5818 S Eggleston Ave · Oklahoma City, OK 73109

$155,000

3 bd · 1.0 ba · 1,047 sqft · SingleFamily public records · 37 Days on market

Built 1955 6,721 sqft lot Est $162k · at est.

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Why this score? — see what drove the D+ 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 +10.2/30.0
• Appreciation +10.0/10.0
• ARV discount +9.5/15.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Schools +0.7/10.0

Listing remarks

Welcome to 5818 S Eggleston Ave — a beautifully remodeled 3 bedroom, 1 bathroom home offering a functional layout with fresh finishes throughout. Recent updates include a new roof, providing added peace of mind. The home also features a 1-car garage for everyday convenience. Conveniently located near shopping, dining, and major amenities, this move-in-ready home is a great opportunity to own. Seller is also a licensed agent.

Key facts

• Remodeled
• 1-car garage
• New roof

Tags

• REMODELED
• NEW ROOF
• 1-CAR GARAGE
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $-89 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $139k (10.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $115k (26.0% below list).
• Recommended offer: $115k (26.0% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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.
• 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).
• This rent runs 32% of the median local income ($43k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Oklahoma County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $95k; list at $155k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $114,691 (26.0% 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 37 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
8. 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.
9. 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.
10. 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: 0.74% ✗
• Cap rate: 5.60%
• Cash-on-cash: -2.47%
• DSCR: 0.89
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $162,285
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5400 S Broadway Ave	0.27mi	3/1.5	1,030 (-2%)	2mo	$168,000	$163	81
5404 S Broadway Ave	0.26mi	3/1.5	1,076 (+3%)	2mo	$173,000	$161	80
5309 S Santa Fe Ave	0.32mi	3/1.5	1,049 (+0%)	6mo	$139,000	$133	78
220 SE 53rd St	0.46mi	3/1.0	1,005 (-4%)	0mo	$145,000	$144	72
6301 S Broadway Ave	0.29mi	3/1.5	1,132 (+8%)	2mo	$189,900	$168	69
432 SW 63rd Pl	0.56mi	3/1.5	1,132 (+8%)	4mo	$176,000	$155	55
322 SE 55th St	0.52mi	3/2.0	1,128 (+8%)	5mo	$174,500	$155	55
4816 S Hudson Ave	0.73mi	2/1.0 (-1)	1,070 (+2%)	6mo	$165,000	$154	52
5304 S Byers Ave	0.64mi	3/1.0	1,120 (+7%)	10mo	$150,000	$134	50
6100 S Shartel Ave	0.73mi	3/2.0	1,098 (+5%)	7mo	$175,000	$159	48
321 SE 49th St	0.74mi	2/1.0 (-1)	1,126 (+8%)	4mo	$95,000	$84	44
6141 Cielo Ter	0.72mi	3/2.0	1,187 (+13%)	2mo	$150,000	$126	39

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: 22.9%
• Equity multiple: 2.85×
• Total profit: $80,476
• Equity at exit: $139,636

10-year hold

• IRR: 20.8%
• Equity multiple: 6.65×
• Total profit: $245,213
• Equity at exit: $301,131

Cash invested: $43,400 (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: 11.3×

Monthly cashflow live

• Estimated rent: $1,147 high
• Mortgage (P&I): −$813
• Tax from tax record: −$118 /mo · $1,414/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $-89

Break-even live

Break-even rent $1,260

Max offer price $139,244

Occupancy floor —

Sensitivity live

Price	-10% $-1	-5% $-45	+0% $-89	+5% $-133	+10% $-177
Rent	-10% $-180	-5% $-134	+0% $-89	+5% $-44	+10% $1
Rate	-1.0pp $-11	-0.5pp $-50	base $-89	+0.5pp $-129	+1.0pp $-170

