700 SE 49th St · Oklahoma City, OK 73129

$172,000

2 bd · 1.0 ba · 904 sqft · SingleFamily public records · 136 Days on market

Built 1948 10,498 sqft lot $190/sqft · 84% above area Est $176k · at est.

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Why this score? — see what drove the F 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).

• ARV discount +8.6/15.0
• Cash flow +6.7/30.0
• Appreciation +5.9/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.0/10.0
• 1% rule +0.9/10.0
• Schools +0.7/10.0

Listing remarks MLS

TWO investment properties- Discover the potential of this unique property featuring two updated homes on a single lot. The first home has 3 bedrooms and 2 baths. The second home is a cozy 2-bedroom, 1-bath residence, ideal for additional income or extended family. Recent renovations enhance the appeal of both homes, making them move-in ready. Sold as-is, this property is perfect for investors looking for a versatile asset with incredible income potential. Don’t miss out—schedule a showing today!

Key facts

• Move-in ready
• Recent renovations
• Two updated homes

Tags

• TWO UPDATED HOMES
• RECENT RENOVATIONS
• MOVE-IN READY
• INCREDIBLE INCOME POTENTIAL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $172k.

Deal economics

• At list price, monthly cash flow is $-273 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $124k (28.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $101k (41.2% below list).
• Recommended offer: $101k (41.2% below list) — sets the bar for 1% rule.

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: Cesar Chavez Es (math 4% / reading 3%, grade F, #797 of 845 statewide, top 95%, 630 students, 0% FRL); Classen Ms of Advanced Studies (math 35% / reading 46%, grade F, #6 of 345 statewide, top 1%, 855 students, 0% FRL); Capitol Hill Hs (math 2% / reading 4%, grade F, #444 of 447 statewide, top 99%, 1,455 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: 84 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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

• In year one you build about $4k of equity ($1k loan paydown + $3k appreciation (1.8% local appreciation)).
• Oklahoma County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($151k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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 $73k; list at $172k implies a 136% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — 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 $101,175 (41.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 41% concession, seller financing, or rate buy-down credit?
3. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.59% ✗
• Cap rate: 4.39%
• Cash-on-cash: -6.81%
• DSCR: 0.70
• GRM: 14.2

CMA / ARV

• ARV (median comp): $176,137
• List price: $172,000
• Delta: -2.35%
• Verdict: FAIR
• Comps: 12 within 2.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
500 SE 47th St	0.18mi	2/1.0	902 (-0%)	7mo	$80,000	$89	85
333 SE 55th St	0.46mi	3/1.0 (+1)	857 (-5%)	2mo	$150,000	$175	63
809 SE 43rd St	0.45mi	3/1.0 (+1)	910 (+1%)	15mo	$145,000	$159	60
312 SE 40th St	0.68mi	2/1.0	843 (-7%)	3mo	$160,000	$190	55
633 SE 39th St	0.70mi	3/1.0 (+1)	885 (-2%)	5mo	$156,000	$176	54
504 SE 47th St	0.18mi	3/1.0 (+1)	984 (+9%)	23mo	$90,000	$91	53
220 SE 53rd St	0.51mi	3/1.0 (+1)	1,005 (+11%)	0mo	$145,000	$144	52
313 SE 40th St	0.70mi	2/1.0	836 (-8%)	12mo	$155,900	$186	44
340 SE 54th St	0.43mi	1/1.0 (-1)	812 (-10%)	18mo	$29,000	$36	43
1224 SE 51st St	0.63mi	2/1.0	844 (-7%)	22mo	$38,000	$45	41
216 SE 40th St	0.74mi	3/2.0 (+1)	1,036 (+15%)	0mo	$130,000	$125	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.1%
• Equity multiple: 0.84×
• Total profit: $-7,865
• Equity at exit: $65,499

10-year hold

• IRR: 1.7%
• Equity multiple: 1.23×
• Total profit: $10,916
• Equity at exit: $92,553

Cash invested: $48,160 (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 73129

• Home prices YoY: 0.7%
• Active inventory: 84
• Price-to-rent: 14.2×

Monthly cashflow live

• Estimated rent: $1,012 high
• Mortgage (P&I): −$902
• Tax from tax record: −$99 /mo · $1,186/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $-273

Break-even live

Break-even rent $1,358

Max offer price $123,738

Occupancy floor —

Sensitivity live

Price	-10% $-176	-5% $-225	+0% $-273	+5% $-322	+10% $-371
Rent	-10% $-353	-5% $-313	+0% $-273	+5% $-233	+10% $-193
Rate	-1.0pp $-187	-0.5pp $-229	base $-273	+0.5pp $-318	+1.0pp $-363

