2318 SW 46th St · Oklahoma City, OK 73119

$70,000

2 bd · 2.0 ba · 1,016 sqft · SingleFamily public records · 12 Days on market

Built 1950 0.32 ac lot

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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
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits with this value-add property in Oklahoma City! Situated on a generously sized double lot, this home offers plenty of room for improvement and future potential. Whether you're an investor looking for your next renovation project or a buyer ready to create something special, the possibilities here are extensive. The large lot provides flexibility for outdoor living, additional parking, expansion opportunities, or future development potential. Conveniently located with easy access to shopping, dining, schools, and major highways, this property combines a desirable location with significant upside. Bring your vision and creativity to transform this property into a standout in

Key facts

• Double lot
• Large lot
• Additional parking

Tags

• DOUBLE LOT
• LARGE LOT
• OUTDOOR LIVING
• ADDITIONAL PARKING
• EXPANSION OPPORTUNITIES
• FUTURE DEVELOPMENT POTENTIAL

Property features AI

Finance

• Other: Living area reported as 1,016 (assessor)
• Financial info: Loan qualification available; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Utilities: Homestead not indicated
• Home design: Single family residence; One level; Residential property
• Construction: Brick and frame construction; Composition roof; Combination foundation; Existing property
• Exterior features: Covered porch; Outbuildings; Interior lot

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: One living area; No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $427 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Cap rate 13.6% 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: Coolidge Es (math 4% / reading 7%, grade F, #763 of 845 statewide, top 91%, 505 students, 0% FRL); U. S. Grant Hs (math 2% / reading 7%, grade F, #442 of 447 statewide, top 99%, 1,594 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 (+1.1%/yr); 95 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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

• Local home prices are declining (-3.0%/yr); year-one equity from $484 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 + 1.1% rent growth), your $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $20k; list at $70k implies a 250% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $70,000

Questions for the listing agent

1. Built in 1950 — 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: 1.54% ✓
• Cap rate: 13.62%
• Cash-on-cash: 26.17%
• DSCR: 2.16
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $141,224
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2341 SW 50th St	0.25mi	3/1.0 (+1)	950 (-6%)	4mo	$124,000	$131	65
2520 SW 45th St	0.28mi	3/1.0 (+1)	935 (-8%)	0mo	$129,750	$139	65
2436 SW 53rd St	0.53mi	3/1.0 (+1)	999 (-2%)	4mo	$144,000	$144	60
5516 S Agnew Ave	0.59mi	3/1.0 (+1)	999 (-2%)	3mo	$145,500	$146	59
1428 SW 44th St	0.63mi	3/1.0 (+1)	992 (-2%)	1mo	$132,400	$133	57
2401 SW 54th St	0.54mi	3/1.0 (+1)	935 (-8%)	0mo	$177,000	$189	52
1648 SW 40th St	0.53mi	3/1.0 (+1)	939 (-8%)	4mo	$125,000	$133	50
2633 Texoma Dr	0.44mi	3/1.0 (+1)	884 (-13%)	3mo	$156,800	$177	46
1405 SW 44th St	0.70mi	3/1.0 (+1)	1,085 (+7%)	1mo	$120,000	$111	46
1448 Lafayette Dr	0.64mi	3/1.0 (+1)	1,107 (+9%)	1mo	$164,000	$148	45
1420 Williams Dr	0.62mi	2/1.0	867 (-15%)	2mo	$120,100	$139	41
1404 Lafayette Dr	0.71mi	2/2.0	1,158 (+14%)	5mo	$109,500	$95	40

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 · 1.13% rent growth · sell at horizon

5-year hold

• IRR: 17.9%
• Equity multiple: 1.71×
• Total profit: $13,872
• Equity at exit: $10,437

10-year hold

• IRR: 25.1%
• Equity multiple: 3.00×
• Total profit: $39,197
• Equity at exit: $6,052

Cash invested: $19,600 (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 73119