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24 SW 54th St Oklahoma City, OK	3.0	1.5	1272	$1,400	$1.10	45d	1	0.21mi
6050 S Harvey Ave Apt 103 Oklahoma City, OK	2.0	1.0	780	$929	$1.19	25d	1	0.27mi
6050 S Harvey Ave Oklahoma City, OK	2.0	1.0	780	$929	$1.19	45d	1	0.27mi
5542 S Walker Ave Oklahoma City, OK	2.0	1.0	681	$920	$1.35	4d	1	0.42mi
5113 S Sage Ave Oklahoma City, OK	3.0	1.5	996	$1,025	$1.03	3d	1	0.49mi
449 SW 63rd Pl Unit 6400 S Byers Oklahoma City, OK	3.0	1.0	775	$850	$1.10	25d	1	0.59mi
5909 S Lee Ave Oklahoma City, OK	1.0–2.0	1.0	775	$980	$1.26	5d	5	0.64mi
616 SW 59th St Unit 43 Oklahoma City, OK	2.0	1.0	775	$900	$1.16	45d	1	0.66mi
5413 S Lee Ave Oklahoma City, OK	3.0	2.0	1460	$2,100	$1.44	4d	1	0.71mi
6612 S Stiles Ave Oklahoma City, OK	2.0	1.0	870	$800	$0.92	45d	1	0.73mi
6144 Cielo Ter Oklahoma City, OK	3.0	2.0	1149	$1,450	$1.26	4d	1	0.75mi
311 SE 66th St Unit 6620-301 Oklahoma City, OK	2.0	1.0	870	$850	$0.98	45d	1	0.76mi
6052 Johnnie Ter Oklahoma City, OK	3.0	2.0	1223	$1,295	$1.06	5d	1	0.80mi
620 SW 50th St Oklahoma City, OK	2.0	1.0	977	$1,100	$1.13	4d	1	0.82mi
321 SE 67th St Oklahoma City, OK	4.0	1.0	1286	$1,295	$1.01	45d	1	0.82mi
7125 S Santa Fe Ave Oklahoma City, OK	3.0	2.0	1100	$1,200	$1.09	45d	1	0.83mi
6321 Johnnie Ter Oklahoma City, OK	3.0	1.0	850	$1,150	$1.35	45d	1	0.84mi
6513 Ashby Ter Oklahoma City, OK	3.0	2.0	1049	$1,095	$1.04	25d	1	0.86mi
6413 S Lindsay Ave Oklahoma City, OK	3.0	1.0	1150	$1,150	$1.00	45d	1	0.91mi
800 SW 52nd St Oklahoma City, OK	2.0	1.0	920	$995	$1.08	25d	1	0.92mi
808 SE 61st St Oklahoma City, OK	3.0	1.0	736	$940	$1.28	45d	1	0.93mi
625 SW 68th St Oklahoma City, OK	3.0	2.0	1215	$1,400	$1.15	4d	1	0.98mi
101 SE 42nd St Unit B Oklahoma City, OK	2.0	1.0	740	$645	$0.87	45d	1	1.02mi
109 SE 42nd St Apt A Oklahoma City, OK	2.0	1.0	800	$799	$1.00	18d	1	1.03mi
733 SW 47th St Oklahoma City, OK	3.0	1.5	1228	$1,180	$0.96	25d	1	1.07mi
624 SW 44th St Oklahoma City, OK	2.0	1.0	1206	$1,500	$1.24	45d	1	1.09mi
632 SW 44th St Oklahoma City, OK	2.0	1.0	958	$1,000	$1.04	5d	1	1.10mi
7255 S Walker Ave Oklahoma City, OK	2.0	2.0	850	$949	$1.12	3d	1	1.12mi
6111 S Klein Ave Oklahoma City, OK	2.0–3.0	1.0	617	$900	$1.46	5d	3	1.13mi
4101 S Shields Blvd Apt 3B Oklahoma City, OK	3.0	2.0	957	$1,025	$1.07	5d	1	1.15mi
4101 S Shields Blvd Unit Shields 3B Oklahoma City, OK	3.0	2.0	957	$1,050	$1.10	25d	1	1.15mi
1004 SW 62nd St Oklahoma City, OK	3.0	1.0	968	$1,295	$1.34	5d	1	1.16mi
1025 SW 57th St Oklahoma City, OK	4.0	1.5	1288	$1,350	$1.05	45d	1	1.17mi
904 SE 69th St Oklahoma City, OK	3.0	1.5	911	$1,150	$1.26	25d	1	1.19mi
4426 S Olie Ave Oklahoma City, OK	2.0	2.0	1159	$1,220	$1.05	13d	1	1.20mi
605 SE 72nd St Oklahoma City, OK	3.0	1.0	853	$990	$1.16	45d	1	1.21mi
1020 SW 65th St Oklahoma City, OK	3.0	1.0	956	$1,330	$1.39	45d	1	1.27mi
1004 SW 45th St Oklahoma City, OK	2.0	1.0	756	$950	$1.26	25d	1	1.37mi
1112 SW 67th St Unit 4220 Oklahoma City, OK	3.0	2.0	1300	$1,395	$1.07	5d	1	1.44mi
717 Santa Rosa Dr Oklahoma City, OK	1.0–3.0	1.0–1.5	1025	$1,300	$1.27	3d	42	1.49mi

Listing history 4 events

1. 2026-01-24
   status Pending
2. 2025-12-18
   listed $155,000 Active
3. 2024-09-06
   soldstatus $95,000
4. 1991-12-17
   soldstatus $23,000

ⓘ 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: $1,414 · $118/mo
• Projected year-2 tax: $1,414 · $118/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: $13,763
• − Mortgage interest: −$8,682
• − Property taxes: −$1,414
• − Insurance: −$775
• − Repairs & maintenance: −$1,101
• − Management: −$1,101
• − Depreciation: −$4,509
• Taxable loss: −$3,820
• Est. tax savings @ 24.0%: +$917
• After-tax cash flow: $-154/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

+573.9% since first listed

4 events — show timeline

• 2026-01-24 Pending — MLSOK
• 2025-12-18 Listed $155,000 MLSOK
• 2024-09-06 Sold (Public Records) $95,000 Public Records
• 1991-12-17 Sold (Public Records) $23,000 Public Records

Property tax history

+6.3%/yr

Latest (2025): $1,414 · +37.0% YoY. Source: county tax records.