2414 S Broadway Ave · Oklahoma City, OK 73109

$58,500

2 bd · 1.0 ba · 982 sqft · SingleFamily public records · 15 Days on market

Built 1920 2,500 sqft lot Est $101k · 42% under

---

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

Listing remarks

Investor Special – Bring Your Vision! Complete rehab needed. With renovated properties in the area selling around $140/SF, this property presents an excellent opportunity for investors, flippers, or landlords looking to add value. Affordable purchase price, strong upside potential, and plenty of opportunity to maximize returns. Contact us today for more information!

Key facts

• 2,500 sq ft lot
• Built 1920
• Listed 15 days

Property features AI

Finance

• Other: Legal addition: Capitol Hill Add; Storm shelter not present; Property is not historically designated; Directions available from listing agent
• Financial info: Not assumable; Loan qualification unknown; Current price listed (per source) but financial details otherwise limited
• HOA & community: No mandatory association dues

Exterior

• Home design: Single family residence; Two levels; Faces east; Existing property; Homestead status claimed
• Construction: Frame construction; Shingle roof; Slab foundation; Built as existing (no model home)
• Exterior features: No notable exterior features listed; Infill lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating; No cooling
• Interior features: One living area; No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $58k.

Deal economics

• At list price, monthly cash flow is $292 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($846 rent vs $58k).
• Recommended offer: $58k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.3% 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: Southeast Hs (math 8% / reading 17%, grade F, #355 of 447 statewide, top 80%, 854 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); 83 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $6k of equity ($404 loan paydown + $6k 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 $16k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$37k 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 ($58k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $57,622 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — 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: 1.45% ✓
• Cap rate: 12.28%
• Cash-on-cash: 21.37%
• DSCR: 1.95
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $101,146
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21 SW 23rd St	0.06mi	3/1.0 (+1)	966 (-2%)	17mo	$85,000	$88	75
313 SW 23rd St	0.28mi	2/1.0	928 (-6%)	3mo	$61,000	$66	75
206 SE 25th St	0.35mi	2/1.0	884 (-10%)	6mo	$34,000	$38	62
107 SE 22nd St	0.27mi	3/1.5 (+1)	1,056 (+8%)	8mo	$158,000	$150	61
717 SW 25th St	0.73mi	2/1.0	926 (-6%)	2mo	$70,000	$76	55
420 SE 22nd St	0.58mi	2/1.0	918 (-6%)	8mo	$45,000	$49	55
417 SE 23rd St	0.56mi	3/2.0 (+1)	1,040 (+6%)	0mo	$170,000	$163	55
629 SW 24th St	0.62mi	3/1.0 (+1)	962 (-2%)	12mo	$50,000	$52	52
129 SE 23rd St	0.29mi	3/2.0 (+1)	1,116 (+14%)	3mo	$200,000	$179	52
404 SE 17th St	0.70mi	3/1.0 (+1)	912 (-7%)	11mo	$146,900	$161	41
414 SE 24th St	0.55mi	2/1.0	860 (-12%)	16mo	$89,000	$103	40
324 SE 16th St	0.71mi	3/2.0 (+1)	1,092 (+11%)	19mo	$188,000	$172	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: 41.0%
• Equity multiple: 4.16×
• Total profit: $51,741
• Equity at exit: $52,701

10-year hold

• IRR: 36.0%
• Equity multiple: 9.58×
• Total profit: $140,562
• Equity at exit: $113,653

Cash invested: $16,380 (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: 83
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $846 high
• Mortgage (P&I): −$307
• Tax from tax record: −$45 /mo · $543/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $292

