4131 Cunningham Dr · Oklahoma City, OK 73135

$75,000

2 bd · 1.0 ba · 600 sqft · SingleFamily public records · 20 Days on market

Built 1951 0.26 ac lot Est $72k · at est.

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +5.6/15.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Buyer to verify all information. This property has 2 bedrooms with the garage converted to another room, 1 bathroom and is about 600 square feet of floor space. This property has a lot size of 0.26 acres and was built in 1951. It is being sold as is condition. The home was damaged in a fire in 2019. A fixer upper with tons of potential. A 26 feet x 30 feet concrete slab in the back for a metal building or a 2 car garage. New decking and roofing (year 2020).

Key facts

• New decking
• Kitchen renovated
• Bathrooms renovated

Tags

• NEW VINYL FLOORING
• NEW DECKING
• NEW ROOF
• KITCHEN RENOVATED
• BATHROOMS RENOVATED
• ELECTRIC COMPLETED

Property features AI

Finance

• Other: Homestead exemption indicated
• Financial info: Listing offered in as-is condition; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Utilities: Electricity available; Public utilities
• Home design: Single family residence; One story; Residential property; Existing build
• Construction: Vinyl siding; Composition roof (2020); Conventional foundation
• Exterior features: Corner lot; Combination fencing

Interior

• Kitchen: Dishwasher; Disposal; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating system specified; No cooling system specified
• Interior features: Dishwasher; Disposal; Refrigerator; Water heater
• Laundry & utility: Water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.1% 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.
• Midwest City-Del City (suburban): math 10% / reading 17% proficiency, ranked #231 of 270 in OK (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Parkview Es (math 10% / reading 9%, grade F, #733 of 845 statewide, top 87%, 679 students, 0% FRL); Del City Hs (math 5% / reading 15%, grade F, #361 of 447 statewide, top 94%, 1,158 students, 0% FRL) — zoned schools average 0% FRL vs 57% district-wide (57 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+4.8%/yr); 89 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $519 of loan paydown is wiped out by about $2k 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 + 4.8% rent growth), your $21k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y ago; this cycle's ask has dropped $8k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $75k implies a 131% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — 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 $73,875 (1.5% below list)

Questions for the listing agent

1. Built in 1951 — 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: 1.44% ✓
• Cap rate: 11.07%
• Cash-on-cash: 17.05%
• DSCR: 1.76
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $72,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4202 E Laverne St	0.11mi	3/1.0 (+1)	600 (0%)	16mo	$72,000	$120	77

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 · 4.76% rent growth · sell at horizon

5-year hold

• IRR: 10.4%
• Equity multiple: 1.42×
• Total profit: $8,833
• Equity at exit: $11,183

10-year hold

• IRR: 21.0%
• Equity multiple: 2.93×
• Total profit: $40,596
• Equity at exit: $6,485

Cash invested: $21,000 (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 73135

• Home prices YoY: -8.0%
• Rents YoY: 4.8%
• Active inventory: 89
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,080 high
• Mortgage (P&I): −$393
• Tax from tax record: −$130 /mo · $1,565/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $298

Break-even live

Break-even rent $702

Max offer price $75,000

Occupancy floor 67%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5537 S Sunnylane Rd Oklahoma City, OK	1.0–2.0	1.0–1.5	840	$850	$1.01	2d	11	0.14mi
4215 SE 53rd St Oklahoma City, OK	1.0–2.0	1.0	769	$915	$1.19	23d	1	0.27mi
4128 SE 43rd St Oklahoma City, OK	3.0	1.0	620	$1,275	$2.06	23d	1	0.87mi
4500 Cherry Hill Ln Oklahoma City, OK	1.0	1.0	650	$845	$1.30	16d	1	0.95mi
6929 S Sooner Rd Oklahoma City, OK	1.0–3.0	1.0–3.0	1085	$1,635	$1.51	1d	20	1.09mi
5707 SE 48th St Oklahoma City, OK	1.0–3.0	1.0–2.0	899	$1,267	$1.41	1d	6	1.39mi

