2201 S Central Ave · Oklahoma City, OK 73129

$79,000

4 bd · 2.0 ba · 1,034 sqft · SingleFamily public records

Built 1933 7,000 sqft lot $76/sqft · 11% above area Est $71k · 11% over ↓ 1% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.9/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.4/15.0
• Schools +0.7/10.0

Listing remarks

Great investment opportunity just south of downtown OKC and near Scissortail Park. This two-bedroom, one-bath home sits on an oversized lot with additional parking in a commercial area along a vibrant, busy street. There is a detached garage with a one-bedroom apartment upstairs. (garage apartment is 572 SF, not included in SF) This unique setup offers a blend of residential comfort amid the energy of the commercial surroundings. Ideally located just a few miles from the future MAPS 4 Multipurpose Stadium, which will anchor a new sports and entertainment district just south of Bricktown, east of Scissortail Park, near the I-40 corridor. Construction of the new stadium is slated to start in

Key facts

• 7,000 sq ft lot
• Garage
• Built 1933

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $546 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Cap rate 14.6% 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: Shidler Es (math 2% / reading 2%, grade F, #802 of 845 statewide, top 100%, 325 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: 83 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• This rent runs 35% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $2k of equity ($546 loan paydown + $1k appreciation (1.8% local appreciation)).
• Oklahoma County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.8% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 21y 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.

Risks & watch-outs

• Watch-outs: built in 1933 — 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 $79,000

Questions for the listing agent

1. Built in 1933 — 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: 1.72% ✓
• Cap rate: 14.59%
• Cash-on-cash: 29.64%
• DSCR: 2.32
• GRM: 4.8

CMA / ARV

• ARV (median comp): $70,962
• List price: $79,000
• Delta: 11.33%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
417 SE 23rd St	0.21mi	3/2.0 (-1)	1,040 (+1%)	0mo	$170,000	$163	84
107 SE 22nd St	0.17mi	3/1.5 (-1)	1,056 (+2%)	8mo	$158,000	$150	74
129 SE 23rd St	0.18mi	3/2.0 (-1)	1,116 (+8%)	3mo	$200,000	$179	71
727 SE 19th St	0.51mi	3/2.0 (-1)	1,056 (+2%)	1mo	$173,000	$164	67
501 SE 15th St	0.49mi	3/1.0 (-1)	1,019 (-2%)	2mo	$55,000	$54	64
324 SE 16th St	0.35mi	3/2.0 (-1)	1,092 (+6%)	19mo	$188,000	$172	54
220 SE 26th St	0.38mi	3/1.0 (-1)	1,063 (+3%)	20mo	$70,000	$66	52
404 SE 17th St	0.30mi	3/1.0 (-1)	912 (-12%)	11mo	$146,900	$161	48
21 SW 23rd St	0.40mi	3/1.0 (-1)	966 (-7%)	17mo	$85,000	$88	47
221 SE 27th St	0.42mi	3/1.0 (-1)	926 (-10%)	21mo	$50,000	$54	36
726 SE 18th St	0.52mi	3/1.0 (-1)	910 (-12%)	21mo	$109,100	$120	29

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: 33.3%
• Equity multiple: 2.77×
• Total profit: $39,216
• Equity at exit: $30,084

10-year hold

• IRR: 34.8%
• Equity multiple: 5.41×
• Total profit: $97,553
• Equity at exit: $42,510

Cash invested: $22,120 (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: 83
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,359 high
• Mortgage (P&I): −$414
• Tax from tax record: −$80 /mo · $957/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $546

Break-even live

Break-even rent $667

Max offer price $79,000

Occupancy floor 55%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
526 SE 21st St Oklahoma City, OK	3.0	1.0	1054	$1,150	$1.09	4d	1	0.27mi
321 SE 25th St Oklahoma City, OK	3.0	1.0	1152	$1,095	$0.95	43d	1	0.31mi
407 SE 25th St Oklahoma City, OK	3.0	1.0	896	$1,275	$1.42	44d	1	0.33mi
630 SE 21st St Oklahoma City, OK	3.0	2.0	1000	$1,095	$1.09	43d	1	0.36mi
1900 Terrace Lawn Dr Oklahoma City, OK	3.0	2.0	1415	$1,225	$0.87	2d	1	0.37mi
2701 S Phillips Ave Oklahoma City, OK	3.0	2.0	1177	$995	$0.85	23d	1	0.68mi
904 SE 34th St Oklahoma City, OK	4.0	2.0	1248	$1,495	$1.20	43d	1	1.18mi
4101 S Shields Blvd Apt 3B Oklahoma City, OK	3.0	2.0	957	$1,025	$1.07	4d	1	1.37mi
4101 S Shields Blvd Unit Shields 3B Oklahoma City, OK	3.0	2.0	957	$1,050	$1.10	23d	1	1.37mi

Listing history 10 events

1. 2026-04-13
   listed $90,000 Active 733-char remark
2. 2026-03-31
   historical
3. 2026-02-26
   price $100,000
4. 2025-12-27
   price $115,000
5. 2025-12-27
   listed $105,000 Active
6. 2024-06-01
   historical
7. 2024-01-28
   status Pending
8. 2023-12-04
   listed $89,000 Active
9. 2005-10-25
   historical
10. 2005-09-12
    listed $79,900

ⓘ 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: $957 · $80/mo
• Projected year-2 tax: $957 · $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 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: $16,304
• − Mortgage interest: −$4,425
• − Property taxes: −$957
• − Insurance: −$395
• − Repairs & maintenance: −$1,304
• − Management: −$1,304
• − Depreciation: −$2,298
• Taxable income: $5,620
• Est. tax owed @ 24.0%: −$1,349
• After-tax cash flow: $5,208/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

-1.1% since first listed

14 events — show timeline

• 2026-05-27 Listed $79,000 MLSOK
• 2026-05-27 Listing Removed — MLSOK
• 2026-05-25 Listing Removed — MLSOK
• 2026-05-22 Price Changed $79,000 MLSOK
• 2026-04-13 Listed $90,000 MLSOK
• 2026-03-31 Listing Removed — MLSOK
• 2026-02-26 Price Changed $100,000 MLSOK
• 2025-12-27 Price Changed $115,000 MLSOK
• 2025-12-27 Listed $105,000 MLSOK
• 2024-06-01 Listing Removed — MLSOK
• 2024-01-28 Pending — MLSOK
• 2023-12-04 Listed $89,000 MLSOK
• 2005-10-25 Listing Removed — MLSOK
• 2005-09-12 Listed $79,900 MLSOK

Property tax history

+5.5%/yr

Latest (2025): $957 · +4.4% YoY. Source: county tax records.