220 SE 53rd St · Oklahoma City, OK 73129

$150,000

2 bd · 1.0 ba · 834 sqft · SingleFamily public records · 15 Days on market

Built 1949 7,000 sqft lot Est $111k · 35% over

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Why this score? — see what drove the F 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 +8.5/30.0
• Appreciation +5.9/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +1.7/10.0
• Schools +0.7/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Excellent Investment Opportunity in OKC! This property needs some TLC but it appears to have good bones. New roof installed in June 2025. Property is a 2 bed / 1 bath with the option of finishing the back porch conversion to add an additional 200+ SQ FT. The property has a sturdy metal 2 car carport and additional parking on side of house for up to 4 car parking. Large back yard with mutiple outbuildings for extra storage. Property to be sold As - Is with no repairs.

Key facts

• New plumbing
• New water heater
• Large laundry room

Tags

• SPACIOUS CARPORT
• EXTENDED DRIVEWAY
• NEW PLUMBING
• NEW WATER HEATER
• LARGE LAUNDRY ROOM
• QUICK ACCESS TO MAJOR HIGHWAYS

Property features AI

Finance

• Other: Existing property; Homestead not claimed
• Financial info: Listing terms: Cash or Conventional; Loan qualification: Yes
• HOA & community: No mandatory association dues

Exterior

• Parking: Concrete parking
• Security: Smoke alarm
• Utilities: Cable available; Electricity available; Natural gas available; Public water/sewer
• Home design: Single family residence; One level; Property faces north; Residential property
• Construction: Frame and masonry veneer construction; Composition roof (roof updated 2025); Conventional foundation
• Exterior features: Covered porch; Outbuildings; Interior lot

Interior

• Kitchen: Free‑standing gas range and oven; Microwave
• Bedrooms: 3 bedrooms
• Flooring: Combination flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Smoke alarm
• Interior features: Ceiling fan(s); Microwave
• Laundry & utility: Inside utility

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-133 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $127k (15.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $100k (33.3% below list).
• Recommended offer: $100k (33.3% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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: Hayes Es (math 12% / reading 8%, grade F, #711 of 845 statewide, top 87%, 450 students, 0% FRL); Classen Ms of Advanced Studies (math 35% / reading 46%, grade F, #6 of 345 statewide, top 1%, 855 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: 84 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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 $4k of equity ($1k loan paydown + $3k appreciation (1.8% local appreciation)).
• Oklahoma County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 9, paydown + projected appreciation supports a ~$32k 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 ($148k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $70k; list at $150k implies a 114% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — 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 $99,985 (33.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.67% ✗
• Cap rate: 5.23%
• Cash-on-cash: -3.80%
• DSCR: 0.83
• GRM: 12.5

CMA / ARV

• ARV (on-the-fly): $110,922
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
230 SE 50th St	0.19mi	2/1.0	868 (+4%)	0mo	$100,000	$115	84
333 SE 55th St	0.19mi	3/1.0 (+1)	857 (+3%)	2mo	$150,000	$175	80
340 SE 54th St	0.18mi	1/1.0 (-1)	812 (-3%)	18mo	$29,000	$36	67
500 SE 47th St	0.50mi	2/1.0	902 (+8%)	7mo	$80,000	$89	57
4612 S Melrose Ln	0.63mi	2/1.0	792 (-5%)	8mo	$100,000	$126	55
6305 Ashby Ter	0.73mi	3/1.0 (+1)	808 (-3%)	8mo	$119,900	$148	49
25 SW 56th St	0.42mi	2/1.0	713 (-14%)	11mo	$95,000	$133	47
5413 S Santa Fe Ave	0.34mi	3/1.5 (+1)	959 (+15%)	11mo	$190,000	$198	43
1006 SE 51st St	0.74mi	2/1.0	726 (-13%)	9mo	$110,000	$152	37
4805 S Broadway Pl	0.62mi	3/1.5 (+1)	906 (+9%)	22mo	$115,000	$127	32

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: -0.1%
• Equity multiple: 1.00×
• Total profit: $-154
• Equity at exit: $57,121

10-year hold

• IRR: 4.3%
• Equity multiple: 1.57×
• Total profit: $23,977
• Equity at exit: $80,714

