556 SW 52nd St · Oklahoma City, OK 73109

$150,000

3 bd · 3.0 ba · 1,512 sqft · SingleFamily public records · 15 Days on market

Built 1946 9,601 sqft lot Est $203k · 26% 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 +21.6/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.9/10.0
• 1% rule +5.4/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks MLS

Updated four bedroom home on a beautifully maintained street. Refinished wood floors in the main living room and two bedrooms. Split plan with another living area and two bedrooms on other side of home with wood-look flooring. Large lot gives you plenty of room. Owner/agent.

Key facts

• Split floor plan
• Large backyard
• 9,601 sq ft lot

Tags

• SPLIT FLOOR PLAN
• RECENTLY REMODELED BATHROOM
• LARGE BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $228 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.

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: Fillmore Es (math 4% / reading 6%, grade F, #766 of 845 statewide, top 94%, 654 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: Rents rising fast (+4.5%/yr); 85 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 5,365 units permitted in Oklahoma County in 2024 (569 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Oklahoma County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 4.5% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 20y 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 $128k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1946 — 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 $147,750 (1.5% below list)

Questions for the listing agent

1. Built in 1946 — 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: 1.04% ✓
• Cap rate: 8.12%
• Cash-on-cash: 6.51%
• DSCR: 1.29
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $202,608
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
513 SW 57th St	0.31mi	2/2.0 (-1)	1,474 (-2%)	8mo	$178,450	$121	65
623 SW 48th St	0.35mi	3/2.0	1,630 (+8%)	3mo	$274,000	$168	64
4312 S Lee Ave	0.66mi	3/2.0	1,539 (+2%)	4mo	$219,900	$143	59
813 SW 56th St	0.31mi	4/2.0 (+1)	1,393 (-8%)	6mo	$250,000	$179	58
6020 S Shartel Ave	0.51mi	3/2.0	1,629 (+8%)	6mo	$220,000	$135	54
721 SW 59th St	0.44mi	3/1.5	1,372 (-9%)	6mo	$125,000	$91	53
730 SW 49th St	0.33mi	3/1.0	1,301 (-14%)	4mo	$100,000	$77	50
300 SW 62nd St	0.67mi	3/2.0	1,608 (+6%)	8mo	$190,000	$118	47
516 SW 63rd Ter	0.68mi	3/2.0	1,370 (-9%)	10mo	$183,000	$134	41
37 SW 50th St	0.54mi	3/1.5	1,294 (-14%)	6mo	$157,500	$122	40
237 SW 62nd St	0.65mi	4/2.0 (+1)	1,638 (+8%)	8mo	$230,000	$140	40
5609 S Santa Fe Ave	0.64mi	2/1.0 (-1)	1,289 (-15%)	10mo	$130,000	$101	24

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

Projected returns pro-forma

10.0% appreciation · 4.51% rent growth · sell at horizon

5-year hold

• IRR: 29.6%
• Equity multiple: 3.35×
• Total profit: $98,626
• Equity at exit: $135,132

10-year hold

• IRR: 26.1%
• Equity multiple: 7.77×
• Total profit: $284,237
• Equity at exit: $291,417

Cash invested: $42,000 (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 73109

• Home prices YoY: 9.5%
• Rents YoY: 4.5%
• Active inventory: 85
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,564 high
• Mortgage (P&I): −$787
• Tax from tax record: −$158 /mo · $1,898/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $228

Break-even live

Break-even rent $1,275

Max offer price $150,000

Occupancy floor 80%

Sensitivity live

Price	-10% $313	-5% $270	+0% $228	+5% $185	+10% $143
Rent	-10% $104	-5% $166	+0% $228	+5% $290	+10% $351
Rate	-1.0pp $303	-0.5pp $266	base $228	+0.5pp $189	+1.0pp $149

