2.0	1.0	755	$770	$1.02	2d	1	0.74mi
5577 NW 50th St Oklahoma City, OK	1.0–2.0	1.0–2.0	725	$1,149	$1.58	3d	6	0.75mi
7001 NW 45th St Bethany, OK	2.0	1.0	1006	$1,175	$1.17	2d	1	0.77mi
5304 Willow Cliff Rd Oklahoma City, OK	1.0	1.0	800	$847	$1.06	24d	1	0.78mi
5304 Willow Cliff Rd Oklahoma City, OK	2.0	2.0	1060	$1,086	$1.02	4d	1	0.78mi
5304 Willow Cliff Rd Oklahoma City, OK	1.0	1.0	800	$847	$1.06	12d	1	0.78mi
5304 Willow Cliff Rd Oklahoma City, OK	1.0	1.0	800	$847	$1.06	21d	1	0.78mi
6103 NW 63rd St Oklahoma City, OK	3.0	2.0	1300	$1,325	$1.02	2d	1	0.85mi
7118 NW 43rd St Bethany, OK	3.0	2.0	914	$1,250	$1.37	4d	1	1.00mi
6803 Woodlake Dr Oklahoma City, OK	2.0	2.0	977	$1,150	$1.18	24d	1	1.04mi
4301 N Wall St Warr Acres, OK	3.0	1.0	747	$1,775	$2.38	19d	1	1.04mi
6605 Lyrewood Ln Oklahoma City, OK	2.0	2.0	1224	$1,100	$0.90	24d	1	1.04mi
6916 Woodlake Dr Unit 6920 Oklahoma City, OK	3.0	2.0	1430	$1,300	$0.91	17d	1	1.06mi
6505 Cherokee Dr Warr Acres, OK	3.0	1.5	1455	$1,390	$0.96	2d	1	1.07mi
6715 Lyrewood Ln Oklahoma City, OK	3.0	2.0	1309	$1,495	$1.14	4d	1	1.08mi
6713 Lyrewood Ln Oklahoma City, OK	3.0	2.0	1309	$1,395	$1.07	4d	1	1.08mi
4401 N Ann Arbor Ave Warr Acres, OK	3.0	1.0	1216	$1,245	$1.02	24d	1	1.08mi
7024 Woodlake Dr Oklahoma City, OK	3.0	2.0	1200	$1,450	$1.21	17d	1	1.14mi
3811 N Asbury Ave Unit B Bethany, OK	2.0	1.5	1300	$1,195	$0.92	12d	1	1.15mi
3803 N Redmond Ave Bethany, OK	3.0	2.0	1260	$2,100	$1.67	2d	1	1.16mi
3717 N Street Charles St Warr Acres, OK	2.0	1.5	1047	$1,200	$1.15	24d	1	1.27mi
3707 N Street Charles St Unit 3717 Warr Acres, OK	2.0	1.5	1047	$1,200	$1.15	24d	1	1.29mi
4707 NW 63rd St Oklahoma City, OK	2.0	2.0	1150	$1,150	$1.00	17d	1	1.29mi
5936 NW 36th St Unit 110 Oklahoma City, OK	1.0	1.0	850	$725	$0.85	24d	1	1.30mi
3901 N Rockwell Ave Bethany, OK	1.0–2.0	1.0	662	$775	$1.17	12d	2	1.30mi
5418 N Meridian Ave Oklahoma City, OK	2.0	1.0–2.0	690	$940	$1.36	2d	14	1.34mi
7307 NW 38th St Bethany, OK	3.0	2.0	1200	$1,595	$1.33	24d	1	1.37mi
5901 NW 34th St Oklahoma City, OK	1.0–2.0	1.0–2.0	925	$1,049	$1.13	2d	28	1.39mi
7215 N Macarthur Blvd Unit 4 Warr Acres, OK	1.0	1.0	700	$595	$0.85	3d	1	1.41mi
6932 Labelle Dr Warr Acres, OK	1.0	2.0	1120	$1,595	$1.42	24d	1	1.41mi
6932 Labelle Dr Warr Acres, OK	1.0	2.0	1120	$1,595	$1.42	17d	1	1.41mi
7021 Labelle Dr Warr Acres, OK	3.0	2.0	1365	$1,845	$1.35	19d	1	1.43mi

HOA detail

• Monthly dues: $220 · $2,640/yr
• Likely covers: gaselectric

Listing history 15 events

1. 2026-05-11
   status Pending
2. 2026-04-23
   price $92,000
3. 2026-03-22
   price $98,900
4. 2026-03-10
   listed $110,000 Active
5. 2021-07-20
   soldstatus $65,000
6. 2021-07-19
   soldstatus $65,000 Sold 358-char remark

   Show marketing remark (358 chars)

   Amazing Deal. Lots of space for the money! Spacious living area with fireplace and great natural lighting. Master Suite and SECOND living area on second floor. Oven/range has hookup for gas or electric. Spacious fenced courtyard around back for BBQ and entertaining. Room for FULL SIZE washer and dryer.HVAC Replaced in 2019. Schedule your appointment TODAY!

