710 SE 31st St · Oklahoma City, OK 73129

$89,900

2 bd · 1.0 ba · 888 sqft · SingleFamily public records · 146 Days on market

Built 1925 6,752 sqft lot $101/sqft · 9% below area Est $98k · 9% under

---

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 +26.9/30.0
• ARV discount +11.4/15.0
• DSCR +9.3/10.0
• 1% rule +6.1/10.0
• Appreciation +5.9/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks MLS

Tenant-occupied investment property with a lease in place through June 2026, offering immediate and stable rental income. This home has been fully remodeled inside and out, providing a turnkey opportunity for investors seeking minimal maintenance and predictable cash flow. Recent updates enhance both interior and exterior appeal, making this property well-suited for buy-and-hold investors or those looking to add a stabilized asset to their portfolio. This home has a building that could be used as a garage or for extra storage. Showings will be done in consideration of tenants not being disturb excessively and do require a minimum of a 48 hour notice. **Additional photos coming soon

Key facts

• Fully remodeled
• Recent updates
• Extra storage

Tags

• FULLY REMODELED
• RECENT UPDATES
• EXTRA STORAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $250 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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: schools F, 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.
• Market conditions: 83 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals lingering (median 44d 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

• In year one you build about $2k of equity ($622 loan paydown + $2k 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 $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y 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 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
8. 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.
9. 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: 1.11% ✓
• Cap rate: 9.62%
• Cash-on-cash: 11.90%
• DSCR: 1.53
• GRM: 7.5

CMA / ARV

• ARV (median comp): $98,392
• List price: $89,900
• Delta: -8.63%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
720 SE 31st St	0.03mi	2/1.0	960 (+8%)	9mo	$80,000	$83	78
716 SE 31st St	0.01mi	3/1.0 (+1)	864 (-3%)	19mo	$123,000	$142	74
717 SE 31st St	0.03mi	2/1.0	770 (-13%)	7mo	$54,900	$71	70
633 SE 39th St	0.52mi	3/1.0 (+1)	885 (-0%)	5mo	$156,000	$176	66
206 SE 25th St	0.68mi	2/1.0	884 (-0%)	6mo	$34,000	$38	62
617 SW 35th St	0.28mi	2/1.0	776 (-13%)	6mo	$146,000	$188	60
312 SE 40th St	0.72mi	2/1.0	843 (-5%)	3mo	$160,000	$190	55
414 SE 24th St	0.58mi	2/1.0	860 (-3%)	16mo	$89,000	$103	54
420 SE 22nd St	0.72mi	2/1.0	918 (+3%)	8mo	$45,000	$49	54
316 SE Grand Blvd	0.50mi	2/1.0	1,020 (+15%)	2mo	$85,000	$83	50
313 SE 40th St	0.70mi	2/1.0	836 (-6%)	12mo	$155,900	$186	48
419 SE 23rd St	0.65mi	2/1.0	832 (-6%)	20mo	$61,000	$73	42

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: 15.6%
• Equity multiple: 1.83×
• Total profit: $20,875
• Equity at exit: $34,235

10-year hold

• IRR: 18.3%
• Equity multiple: 3.37×
• Total profit: $59,623
• Equity at exit: $48,375

Cash invested: $25,172 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,000 high
• Mortgage (P&I): −$471
• Tax from tax record: −$32 /mo · $379/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $250

