8520 SW 37th St · Oklahoma City, OK 73179

$229,000

3 bd · 2.0 ba · 1,615 sqft · SingleFamily public records · 74 Days on market

Built 2000 3,881 sqft lot Est $281k · 19% under

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Why this score? — see what drove the C- 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 +16.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• 1% rule +4.0/10.0
• Livability +4.0/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Flawlessly decorated and meticulously cared for in Mustang Schools. Stroll pass the fabulous landscaping and be sure to appreciate concrete custom flowerbed border. Relaxing koi pond water feature greets you while pausing on the slate tile, covered front porch. Dramatic crown mold and engaging colors liven up the living with cozy fireplace. Tall base boards keep the look current and concrete floors are freshly buffed. Entertain in style with two dining spaces and lots of great light. Dishwasher and disposal were replaced in 2014 and great counter space in the kitchen will be ideal for dinner parties. 20” tile was professionally laid in 2015 in entry, kitchen and guest bath and bedrooms. Sony 5.1 surround sound heightens the Super Bowl party experience. New fence and roof in 2013. New carpet in master bedroom retreat in 2016. All the Pottery Barn curtain rods get to stay too.

Key facts

• Quartz countertops
• New ceiling fans
• Updated kitchen

Tags

• UPDATED KITCHEN
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• BUILT-IN SURROUND SOUND
• NEW CEILING FANS
• NEW LIGHT FIXTURES

Property features AI

Finance

• Other: Occupied; Price decreased since previous listing; Days on market: 38; Listed with Porchlight Real Estate LLC
• Financial info: Not assumable; Not eligible for special loan qualification (per listing)
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage (garage floor storm shelter)
• Utilities: No flood insurance required (per listing)
• Home design: Single family residence; One story; Residential property; Located in Winds West II
• Construction: Brick and frame construction; Composition roof; Slab foundation; Built (existing)
• Exterior features: Interior lot

Interior

• Bedrooms: 3 bedrooms (single-level home)
• Bathrooms: 2 full bathrooms
• Interior features: Gas log fireplace; Covered porch; Porch; Rain gutters

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $229k.

Deal economics

• At list price, monthly cash flow is $118 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (9.8% below list).
• Recommended offer: $207k (9.8% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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.
• Mustang (suburban): math 35% / reading 33% proficiency, ranked #28 of 270 in OK (top 10%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Prairie View Es (math 53% / reading 36%, grade F, #63 of 845 statewide, top 8%, 765 students, 0% FRL); Mustang Hs (math 28% / reading 39%, grade F, #65 of 447 statewide, top 14%, 3,756 students, 0% FRL) — zoned schools average 0% FRL vs 28% district-wide (28 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 99 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($215k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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 $146k; list at $229k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $206,592 (9.8% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.90% ✗
• Cap rate: 6.91%
• Cash-on-cash: 2.20%
• DSCR: 1.10
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $281,010
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4013 Windgate West Rd	0.15mi	3/2.0	1,536 (-5%)	2mo	$242,500	$158	83
8800 SW 44th Ter	0.37mi	3/2.0	1,568 (-3%)	2mo	$279,000	$178	76
4413 Wind Haven Dr	0.35mi	3/2.0	1,539 (-5%)	2mo	$281,500	$183	74
3920 Alnwick Ln	0.25mi	3/3.0	1,479 (-8%)	1mo	$267,000	$181	70
8716 SW 39th St	0.20mi	3/2.0	1,390 (-14%)	0mo	$242,500	$174	67
4704 Caleb St	0.57mi	4/2.0 (+1)	1,535 (-5%)	2mo	$220,000	$143	58
8820 SW 31st Ter	0.68mi	4/2.0 (+1)	1,572 (-3%)	2mo	$231,990	$148	57
8516 SW 47th Cir	0.59mi	3/2.0	1,422 (-12%)	1mo	$223,600	$157	52
8825 SW 31st Ter	0.71mi	3/2.0	1,434 (-11%)	1mo	$215,000	$150	48
8912 SW 31st Ter	0.68mi	3/2.0	1,434 (-11%)	3mo	$216,990	$151	47
9232 SW 44th Ter	0.65mi	4/2.0 (+1)	1,800 (+12%)	2mo	$341,150	$190	44
9221 SW 44th Ter	0.62mi	4/2.0 (+1)	1,851 (+15%)	1mo	$344,875	$186	41

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.8%
• Equity multiple: 0.54×
• Total profit: $-29,629
• Equity at exit: $34,145

10-year hold

• IRR: -3.8%
• Equity multiple: 0.75×
• Total profit: $-16,201
• Equity at exit: $19,800