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: $43,000
• Closing costs: $5,160
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4908 S Stiles Ave Oklahoma City, OK	2.0	1.0	600	$1,000	$1.67	45d	1	0.37mi
109 SE 42nd St Apt A Oklahoma City, OK	2.0	1.0	800	$799	$1.00	18d	1	0.76mi
1501 SE 52nd St Oklahoma City, OK	3.0	2.0	1012	$1,200	$1.19	25d	1	0.77mi
4101 S Shields Blvd Unit Shields 3B Oklahoma City, OK	3.0	2.0	957	$1,050	$1.10	25d	1	0.77mi
4101 S Shields Blvd Apt 3B Oklahoma City, OK	3.0	2.0	957	$1,025	$1.07	5d	1	0.77mi
101 SE 42nd St Unit B Oklahoma City, OK	2.0	1.0	740	$645	$0.87	45d	1	0.78mi
1528 SE 49th Ter Oklahoma City, OK	3.0	1.0	912	$1,100	$1.21	25d	1	0.82mi
1528 SE 47th Pl Oklahoma City, OK	3.0	1.0	1092	$1,300	$1.19	5d	1	0.84mi
808 SE 61st St Oklahoma City, OK	3.0	1.0	736	$940	$1.28	45d	1	0.88mi
1413 SE 39th St Oklahoma City, OK	3.0	1.0	1004	$1,125	$1.12	45d	1	0.93mi
6321 Johnnie Ter Oklahoma City, OK	3.0	1.0	850	$1,150	$1.35	45d	1	0.99mi
5113 S Sage Ave Oklahoma City, OK	3.0	1.5	996	$1,025	$1.03	3d	1	1.04mi
6513 Ashby Ter Oklahoma City, OK	3.0	2.0	1049	$1,095	$1.04	25d	1	1.09mi
5804 S Harvey Ave Oklahoma City, OK	1.0	1.0	780	$675	$0.87	23d	1	1.19mi
6612 S Stiles Ave Oklahoma City, OK	2.0	1.0	870	$800	$0.92	45d	1	1.20mi
311 SE 66th St Oklahoma City, OK	1.0	1.0	750	$700	$0.93	45d	1	1.21mi
311 SE 66th St Unit 6620-301 Oklahoma City, OK	2.0	1.0	870	$850	$0.98	45d	1	1.21mi
311 SE 66th St Oklahoma City, OK	1.0	1.0	750	$700	$0.93	4d	1	1.21mi
6050 S Harvey Ave Apt 103 Oklahoma City, OK	2.0	1.0	780	$929	$1.19	25d	1	1.23mi
6050 S Harvey Ave Oklahoma City, OK	2.0	1.0	780	$929	$1.19	45d	1	1.23mi
5542 S Walker Ave Oklahoma City, OK	2.0	1.0	681	$920	$1.35	4d	1	1.29mi
3913 S Harvey Ave Unit 2 Oklahoma City, OK	1.0	1.0	568	$900	$1.58	45d	1	1.30mi
904 SE 69th St Oklahoma City, OK	3.0	1.5	911	$1,150	$1.26	25d	1	1.34mi
3906 S Hudson Ave Oklahoma City, OK	1.0	1.0	700	$750	$1.07	25d	1	1.37mi
220 SW 34th St Oklahoma City, OK	1.0	1.0	625	$725	$1.16	45d	1	1.41mi
620 SW 50th St Oklahoma City, OK	2.0	1.0	977	$1,100	$1.13	4d	1	1.45mi
6516 Anderson Dr Oklahoma City, OK	3.0	1.0	720	$825	$1.15	45d	1	1.48mi

Listing history 36 events

1. 2026-06-21
   days on market $172,000 Active 136 DOM
2. 2026-06-18
   days on market $172,000 Active 133 DOM
3. 2026-06-17
   days on market $172,000 Active 132 DOM
4. 2026-06-16
   days on market $172,000 Active 131 DOM
5. 2026-06-15
   days on market $172,000 Active 130 DOM
6. 2026-06-13
   days on market $172,000 Active 128 DOM
7. 2026-06-09
   days on market $172,000 Active 124 DOM
8. 2026-06-08
   days on market $172,000 Active 123 DOM
9. 2026-06-07
   days on market $172,000 Active 122 DOM
10. 2026-06-05
    days on market $172,000 Active 119 DOM
11. 2026-06-03
    days on market $172,000 Active 118 DOM
12. 2026-06-02
    days on market $172,000 Active 117 DOM
13. 2026-06-01
    days on market $172,000 Active 116 DOM
14. 2026-05-31
    days on market $172,000 Active 115 DOM
15. 2026-03-26
    price $172,000 512-char remark

    Show marketing remark (512 chars)

    TWO investment properties- Discover the potential of this unique property featuring two updated homes on a single lot. The first home has 3 bedrooms and 2 baths. The second home is a cozy 2-bedroom, 1-bath residence, ideal for additional income or extended family. Recent renovations enhance the appeal of both homes, making them move-in ready. Sold as-is, this property is perfect for investors looking for a versatile asset with incredible income potential. Don’t miss out—schedule a showing today!