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5413 S Lee Ave Oklahoma City, OK	3.0	2.0	1460	$2,100	$1.44	4d	1	0.09mi
733 SW 47th St Oklahoma City, OK	3.0	1.5	1228	$1,180	$0.96	26d	1	0.47mi
104 SW 50th St Oklahoma City, OK	4.0	2.0	1512	$1,595	$1.05	26d	1	0.52mi
24 SW 54th St Oklahoma City, OK	3.0	1.5	1272	$1,400	$1.10	46d	1	0.57mi
624 SW 44th St Oklahoma City, OK	2.0	1.0	1206	$1,500	$1.24	46d	1	0.59mi
1025 SW 57th St Oklahoma City, OK	4.0	1.5	1288	$1,350	$1.05	46d	1	0.61mi
4426 S Olie Ave Oklahoma City, OK	2.0	2.0	1159	$1,220	$1.05	14d	1	0.64mi
625 SW 68th St Oklahoma City, OK	3.0	2.0	1215	$1,400	$1.15	4d	1	0.99mi
1421 SW 52nd St Oklahoma City, OK	3.0	2.0	1535	$1,500	$0.98	4d	1	1.03mi
1132 SW 40th St Oklahoma City, OK	3.0	2.0	1436	$1,350	$0.94	26d	1	1.07mi
1112 SW 67th St Unit 4220 Oklahoma City, OK	3.0	2.0	1300	$1,395	$1.07	6d	1	1.14mi
521 SW 35th St Oklahoma City, OK	2.0	1.0	1320	$1,095	$0.83	0d	1	1.21mi
7125 S Santa Fe Ave Oklahoma City, OK	3.0	2.0	1100	$1,200	$1.09	46d	1	1.25mi
6144 Cielo Ter Oklahoma City, OK	3.0	2.0	1149	$1,400	$1.22	0d	1	1.43mi
321 SE 67th St Oklahoma City, OK	4.0	1.0	1286	$1,295	$1.01	46d	1	1.45mi
6052 Johnnie Ter Oklahoma City, OK	3.0	2.0	1223	$1,295	$1.06	0d	1	1.48mi
6052 Johnnie Ter Oklahoma City, OK	3.0	2.0	1223	$1,295	$1.06	6d	1	1.48mi

Listing history 32 events

1. 2026-06-21
   statusdays on market $150,000 Pending 15 DOM
2. 2026-06-18
   days on market $150,000 Active 13 DOM
3. 2026-06-17
   days on market $150,000 Active 12 DOM
4. 2026-06-16
   days on market $150,000 Active 11 DOM
5. 2026-06-15
   days on market $150,000 Active 10 DOM
6. 2026-06-13
   days on market $150,000 Active 8 DOM
7. 2026-06-09
   days on market $150,000 Active 4 DOM
8. 2026-06-08
   days on market $150,000 Active 3 DOM
9. 2026-06-07
   statusdays on marketlisting id $150,000 Active 2 DOM
10. 2025-12-31
    status Pending
11. 2025-11-07
    listed $150,000 Active
12. 2025-08-21
    historical
13. 2025-08-02
    status Active
14. 2025-08-01
    historical
15. 2025-05-03
    listed $170,000 Active
16. 2021-03-16
    soldstatus $128,500 Sold 279-char remark

    Show marketing remark (279 chars)

    Updated four bedroom home on a beautifully maintained street. Refinished wood floors in the main living room and two bedrooms. Split plan with another living area and two bedrooms on other side of home with wood-look flooring. Large lot gives you plenty of room. Owner/agent.

17. 2021-01-10
    status Pending 279-char remark

    Show marketing remark (279 chars)

    Updated four bedroom home on a beautifully maintained street. Refinished wood floors in the main living room and two bedrooms. Split plan with another living area and two bedrooms on other side of home with wood-look flooring. Large lot gives you plenty of room. Owner/agent.

18. 2021-01-05
    price $125,000 279-char remark

    Show marketing remark (279 chars)

    Updated four bedroom home on a beautifully maintained street. Refinished wood floors in the main living room and two bedrooms. Split plan with another living area and two bedrooms on other side of home with wood-look flooring. Large lot gives you plenty of room. Owner/agent.