Cash invested: $64,120 (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 73179

• Home prices YoY: -5.5%
• Active inventory: 99
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,066 high
• Mortgage (P&I): −$1,201
• Tax from tax record: −$218 /mo · $2,618/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $118

Break-even live

Break-even rent $1,917

Max offer price $229,000

Occupancy floor 89%

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4101 Western Heights Ave Oklahoma City, OK	4.0	2.5	1593	$3,500	$2.20	4d	1	0.20mi
8913 SW 42nd St Oklahoma City, OK	3.0	2.0	1492	$1,850	$1.24	23d	1	0.36mi
4517 Hunter Blvd Oklahoma City, OK	3.0	2.0	1709	$1,695	$0.99	23d	1	0.45mi
8421 SW 47th Cir Oklahoma City, OK	3.0	2.0	1244	$1,550	$1.25	14d	1	0.56mi
9308 SW 42nd St Oklahoma City, OK	4.0	2.5	2100	$2,650	$1.26	23d	1	0.64mi
8509 SW 49th Cir Oklahoma City, OK	4.0	2.0	1673	$1,750	$1.05	23d	1	0.67mi
9028 SW 46th St Oklahoma City, OK	3.0	2.0	1249	$1,525	$1.22	17d	1	0.67mi
9028 SW 46th St Oklahoma City, OK	3.0	2.0	1250	$1,575	$1.26	23d	1	0.67mi
9301 SW 44th Ter Oklahoma City, OK	4.0	2.0	1891	$2,249	$1.19	14d	1	0.67mi
9301 SW 44th Ter Oklahoma City, OK	4.0	2.0	1891	$2,249	$1.19	4d	1	0.67mi
5201 S County Line Rd Oklahoma City, OK	1.0–2.0	1.0–2.0	1031	$1,699	$1.65	3d	12	0.71mi
8517 SW 50th St Oklahoma City, OK	3.0	2.0	1653	$1,695	$1.03	23d	1	0.72mi
9207 SW 47th St Oklahoma City, OK	3.0	2.0	1340	$1,600	$1.19	23d	1	0.80mi
9356 SW 43rd St Oklahoma City, OK	4.0	2.0	1814	$2,199	$1.21	23d	1	0.81mi
4217 Siena Ridge Blvd Oklahoma City, OK	4.0	2.0	1840	$1,695	$0.92	10d	1	0.98mi
8809 SW 55th St Unit B Oklahoma City, OK	2.0	2.5	1246	$1,595	$1.28	23d	1	1.14mi
5700 Campbell Creek Dr Unit A Oklahoma City, OK	2.0	1.5	1112	$1,895	$1.70	20d	1	1.18mi
9717 SW 40th St Oklahoma City, OK	3.0	2.0	1152	$1,279	$1.11	1d	1	1.19mi
5701 Goldfinger Rd Unit A Oklahoma City, OK	2.0	2.0	1255	$1,995	$1.59	4d	1	1.22mi
5721 Campbell Creek Dr Oklahoma City, OK	2.0	1.5	1112	$1,895	$1.70	1d	1	1.22mi
5712 Goldfinger Rd Oklahoma City, OK	1.0–2.0	1.0–2.0	1116	$2,095	$1.88	1d	1	1.22mi
5705 Sanderling Rd Oklahoma City, OK	3.0	2.0	1560	$1,650	$1.06	12d	1	1.26mi
5632 Dunlin Rd Oklahoma City, OK	3.0	2.0	1319	$1,540	$1.17	4d	1	1.27mi
5809 Sanderling Rd Oklahoma City, OK	4.0	3.0	1910	$2,015	$1.05	3d	1	1.31mi
5821 Goldfinger Rd Oklahoma City, OK	2.0	1.5	1112	$1,895	$1.70	1d	1	1.31mi
9532 SW 28th St Oklahoma City, OK	3.0	2.0	1532	$1,595	$1.04	21d	1	1.34mi
9540 SW 25th St Oklahoma City, OK	3.0	2.0	1532	$1,695	$1.11	23d	1	1.43mi
9675 SW 29th St Oklahoma City, OK	3.0	2.5	1524	$1,699	$1.11	16d	1	1.45mi
2704 Fennel Rd Oklahoma City, OK	3.0	2.0	1206	$1,500	$1.24	14d	1	1.45mi

Listing history 8 events

1. 2026-04-20
   price $229,000
2. 2026-03-13
   listed $235,000 Active
3. 2016-03-28
   soldstatus $146,500
4. 2016-03-18
   soldstatus $146,500 Sold 894-char remark