16. 2026-02-03
    listed $175,000 Active 512-char remark

    Show marketing remark (512 chars)

    TWO investment properties- Discover the potential of this unique property featuring two updated homes on a single lot. The first home has 3 bedrooms and 2 baths. The second home is a cozy 2-bedroom, 1-bath residence, ideal for additional income or extended family. Recent renovations enhance the appeal of both homes, making them move-in ready. Sold as-is, this property is perfect for investors looking for a versatile asset with incredible income potential. Don’t miss out—schedule a showing today!

17. 2025-12-22
    historical
18. 2025-10-22
    price $179,000
19. 2025-09-24
    status Active
20. 2025-09-24
    price $180,000
21. 2025-09-10
    status Pending
22. 2025-08-12
    price $195,000
23. 2025-07-22
    listed $205,000 Active
24. 2025-04-18
    historical
25. 2025-03-24
    historical $1,180
26. 2025-03-06
    price $220,000
27. 2025-02-25
    price $1,180
28. 2025-02-22
    listed $1,275
29. 2025-02-20
    price $189,900
30. 2025-02-10
    price $199,900
31. 2025-02-03
    price $200,000
32. 2025-01-13
    price $214,900
33. 2024-12-16
    price $219,500
34. 2024-12-03
    listed $230,000 Active
35. 2023-10-16
    soldstatus $73,000
36. 1978-12-01
    soldstatus $20,000

ⓘ 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: $1,186 · $99/mo
• Projected year-2 tax: $1,548 · $129/mo
• Expected delta: +$362/yr (+$30/mo · 30.5%)

ⓘ 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 2/10 Low 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: $12,141
• − Mortgage interest: −$9,635
• − Property taxes: −$1,186
• − Insurance: −$860
• − Repairs & maintenance: −$971
• − Management: −$971
• − Depreciation: −$5,004
• Taxable loss: −$6,486
• Est. tax savings @ 24.0%: +$1,557
• After-tax cash flow: $-1,722/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): 20,014
• Household income: $46,670
• Rent vs Own: 49.9% rent · 50.1% own
• Severe rent burden: 611.0

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 0.61)
• Race & ethnicity: Hispanic / Latino 57% Two or more races 26% White 26% Black 9% Native American 7% Asian 1%
• Hispanic origin (detail): Mexican 53%
• Common ancestry: Italian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 24% · Canada, Dominican Republic
• Languages at home: 54% English-only · Spanish 44% Other Asian/Pacific 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: ▲ 1.75%
• Current HPI: 250.8581
• Rent YoY: —
• 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

+760.0% since first listed

22 events — show timeline

• 2026-03-26 Price Changed $172,000 MLSOK
• 2026-02-03 Listed $175,000 MLSOK
• 2025-12-22 Listing Removed — MLSOK
• 2025-10-22 Price Changed $179,000 MLSOK
• 2025-09-24 Relisted — MLSOK
• 2025-09-24 Price Changed $180,000 MLSOK
• 2025-09-10 Pending — MLSOK
• 2025-08-12 Price Changed $195,000 MLSOK
• 2025-07-22 Listed $205,000 MLSOK
• 2025-04-18 Listing Removed — MLSOK
• 2025-03-24 Rental Removed $1,180 PROPERTYWARE
• 2025-03-06 Price Changed $220,000 MLSOK
• 2025-02-25 Price Changed $1,180 PROPERTYWARE
• 2025-02-22 Listed for Rent $1,275 PROPERTYWARE
• 2025-02-20 Price Changed $189,900 MLSOK
• 2025-02-10 Price Changed $199,900 MLSOK
• 2025-02-03 Price Changed $200,000 MLSOK
• 2025-01-13 Price Changed $214,900 MLSOK
• 2024-12-16 Price Changed $219,500 MLSOK
• 2024-12-03 Listed $230,000 MLSOK
• 2023-10-16 Sold (Public Records) $73,000 Public Records
• 1978-12-01 Sold (Public Records) $20,000 Public Records

Property tax history

+12.1%/yr

Latest (2025): $1,186 · +4.4% YoY. Source: county tax records.