Cash invested: $42,000 (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: 84
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $1,000 high
• Mortgage (P&I): −$787
• Tax from tax record: −$74 /mo · $884/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $-133

Break-even live

Break-even rent $1,168

Max offer price $126,527

Occupancy floor —

Sensitivity live

Price	-10% $-48	-5% $-90	+0% $-133	+5% $-175	+10% $-218
Rent	-10% $-212	-5% $-172	+0% $-133	+5% $-93	+10% $-54
Rate	-1.0pp $-57	-0.5pp $-95	base $-133	+0.5pp $-172	+1.0pp $-211

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4908 S Stiles Ave Oklahoma City, OK	2.0	1.0	600	$1,000	$1.67	45d	1	0.31mi
5113 S Sage Ave Oklahoma City, OK	3.0	1.5	996	$1,025	$1.03	4d	1	0.60mi
5804 S Harvey Ave Oklahoma City, OK	1.0	1.0	780	$675	$0.87	23d	1	0.66mi
6050 S Harvey Ave Apt 103 Oklahoma City, OK	2.0	1.0	780	$929	$1.19	25d	1	0.71mi
6050 S Harvey Ave Oklahoma City, OK	2.0	1.0	780	$929	$1.19	45d	1	0.71mi
101 SE 42nd St Unit B Oklahoma City, OK	2.0	1.0	740	$645	$0.87	45d	1	0.75mi
109 SE 42nd St Apt A Oklahoma City, OK	2.0	1.0	800	$799	$1.00	19d	1	0.76mi
5542 S Walker Ave Oklahoma City, OK	2.0	1.0	681	$920	$1.35	4d	1	0.78mi
338 SE 41st St Oklahoma City, OK	2.0	1.0	912	$1,099	$1.21	0d	1	0.78mi
6321 Johnnie Ter Oklahoma City, OK	3.0	1.0	850	$1,150	$1.35	45d	1	0.80mi
808 SE 61st St Oklahoma City, OK	3.0	1.0	736	$940	$1.28	45d	1	0.81mi
4101 S Shields Blvd Unit Shields 3B Oklahoma City, OK	3.0	2.0	957	$1,050	$1.10	25d	1	0.85mi
4101 S Shields Blvd Apt 3B Oklahoma City, OK	3.0	2.0	957	$1,025	$1.07	6d	1	0.85mi
6612 S Stiles Ave Oklahoma City, OK	2.0	1.0	870	$800	$0.92	45d	1	0.87mi
6513 Ashby Ter Oklahoma City, OK	3.0	2.0	1049	$1,095	$1.04	25d	1	0.88mi
311 SE 66th St Oklahoma City, OK	1.0	1.0	750	$700	$0.93	45d	1	0.89mi
311 SE 66th St Unit 6620-301 Oklahoma City, OK	2.0	1.0	870	$850	$0.98	45d	1	0.89mi
311 SE 66th St Oklahoma City, OK	1.0	1.0	750	$700	$0.93	4d	1	0.89mi
620 SW 50th St Oklahoma City, OK	2.0	1.0	977	$1,100	$1.13	4d	1	1.02mi
5909 S Lee Ave Oklahoma City, OK	1.0–2.0	1.0	775	$980	$1.26	0d	4	1.03mi
449 SW 63rd Pl Unit 6400 S Byers Oklahoma City, OK	3.0	1.0	775	$850	$1.10	25d	1	1.03mi
616 SW 59th St Unit 43 Oklahoma City, OK	2.0	1.0	775	$900	$1.16	45d	1	1.07mi
7125 S Santa Fe Ave Oklahoma City, OK	3.0	2.0	1100	$1,200	$1.09	45d	1	1.17mi
7125 S Santa Fe Ave Oklahoma City, OK	1.0	1.0	659	$765	$1.16	6d	1	1.17mi
3913 S Harvey Ave Unit 2 Oklahoma City, OK	1.0	1.0	568	$900	$1.58	45d	1	1.17mi
632 SW 44th St Oklahoma City, OK	2.0	1.0	958	$1,000	$1.04	6d	1	1.18mi
800 SW 52nd St Oklahoma City, OK	2.0	1.0	920	$995	$1.08	25d	1	1.19mi
904 SE 69th St Oklahoma City, OK	3.0	1.5	911	$1,150	$1.26	25d	1	1.20mi
1501 SE 52nd St Oklahoma City, OK	3.0	2.0	1012	$1,200	$1.19	25d	1	1.20mi
3906 S Hudson Ave Oklahoma City, OK	1.0	1.0	700	$750	$1.07	25d	1	1.23mi
1528 SE 49th Ter Oklahoma City, OK	3.0	1.0	912	$1,100	$1.21	25d	1	1.29mi
605 SE 72nd St Oklahoma City, OK	3.0	1.0	853	$990	$1.16	45d	1	1.31mi
1528 SE 47th Pl Oklahoma City, OK	3.0	1.0	1092	$1,300	$1.19	6d	1	1.34mi
220 SW 34th St Oklahoma City, OK	1.0	1.0	625	$725	$1.16	45d	1	1.37mi
5109 S Georgia Ter Oklahoma City, OK	3.0	1.0	1056	$1,395	$1.32	0d	1	1.44mi
1413 SE 39th St Oklahoma City, OK	3.0	1.0	1004	$1,125	$1.12	45d	1	1.45mi
3616 S Lee Ave Oklahoma City, OK	1.0	1.0	760	$775	$1.02	45d	1	1.48mi
3618 S Lee Ave Oklahoma City, OK	1.0	1.0	760	$850	$1.12	45d	1	1.48mi
3312 S Harvey Ave Oklahoma City, OK	2.0	1.0	840	$1,100	$1.31	22d	1	1.49mi