   Show marketing remark (894 chars)

   Flawlessly decorated and meticulously cared for in Mustang Schools. Stroll pass the fabulous landscaping and be sure to appreciate concrete custom flowerbed border. Relaxing koi pond water feature greets you while pausing on the slate tile, covered front porch. Dramatic crown mold and engaging colors liven up the living with cozy fireplace. Tall base boards keep the look current and concrete floors are freshly buffed. Entertain in style with two dining spaces and lots of great light. Dishwasher and disposal were replaced in 2014 and great counter space in the kitchen will be ideal for dinner parties. 20” tile was professionally laid in 2015 in entry, kitchen and guest bath and bedrooms. Sony 5.1 surround sound heightens the Super Bowl party experience. New fence and roof in 2013. New carpet in master bedroom retreat in 2016. All the Pottery Barn curtain rods get to stay too.

5. 2016-02-19
   status Pending 894-char remark

   Show marketing remark (894 chars)

   Flawlessly decorated and meticulously cared for in Mustang Schools. Stroll pass the fabulous landscaping and be sure to appreciate concrete custom flowerbed border. Relaxing koi pond water feature greets you while pausing on the slate tile, covered front porch. Dramatic crown mold and engaging colors liven up the living with cozy fireplace. Tall base boards keep the look current and concrete floors are freshly buffed. Entertain in style with two dining spaces and lots of great light. Dishwasher and disposal were replaced in 2014 and great counter space in the kitchen will be ideal for dinner parties. 20” tile was professionally laid in 2015 in entry, kitchen and guest bath and bedrooms. Sony 5.1 surround sound heightens the Super Bowl party experience. New fence and roof in 2013. New carpet in master bedroom retreat in 2016. All the Pottery Barn curtain rods get to stay too.

6. 2016-02-04
   listed $145,000 Active 894-char remark

   Show marketing remark (894 chars)

   Flawlessly decorated and meticulously cared for in Mustang Schools. Stroll pass the fabulous landscaping and be sure to appreciate concrete custom flowerbed border. Relaxing koi pond water feature greets you while pausing on the slate tile, covered front porch. Dramatic crown mold and engaging colors liven up the living with cozy fireplace. Tall base boards keep the look current and concrete floors are freshly buffed. Entertain in style with two dining spaces and lots of great light. Dishwasher and disposal were replaced in 2014 and great counter space in the kitchen will be ideal for dinner parties. 20” tile was professionally laid in 2015 in entry, kitchen and guest bath and bedrooms. Sony 5.1 surround sound heightens the Super Bowl party experience. New fence and roof in 2013. New carpet in master bedroom retreat in 2016. All the Pottery Barn curtain rods get to stay too.

7. 2006-03-08
   soldstatus $114,000
8. 2000-11-27
   soldstatus $15,000

ⓘ 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: $2,618 · $218/mo
• Projected year-2 tax: $2,618 · $218/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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥106°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: $24,791
• − Mortgage interest: −$12,828
• − Property taxes: −$2,618
• − Insurance: −$1,145
• − Repairs & maintenance: −$1,983
• − Management: −$1,983
• − Depreciation: −$6,662
• Taxable loss: −$2,428
• Est. tax savings @ 24.0%: +$583
• After-tax cash flow: $1,994/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: Mustang
• NCES district ID: 4021000
• Math proficiency: 35% ▼ -10.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $67,559
• Composite: 31.21/100
• National rank: #6038
• State rank: #28 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): 8,532
• Household income: $112,656
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 144.0

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 0.65)
• Race & ethnicity: White 55% Hispanic / Latino 18% Two or more races 15% Asian 10% Black 6% Native American 1%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Slovak 3% Italian 1% Serbian 1%
• Foreign-born: 14% · Vietnam, Canada, Philippines
• Languages at home: 77% English-only · Spanish 9% Vietnamese 8% Other Asian/Pacific 2%

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: ▼ -13.22%
• Current HPI: 229.2484
• 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

+1426.7% since first listed

8 events — show timeline

• 2026-04-20 Price Changed $229,000 MLSOK
• 2026-03-13 Listed $235,000 MLSOK
• 2016-03-28 Sold (Public Records) $146,500 Public Records
• 2016-03-18 Sold (MLS) $146,500 MLSOK
• 2016-02-19 Pending — MLSOK
• 2016-02-04 Listed $145,000 MLSOK
• 2006-03-08 Sold (Public Records) $114,000 Public Records
• 2000-11-27 Sold (Public Records) $15,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $2,618 · +6.2% YoY. Source: county tax records.