7. 2021-06-29
   status Pending 358-char remark

   Show marketing remark (358 chars)

   Amazing Deal. Lots of space for the money! Spacious living area with fireplace and great natural lighting. Master Suite and SECOND living area on second floor. Oven/range has hookup for gas or electric. Spacious fenced courtyard around back for BBQ and entertaining. Room for FULL SIZE washer and dryer.HVAC Replaced in 2019. Schedule your appointment TODAY!

8. 2021-06-19
   price $67,000 358-char remark

   Show marketing remark (358 chars)

   Amazing Deal. Lots of space for the money! Spacious living area with fireplace and great natural lighting. Master Suite and SECOND living area on second floor. Oven/range has hookup for gas or electric. Spacious fenced courtyard around back for BBQ and entertaining. Room for FULL SIZE washer and dryer.HVAC Replaced in 2019. Schedule your appointment TODAY!

9. 2021-06-07
   listed $69,000 Active 358-char remark

   Show marketing remark (358 chars)

   Amazing Deal. Lots of space for the money! Spacious living area with fireplace and great natural lighting. Master Suite and SECOND living area on second floor. Oven/range has hookup for gas or electric. Spacious fenced courtyard around back for BBQ and entertaining. Room for FULL SIZE washer and dryer.HVAC Replaced in 2019. Schedule your appointment TODAY!

10. 2006-07-18
    historical
11. 2006-06-25
    listed $59,000
12. 2003-06-16
    soldstatus $41,500
13. 2003-06-12
    soldstatus $41,250
14. 2003-02-25
    listed $39,500
15. 1991-09-11
    soldstatus $50,000

ⓘ 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: $958 · $80/mo
• Projected year-2 tax: $958 · $80/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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $14,516
• − Mortgage interest: −$5,153
• − Property taxes: −$958
• − Insurance: −$460
• − Repairs & maintenance: −$1,161
• − Management: −$1,161
• − HOA: −$2,640
• − Depreciation: −$2,676
• Taxable income: $306
• Est. tax owed @ 24.0%: −$73
• After-tax cash flow: $1,547/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: Putnam City
• NCES district ID: 4025290
• Math proficiency: 12% ▼ -18.00%
• Reading proficiency: 16% ▼ -14.00%
• Median HH income: $46,657
• Composite: 12.61/100
• National rank: #9614
• State rank: #227 of 270 in OK

Livability — Warr Acres

• Score: 70/100
• State rank: #35
• US rank: #7446

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment C- Housing A+ Health & safety A- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Warr Acres, OK
• County: Oklahoma County · 771,644 people
• City population: 12,635
• Metro: Oklahoma City, OK
• Population (ZIP): 12,635
• Household income: $51,227
• Rent vs Own: 44.7% rent · 55.3% own
• Severe rent burden: 826.0

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 45% Hispanic / Latino 30% Two or more races 21% Black 14% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Slovak 2% Iranian 1% Italian 1%
• Foreign-born: 16% · Canada, Vietnam, Philippines
• Languages at home: 75% English-only · Spanish 23% Other Indo-European 1% Vietnamese 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: ▼ -96.26%
• Current HPI: 249.485
• Rent YoY: ▲ 0.73%
• 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

+84.0% since first listed

15 events — show timeline

• 2026-05-11 Pending — MLSOK
• 2026-04-23 Price Changed $92,000 MLSOK
• 2026-03-22 Price Changed $98,900 MLSOK
• 2026-03-10 Listed $110,000 MLSOK
• 2021-07-20 Sold (Public Records) $65,000 Public Records
• 2021-07-19 Sold (MLS) $65,000 MLSOK
• 2021-06-29 Pending — MLSOK
• 2021-06-19 Price Changed $67,000 MLSOK
• 2021-06-07 Listed $69,000 MLSOK
• 2006-07-18 Listing Removed — MLSOK
• 2006-06-25 Listed $59,000 MLSOK
• 2003-06-16 Sold (Public Records) $41,500 Public Records
• 2003-06-12 Sold (MLS) $41,250 MLSOK
• 2003-02-25 Listed $39,500 MLSOK
• 1991-09-11 Sold (Public Records) $50,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $958 · +6.4% YoY. Source: county tax records.