Listing history 24 events

1. 2026-06-18
   days on market $75,000 Active 20 DOM
2. 2026-06-17
   pricedays on market $75,000 Active 19 DOM
3. 2026-06-16
   days on market $82,999 Active 18 DOM
4. 2026-06-15
   days on market $82,999 Active 17 DOM
5. 2026-06-13
   days on market $82,999 Active 15 DOM
6. 2026-06-13
   days on market $82,999 Active 14 DOM
7. 2026-06-09
   days on market $82,999 Active 11 DOM
8. 2026-06-08
   days on market $82,999 Active 10 DOM
9. 2026-06-07
   days on market $82,999 Active 9 DOM
10. 2026-06-05
    days on market $82,999 Active 6 DOM
11. 2026-06-03
    days on market $82,999 Active 5 DOM
12. 2026-06-02
    remarks 633-char remark
13. 2026-06-02
    days on market $82,999 Active 4 DOM
14. 2026-06-02
    status $82,999 Active 3 DOM
15. 2026-05-23
    status Pending
16. 2026-05-20
    listed $82,999 Active
17. 2026-05-04
    historical
18. 2026-04-15
    status Active
19. 2026-03-07
    status Active
20. 2026-01-21
    listed $134,000 Active
21. 2022-05-17
    soldstatus $32,500
22. 2022-05-13
    soldstatus $32,500 Sold 465-char remark

    Show marketing remark (465 chars)

    Buyer to verify all information. This property has 2 bedrooms with the garage converted to another room, 1 bathroom and is about 600 square feet of floor space. This property has a lot size of 0.26 acres and was built in 1951. It is being sold as is condition. The home was damaged in a fire in 2019. A fixer upper with tons of potential. A 26 feet x 30 feet concrete slab in the back for a metal building or a 2 car garage. New decking and roofing (year 2020).

23. 2022-03-23
    status Pending 465-char remark

    Show marketing remark (465 chars)

    Buyer to verify all information. This property has 2 bedrooms with the garage converted to another room, 1 bathroom and is about 600 square feet of floor space. This property has a lot size of 0.26 acres and was built in 1951. It is being sold as is condition. The home was damaged in a fire in 2019. A fixer upper with tons of potential. A 26 feet x 30 feet concrete slab in the back for a metal building or a 2 car garage. New decking and roofing (year 2020).

24. 2021-10-22
    listed $55,000 Active 465-char remark

    Show marketing remark (465 chars)

    Buyer to verify all information. This property has 2 bedrooms with the garage converted to another room, 1 bathroom and is about 600 square feet of floor space. This property has a lot size of 0.26 acres and was built in 1951. It is being sold as is condition. The home was damaged in a fire in 2019. A fixer upper with tons of potential. A 26 feet x 30 feet concrete slab in the back for a metal building or a 2 car garage. New decking and roofing (year 2020).

ⓘ 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: $1,565 · $130/mo
• Projected year-2 tax: $1,565 · $130/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 ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,962
• − Mortgage interest: −$4,201
• − Property taxes: −$1,565
• − Insurance: −$375
• − Repairs & maintenance: −$1,037
• − Management: −$1,037
• − Depreciation: −$2,182
• Taxable income: $2,565
• Est. tax owed @ 24.0%: −$616
• After-tax cash flow: $2,965/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: Midwest City-Del City
• NCES district ID: 4019950
• Math proficiency: 10% ▼ -11.00%
• Reading proficiency: 17% ▼ -8.00%
• Median HH income: $45,724
• Composite: 12.09/100
• National rank: #9658
• State rank: #231 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): 22,022
• Household income: $63,478
• Rent vs Own: 44.8% rent · 55.2% own
• Severe rent burden: 1083.0

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: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: White 41% Black 25% Hispanic / Latino 19% Two or more races 15% Asian 6% Native American 2%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 83% English-only · Spanish 11% Vietnamese 3% 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: ▼ -20.17%
• Current HPI: 232.4241
• Rent YoY: ▲ 4.76%
• 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

+50.9% since first listed

10 events — show timeline

• 2026-05-23 Pending — MLSOK
• 2026-05-20 Listed $82,999 MLSOK
• 2026-05-04 Listing Removed — MLSOK
• 2026-04-15 Relisted — MLSOK
• 2026-03-07 Relisted — MLSOK
• 2026-01-21 Listed $134,000 MLSOK
• 2022-05-17 Sold (Public Records) $32,500 Public Records
• 2022-05-13 Sold (MLS) $32,500 MLSOK
• 2022-03-23 Pending — MLSOK
• 2021-10-22 Listed $55,000 MLSOK

Property tax history

+10.6%/yr

Latest (2025): $1,565 · +3.0% YoY. Source: county tax records.