19. 2020-11-10
    price $135,000 279-char remark

    Show marketing remark (279 chars)

    Updated four bedroom home on a beautifully maintained street. Refinished wood floors in the main living room and two bedrooms. Split plan with another living area and two bedrooms on other side of home with wood-look flooring. Large lot gives you plenty of room. Owner/agent.

20. 2020-10-26
    price $140,000 279-char remark

    Show marketing remark (279 chars)

    Updated four bedroom home on a beautifully maintained street. Refinished wood floors in the main living room and two bedrooms. Split plan with another living area and two bedrooms on other side of home with wood-look flooring. Large lot gives you plenty of room. Owner/agent.

21. 2020-10-11
    listed $150,000 Active 279-char remark

    Show marketing remark (279 chars)

    Updated four bedroom home on a beautifully maintained street. Refinished wood floors in the main living room and two bedrooms. Split plan with another living area and two bedrooms on other side of home with wood-look flooring. Large lot gives you plenty of room. Owner/agent.

22. 2020-07-30
    soldstatus $90,000
23. 2009-04-17
    soldstatus $50,000
24. 2008-12-31
    listed $55,100
25. 2008-04-22
    historical
26. 2007-10-12
    listed $80,750
27. 2007-05-03
    soldstatus $80,000
28. 2007-04-04
    listed $79,900
29. 2006-12-18
    soldstatus $40,000
30. 2006-09-16
    listed $47,900
31. 1989-09-20
    soldstatus $27,500
32. 1988-11-22
    soldstatus $27,500

ⓘ 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: $1,898 · $158/mo
• Projected year-2 tax: $1,898 · $158/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 6/10 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: $18,762
• − Mortgage interest: −$8,402
• − Property taxes: −$1,898
• − Insurance: −$750
• − Repairs & maintenance: −$1,501
• − Management: −$1,501
• − Depreciation: −$4,364
• Taxable income: $346
• Est. tax owed @ 24.0%: −$83
• After-tax cash flow: $2,652/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): 21,378
• Household income: $43,133
• Rent vs Own: 56.5% rent · 43.5% own
• Severe rent burden: 1473.0

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 0.55)
• Race & ethnicity: Hispanic / Latino 62% Two or more races 24% White 23% Black 9% Native American 5%
• Hispanic origin (detail): Mexican 58%
• Common ancestry: Italian 1% Hispanic 1% Scottish 1%
• Foreign-born: 26% · Canada
• Languages at home: 49% English-only · Spanish 50% Other Asian/Pacific 0%

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: ▲ 23.48%
• Current HPI: 270.5333
• Rent YoY: ▲ 4.51%
• 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

+445.5% since first listed

23 events — show timeline

• 2025-12-31 Pending — MLSOK
• 2025-11-07 Listed $150,000 MLSOK
• 2025-08-21 Listing Removed — MLSOK
• 2025-08-02 Relisted — MLSOK
• 2025-08-01 Listing Removed — MLSOK
• 2025-05-03 Listed $170,000 MLSOK
• 2021-03-16 Sold (MLS) $128,500 MLSOK
• 2021-01-10 Pending — MLSOK
• 2021-01-05 Price Changed $125,000 MLSOK
• 2020-11-10 Price Changed $135,000 MLSOK
• 2020-10-26 Price Changed $140,000 MLSOK
• 2020-10-11 Listed $150,000 MLSOK
• 2020-07-30 Sold (Public Records) $90,000 Public Records
• 2009-04-17 Sold (MLS) $50,000 MLSOK
• 2008-12-31 Listed $55,100 MLSOK
• 2008-04-22 Listing Removed — MLSOK
• 2007-10-12 Listed $80,750 MLSOK
• 2007-05-03 Sold (Public Records) $80,000 Public Records
• 2007-04-04 Listed $79,900 MLSOK
• 2006-12-18 Sold (MLS) $40,000 MLSOK
• 2006-09-16 Listed $47,900 MLSOK
• 1989-09-20 Sold (Public Records) $27,500 Public Records
• 1988-11-22 Sold (Public Records) $27,500 Public Records

Property tax history

+7.4%/yr

Latest (2025): $1,898 · +4.4% YoY. Source: county tax records.