Listing history 7 events

1. 2026-04-17
   status Pending
2. 2026-04-02
   listed $150,000 Active
3. 2026-02-03
   soldstatus $70,000
4. 2026-01-30
   soldstatus $70,000 Closed 471-char remark

   Show marketing remark (471 chars)

   Excellent Investment Opportunity in OKC! This property needs some TLC but it appears to have good bones. New roof installed in June 2025. Property is a 2 bed / 1 bath with the option of finishing the back porch conversion to add an additional 200+ SQ FT. The property has a sturdy metal 2 car carport and additional parking on side of house for up to 4 car parking. Large back yard with mutiple outbuildings for extra storage. Property to be sold As - Is with no repairs.

5. 2026-01-21
   status Pending 471-char remark

   Show marketing remark (471 chars)

   Excellent Investment Opportunity in OKC! This property needs some TLC but it appears to have good bones. New roof installed in June 2025. Property is a 2 bed / 1 bath with the option of finishing the back porch conversion to add an additional 200+ SQ FT. The property has a sturdy metal 2 car carport and additional parking on side of house for up to 4 car parking. Large back yard with mutiple outbuildings for extra storage. Property to be sold As - Is with no repairs.

6. 2026-01-16
   listed $72,500 Active 471-char remark

   Show marketing remark (471 chars)

   Excellent Investment Opportunity in OKC! This property needs some TLC but it appears to have good bones. New roof installed in June 2025. Property is a 2 bed / 1 bath with the option of finishing the back porch conversion to add an additional 200+ SQ FT. The property has a sturdy metal 2 car carport and additional parking on side of house for up to 4 car parking. Large back yard with mutiple outbuildings for extra storage. Property to be sold As - Is with no repairs.

7. 1994-05-02
   soldstatus $12,000

ⓘ 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: $884 · $74/mo
• Projected year-2 tax: $1,350 · $112/mo
• Expected delta: +$466/yr (+$39/mo · 52.8%)

ⓘ 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: $11,998
• − Mortgage interest: −$8,402
• − Property taxes: −$884
• − Insurance: −$750
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$4,364
• Taxable loss: −$4,321
• Est. tax savings @ 24.0%: +$1,037
• After-tax cash flow: $-557/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

+1150.0% since first listed

7 events — show timeline

• 2026-04-17 Pending — MLSOK
• 2026-04-02 Listed $150,000 MLSOK
• 2026-02-03 Sold (Public Records) $70,000 Public Records
• 2026-01-30 Sold (MLS) $70,000 MLSOK
• 2026-01-21 Pending — MLSOK
• 2026-01-16 Listed $72,500 MLSOK
• 1994-05-02 Sold (Public Records) $12,000 Public Records

Property tax history

+12.7%/yr

Latest (2025): $884 · +0.2% YoY. Source: county tax records.