• Home prices YoY: -14.4%
• Rents YoY: 1.1%
• Active inventory: 95
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,075 high
• Mortgage (P&I): −$367
• Tax from tax record: −$25 /mo · $303/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $427

Break-even live

Break-even rent $534

Max offer price $70,000

Occupancy floor 55%

Sensitivity live

Price	-10% $467	-5% $447	+0% $427	+5% $408	+10% $388
Rent	-10% $343	-5% $385	+0% $427	+5% $470	+10% $512
Rate	-1.0pp $463	-0.5pp $445	base $427	+0.5pp $409	+1.0pp $391

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2500 SW 48th St Oklahoma City, OK	2.0	1.0	1096	$1,050	$0.96	45d	1	0.28mi
4330 S Barnes Ave Oklahoma City, OK	1.0–3.0	1.0–2.0	860	$937	$1.09	5d	9	0.29mi
2128 SW 41st St Oklahoma City, OK	2.0	1.0	860	$820	$0.95	3d	1	0.37mi
2612 SW 41st St Oklahoma City, OK	3.0	1.0	1164	$1,200	$1.03	25d	1	0.46mi
2119 SW 39th St Oklahoma City, OK	1.0–2.0	1.0	675	$909	$1.35	45d	1	0.54mi
2336 SW Grand Blvd Oklahoma City, OK	2.0	1.0	770	$995	$1.29	45d	1	0.59mi
2741 SW Murray Dr Oklahoma City, OK	3.0	1.0	949	$1,395	$1.47	3d	1	0.60mi
2640 SW 38th St Oklahoma City, OK	3.0	2.0	944	$1,050	$1.11	3d	1	0.66mi
5609 S Rockwood Ave Oklahoma City, OK	3.0	1.0	1198	$1,075	$0.90	25d	1	0.67mi
2801 SW 51st St Oklahoma City, OK	2.0	1.0	840	$1,025	$1.22	3d	1	0.68mi
2140 SW 35th St Oklahoma City, OK	3.0	2.0	976	$1,300	$1.33	45d	1	0.70mi
1338 South Dr Oklahoma City, OK	2.0	1.0	720	$1,150	$1.60	17d	1	0.76mi
2741 SW 54th Pl Oklahoma City, OK	3.0	2.0	1059	$1,249	$1.18	3d	1	0.81mi
2641 SW 57th St Oklahoma City, OK	3.0	1.5	1269	$1,320	$1.04	45d	1	0.85mi
1329 SW Grand Blvd Oklahoma City, OK	2.0	1.0	858	$1,050	$1.22	45d	1	0.96mi
1132 SW 40th St Oklahoma City, OK	3.0	2.0	1436	$1,350	$0.94	25d	1	0.99mi
2945 SW 54th St Oklahoma City, OK	3.0	1.5	1424	$1,295	$0.91	45d	1	1.00mi
5617 S May Ave Oklahoma City, OK	1.0–3.0	1.5	1000	$839	$0.84	25d	1	1.00mi
2120 SW 61st St Oklahoma City, OK	3.0	1.0	1101	$1,200	$1.09	45d	1	1.08mi
2814 SW 59th St Oklahoma City, OK	2.0	1.5	1150	$1,085	$0.94	45d	1	1.11mi
1402 SW 59th St Unit 3202 Oklahoma City, OK	2.0	1.0	950	$865	$0.91	25d	1	1.11mi
1402 SW 59th St Apt 3201 Oklahoma City, OK	2.0	1.0	950	$865	$0.91	45d	1	1.11mi
1433 SW 60th St Oklahoma City, OK	3.0	2.0	942	$1,400	$1.49	45d	1	1.12mi
1402 SW 59th St Apt 1112 Oklahoma City, OK	2.0	1.5	925	$980	$1.06	45d	1	1.12mi
1004 SW 45th St Oklahoma City, OK	2.0	1.0	756	$950	$1.26	25d	1	1.14mi
5901 S May Ave Unit 086 LI Oklahoma City, OK	2.0	2.0	859	$945	$1.10	21d	1	1.17mi
5901 S May Ave Apt 38 Oklahoma City, OK	2.0	2.0	859	$1,288	$1.50	45d	1	1.17mi
5901 S May Ave Unit 090 Oklahoma City, OK	2.0	2.0	859	$945	$1.10	45d	1	1.17mi
5901 S May Ave Unit 058- Up Oklahoma City, OK	2.0	2.0	859	$945	$1.10	3d	1	1.17mi
5901 S May Ave Unit 105 Oklahoma City, OK	2.0	2.0	859	$995	$1.16	3d	1	1.17mi
5901 S May Ave Unit 089 VLI Oklahoma City, OK	2.0	2.0	859	$999	$1.16	45d	1	1.17mi
5901 S May Ave Apt 55 Oklahoma City, OK	2.0	2.0	859	$995	$1.16	45d	1	1.17mi
5901 S May Ave Unit 006 Oklahoma City, OK	2.0	2.0	859	$949	$1.10	45d	1	1.17mi
2824 SW 59th St Oklahoma City, OK	2.0	2.0	1150	$1,085	$0.94	45d	1	1.18mi
2824 SW 59th St Oklahoma City, OK	2.0	2.0	1150	$1,085	$0.94	25d	1	1.18mi
1432 SW 61st Ter Oklahoma City, OK	3.0	1.5	891	$1,145	$1.29	45d	1	1.23mi
5901 S May Ave Unit 004 VLI Up Oklahoma City, OK	2.0	2.0	859	$986	$1.15	45d	1	1.25mi
1116 SW 59th St Oklahoma City, OK	1.0	1.0	750	$850	$1.13	45d	1	1.33mi
1344 SW 62nd St Oklahoma City, OK	3.0	1.0	878	$1,300	$1.48	3d	1	1.33mi
2813 SW 62nd St Oklahoma City, OK	3.0	1.5	1001	$1,400	$1.40	25d	1	1.34mi