Break-even live

Break-even rent $684

Max offer price $89,900

Occupancy floor 70%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
407 SE 25th St Oklahoma City, OK	3.0	1.0	896	$1,275	$1.42	44d	1	0.56mi
317 SE 24th St Oklahoma City, OK	2.0	1.0	917	$950	$1.04	4d	1	0.66mi
630 SE 21st St Oklahoma City, OK	3.0	2.0	1000	$1,095	$1.09	43d	1	0.74mi
526 SE 21st St Oklahoma City, OK	3.0	1.0	1054	$1,150	$1.09	4d	1	0.76mi
4101 S Shields Blvd Unit Shields 3B Oklahoma City, OK	3.0	2.0	957	$1,050	$1.10	23d	1	0.80mi
4101 S Shields Blvd Apt 3B Oklahoma City, OK	3.0	2.0	957	$1,025	$1.07	4d	1	0.80mi
726 SE 20th St Oklahoma City, OK	2.0	1.0	672	$1,095	$1.63	43d	1	0.81mi
1413 SE 39th St Oklahoma City, OK	3.0	1.0	1004	$1,125	$1.12	43d	1	0.83mi
109 SE 42nd St Apt A Oklahoma City, OK	2.0	1.0	800	$799	$1.00	17d	1	0.93mi
101 SE 42nd St Unit B Oklahoma City, OK	2.0	1.0	740	$645	$0.87	43d	1	0.95mi
220 SW 34th St Oklahoma City, OK	1.0	1.0	625	$725	$1.16	43d	1	1.04mi
3312 S Harvey Ave Oklahoma City, OK	2.0	1.0	840	$1,100	$1.31	20d	1	1.07mi
116 SW 23rd St Oklahoma City, OK	1.0	1.0	700	$650	$0.93	43d	1	1.07mi
115 SW 23rd St Oklahoma City, OK	1.0	1.0	750	$575	$0.77	16d	1	1.08mi
316 SW 27th St Unit 4 Oklahoma City, OK	1.0	1.0	615	$679	$1.10	11d	1	1.17mi
316 SW 27th St Unit 8 Oklahoma City, OK	1.0	1.0	615	$679	$1.10	43d	1	1.17mi
3913 S Harvey Ave Unit 2 Oklahoma City, OK	1.0	1.0	568	$900	$1.58	43d	1	1.20mi
4908 S Stiles Ave Oklahoma City, OK	2.0	1.0	600	$1,000	$1.67	43d	1	1.20mi
404 SW 26th St Unit 6 Oklahoma City, OK	1.0	1.0	600	$645	$1.07	11d	1	1.25mi
3906 S Hudson Ave Oklahoma City, OK	1.0	1.0	700	$750	$1.07	23d	1	1.26mi
1528 SE 47th Pl Oklahoma City, OK	3.0	1.0	1092	$1,300	$1.19	4d	1	1.39mi
3407 S Lee Ave Oklahoma City, OK	2.0	1.0	900	$980	$1.09	43d	1	1.41mi
3618 S Lee Ave Oklahoma City, OK	1.0	1.0	760	$850	$1.12	43d	1	1.41mi
3616 S Lee Ave Oklahoma City, OK	1.0	1.0	760	$775	$1.02	43d	1	1.41mi
540 SW 24th St #3 Oklahoma City, OK	1.0	1.0	726	$625	$0.86	43d	1	1.46mi
1528 SE 49th Ter Oklahoma City, OK	3.0	1.0	912	$1,100	$1.21	23d	1	1.47mi
709 SE 10th St Oklahoma City, OK	2.0	1.0	864	$995	$1.15	4d	1	1.48mi

Listing history 16 events

1. 2026-06-18
   days on market $89,900 Active 146 DOM
2. 2026-06-17
   days on market $89,900 Active 145 DOM
3. 2026-06-16
   days on market $89,900 Active 144 DOM
4. 2026-06-15
   days on market $89,900 Active 143 DOM
5. 2026-06-13
   days on market $89,900 Active 141 DOM
6. 2026-06-09
   days on market $89,900 Active 137 DOM
7. 2026-06-08
   days on market $89,900 Active 136 DOM
8. 2026-06-07
   days on market $89,900 Active 135 DOM
9. 2026-06-05
   days on market $89,900 Active 132 DOM
10. 2026-06-03
    days on market $89,900 Active 131 DOM
11. 2026-06-02
    days on market $89,900 Active 130 DOM
12. 2026-06-01
    days on market $89,900 Active 129 DOM
13. 2026-05-31
    days on market $89,900 Active 128 DOM
14. 2026-01-23
    listed $89,900 Active 691-char remark

    Show marketing remark (691 chars)

    Tenant-occupied investment property with a lease in place through June 2026, offering immediate and stable rental income. This home has been fully remodeled inside and out, providing a turnkey opportunity for investors seeking minimal maintenance and predictable cash flow. Recent updates enhance both interior and exterior appeal, making this property well-suited for buy-and-hold investors or those looking to add a stabilized asset to their portfolio. This home has a building that could be used as a garage or for extra storage. Showings will be done in consideration of tenants not being disturb excessively and do require a minimum of a 48 hour notice. **Additional photos coming soon

15. 2009-12-01
    historical
16. 2009-05-18
    listed $36,329

ⓘ 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: $379 · $32/mo
• Projected year-2 tax: $809 · $67/mo
• Expected delta: +$430/yr (+$36/mo · 113.2%)

ⓘ 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 5/10 Major 7 d/yr ≥107°F today · 18 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: $12,002
• − Mortgage interest: −$5,036
• − Property taxes: −$379
• − Insurance: −$450
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$2,615
• Taxable income: $1,602
• Est. tax owed @ 24.0%: −$384
• After-tax cash flow: $2,611/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

+147.5% since first listed

3 events — show timeline

• 2026-01-23 Listed $89,900 MLSOK
• 2009-12-01 Listing Removed — MLSOK
• 2009-05-18 Listed $36,329 MLSOK

Property tax history

+5.5%/yr

Latest (2025): $379 · +4.4% YoY. Source: county tax records.