Break-even live

Break-even rent $476

Max offer price $58,500

Occupancy floor 61%

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: $14,625
• Closing costs: $1,755
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
116 SW 23rd St Oklahoma City, OK	1.0	1.0	700	$650	$0.93	43d	1	0.07mi
115 SW 23rd St Oklahoma City, OK	1.0	1.0	750	$575	$0.77	16d	1	0.07mi
316 SW 27th St Unit 4 Oklahoma City, OK	1.0	1.0	615	$679	$1.10	11d	1	0.40mi
316 SW 27th St Unit 8 Oklahoma City, OK	1.0	1.0	615	$679	$1.10	43d	1	0.40mi
404 SW 26th St Unit 6 Oklahoma City, OK	1.0	1.0	600	$645	$1.07	11d	1	0.41mi
317 SE 24th St Oklahoma City, OK	2.0	1.0	917	$950	$1.04	4d	1	0.46mi
540 SW 24th St #3 Oklahoma City, OK	1.0	1.0	726	$625	$0.86	43d	1	0.53mi
407 SE 25th St Oklahoma City, OK	3.0	1.0	896	$1,275	$1.42	44d	1	0.54mi
3312 S Harvey Ave Oklahoma City, OK	2.0	1.0	840	$1,100	$1.31	20d	1	0.68mi
526 SE 21st St Oklahoma City, OK	3.0	1.0	1054	$1,150	$1.09	4d	1	0.68mi
630 SE 21st St Oklahoma City, OK	3.0	2.0	1000	$1,095	$1.09	43d	1	0.77mi
220 SW 34th St Oklahoma City, OK	1.0	1.0	625	$725	$1.16	43d	1	0.78mi
3407 S Lee Ave Oklahoma City, OK	2.0	1.0	900	$980	$1.09	43d	1	0.89mi
726 SE 20th St Oklahoma City, OK	2.0	1.0	672	$1,095	$1.63	43d	1	0.91mi
900 Hangar Dr Oklahoma City, OK	2.0	1.0–2.0	743	$2,075	$2.79	1d	37	1.00mi
3618 S Lee Ave Oklahoma City, OK	1.0	1.0	760	$850	$1.12	43d	1	1.00mi
3616 S Lee Ave Oklahoma City, OK	1.0	1.0	760	$775	$1.02	43d	1	1.00mi
934 Hangar Dr Unit 3 Oklahoma City, OK	2.0	2.0	864	$1,550	$1.79	43d	1	1.04mi
934 Hangar Dr Unit 7 Oklahoma City, OK	1.0	1.0	635	$1,500	$2.36	44d	1	1.04mi
934 Hangar Dr Unit 1 Oklahoma City, OK	1.0	1.0	591	$1,300	$2.20	17d	1	1.04mi
3913 S Harvey Ave Unit 2 Oklahoma City, OK	1.0	1.0	568	$900	$1.58	43d	1	1.06mi
3906 S Hudson Ave Oklahoma City, OK	1.0	1.0	700	$750	$1.07	23d	1	1.06mi
1056 Hangar Dr Oklahoma City, OK	2.0	1.5	844	$2,400	$2.84	43d	1	1.18mi
4101 S Shields Blvd Apt 3B Oklahoma City, OK	3.0	2.0	957	$1,025	$1.07	4d	1	1.20mi
4101 S Shields Blvd Unit Shields 3B Oklahoma City, OK	3.0	2.0	957	$1,050	$1.10	23d	1	1.20mi
709 SE 10th St Oklahoma City, OK	2.0	1.0	864	$995	$1.15	4d	1	1.27mi
109 SE 42nd St Apt A Oklahoma City, OK	2.0	1.0	800	$799	$1.00	17d	1	1.28mi
101 SE 42nd St Unit B Oklahoma City, OK	2.0	1.0	740	$645	$0.87	43d	1	1.29mi

Listing history 10 events

1. 2026-06-18
   days on market $58,500 Active 15 DOM
2. 2026-06-17
   days on market $58,500 Active 14 DOM
3. 2026-06-16
   days on market $58,500 Active 13 DOM
4. 2026-06-15
   days on market $58,500 Active 12 DOM
5. 2026-06-13
   days on market $58,500 Active 10 DOM
6. 2026-06-09
   days on market $58,500 Active 6 DOM
7. 2026-06-08
   days on market $58,500 Active 5 DOM
8. 2026-06-07
   days on market $58,500 Active 4 DOM
9. 2026-06-03
   remarks 368-char remark
10. 2026-06-03
    listed $58,500 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: $543 · $45/mo
• Projected year-2 tax: $543 · $45/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: $10,149
• − Mortgage interest: −$3,277
• − Property taxes: −$543
• − Insurance: −$292
• − Repairs & maintenance: −$812
• − Management: −$812
• − Depreciation: −$1,702
• Taxable income: $2,711
• Est. tax owed @ 24.0%: −$651
• After-tax cash flow: $2,850/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

1 event — show timeline

• 2026-06-03 Listed $58,500 MLSOK

Property tax history

+13.6%/yr

Latest (2025): $543 · +4.4% YoY. Source: county tax records.