Listing history 8 events

1. 2026-06-16
   status $70,000 Pending 12 DOM
2. 2026-06-15
   days on market $70,000 Active 12 DOM
3. 2026-06-13
   pricedays on market $70,000 Active 10 DOM
4. 2026-06-09
   days on market $95,000 Active 6 DOM
5. 2026-06-08
   days on market $95,000 Active 5 DOM
6. 2026-06-07
   days on market $95,000 Active 4 DOM
7. 2026-06-05
   remarks 699-char remark
8. 2026-06-05
   listed $95,000 Active 1 DOM

ⓘ 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: $303 · $25/mo
• Projected year-2 tax: $630 · $52/mo
• Expected delta: +$327/yr (+$27/mo · 107.7%)

ⓘ 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: $12,895
• − Mortgage interest: −$3,921
• − Property taxes: −$303
• − Insurance: −$350
• − Repairs & maintenance: −$1,032
• − Management: −$1,032
• − Depreciation: −$2,036
• Taxable income: $4,221
• Est. tax owed @ 24.0%: −$1,013
• After-tax cash flow: $4,116/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): 30,398
• Household income: $45,421
• Rent vs Own: 49.9% rent · 50.1% own
• Severe rent burden: 1221.0

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: Majority Hispanic (63%)
• Race & ethnicity: Hispanic / Latino 63% Two or more races 24% White 24% Native American 7% Black 6%
• Hispanic origin (detail): Mexican 58%
• Common ancestry: Slovak 1% Lithuanian 1%
• Foreign-born: 28% · Canada
• Languages at home: 45% English-only · Spanish 54%

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: ▼ -50.15%
• Current HPI: 297.1117
• Rent YoY: ▲ 1.13%
• 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

+375.0% since first listed

2 events — show timeline

• 2026-06-03 Listed $95,000 MLSOK
• 1992-08-07 Sold (Public Records) $20,000 Public Records

Property tax history

+0.3%/yr

Latest (2025): $303 · -0.6% YoY. Source: county tax records.