2932 SW 51st St · Oklahoma City, OK 73119

$135,000

3 bd · 1.0 ba · 925 sqft · SingleFamily public records · 172 Days on market

Built 1954 9,169 sqft lot Est $135k · at est.

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Why this score? — see what drove the D 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 +16.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• Livability +4.0/5.0
• 1% rule +3.6/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home! This well-maintained single-family residence offers three comfortable bedrooms and one full bath in a smart, efficient layout. Recent exterior and interior updates — including brand-new roof and siding plus new laminated flooring throughout — provide both curb appeal and low-maintenance living. A reinforced storm shelter offers peace of mind, and easy backyard access leads to a generous, private rear yard ideal for pets, play, or weekend gatherings. Located just off I-240 at S May & SW 51st, you’ll enjoy quick access to highways, shopping and everyday conveniences while still having a quiet, residential feel. A fantastic opportunity for first-time buyer

Key facts

• 9,169 sq ft lot
• Built 1954
• Listed 172 days

Property features AI

Finance

• Other: Property is existing (not new construction)
• Financial info: Assumable loans: No; Loan qualification: Yes
• HOA & community: No mandatory association dues

Exterior

• Home design: Single-family residence; One-level; North-facing; Residential property
• Construction: Composition roof (new 2025); Low E windows; Other construction materials; Conventional foundation
• Exterior features: Covered porch; Exterior storage; Interior lot; Above-ground/outdoor/storm shelter (safe room)

Interior

• Kitchen: Free-standing gas range; Built-in gas oven
• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating
• Interior features: Ceiling fan(s); Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $81 ($975/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 $116k (14.4% below list).
• Recommended offer: $116k (14.4% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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: Arthur Es (math 2% / reading 8%, grade F, #766 of 845 statewide, top 94%, 389 students, 0% FRL); Classen Ms of Advanced Studies (math 35% / reading 46%, grade F, #6 of 345 statewide, top 1%, 855 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; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 5,365 units permitted in Oklahoma County in 2024 (569 in 5+ unit buildings).
• This rent runs 31% of the median local income ($45k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k 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 172 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $30k; list at $135k implies a 350% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — 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 $115,571 (14.4% below list)

Questions for the listing agent

1. It's been on market 172 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — 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. 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?
8. 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.
9. 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.
10. 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: 0.86% ✗
• Cap rate: 7.02%
• Cash-on-cash: 2.58%
• DSCR: 1.11
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $135,050
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2932 SW 51st St	0.00mi	3/1.0	925 (0%)	1mo	$135,000	$146	99
2924 SW 51st St	0.02mi	3/1.0	950 (+3%)	1mo	$122,000	$128	94
2948 SW 49th St	0.14mi	3/1.0	875 (-5%)	4mo	$115,000	$131	81
3013 SW 52nd St	0.09mi	2/1.0 (-1)	828 (-10%)	1mo	$95,000	$115	73
3101 SW 45th St	0.43mi	2/1.0 (-1)	907 (-2%)	2mo	$151,500	$167	70
2633 Texoma Dr	0.43mi	3/1.0	884 (-4%)	3mo	$156,800	$177	70
2520 SW 45th St	0.67mi	3/1.0	935 (+1%)	0mo	$129,750	$139	67
3108 SW 46th St	0.35mi	3/1.0	840 (-9%)	2mo	$140,000	$167	66
3113 SW 46th St	0.38mi	2/1.0 (-1)	984 (+6%)	1mo	$70,000	$71	66
3022 SW 57th St	0.40mi	3/1.5	1,004 (+8%)	1mo	$175,000	$174	64
2401 SW 54th St	0.73mi	3/1.0	935 (+1%)	1mo	$177,000	$189	64
3237 SW 48th St	0.38mi	2/1.0 (-1)	840 (-9%)	2mo	$110,000	$131	60

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: -14.2%
• Equity multiple: 0.50×
• Total profit: $-18,878
• Equity at exit: $20,129

10-year hold

• IRR: -8.4%
• Equity multiple: 0.51×
• Total profit: $-18,392
• Equity at exit: $11,672

Cash invested: $37,800 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,156 high
• Mortgage (P&I): −$708
• Tax from tax record: −$68 /mo · $810/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $81

Break-even live

Break-even rent $1,053

Max offer price $135,000

Occupancy floor 88%

Sensitivity live

Price	-10% $158	-5% $119	+0% $81	+5% $43	+10% $5
Rent	-10% $-10	-5% $36	+0% $81	+5% $127	+10% $173
Rate	-1.0pp $149	-0.5pp $116	base $81	+0.5pp $46	+1.0pp $11

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2812 SW 48th St Oklahoma City, OK	4.0	1.0	840	$1,350	$1.61	21d	1	0.19mi
2801 SW 51st St Oklahoma City, OK	2.0	1.0	840	$1,025	$1.22	4d	1	0.20mi
2741 SW Murray Dr Oklahoma City, OK	3.0	1.0	949	$1,395	$1.47	4d	1	0.27mi
2741 SW 54th Pl Oklahoma City, OK	3.0	2.0	1059	$1,249	$1.18	4d	1	0.30mi
5617 S May Ave Oklahoma City, OK	1.0–3.0	1.5	1000	$926	$0.93	25d	1	0.32mi
5901 S May Ave Apt 78 Oklahoma City, OK	2.0	2.0	859	$945	$1.10	0d	1	0.47mi
5901 S May Ave Unit 089 VLI Oklahoma City, OK	2.0	2.0	859	$999	$1.16	45d	1	0.47mi
5901 S May Ave Apt 55 Oklahoma City, OK	2.0	2.0	859	$995	$1.16	45d	1	0.47mi
5901 S May Ave Unit 006 Oklahoma City, OK	2.0	2.0	859	$949	$1.10	45d	1	0.47mi
5901 S May Ave Unit 015 Oklahoma City, OK	2.0	2.0	859	$995	$1.16	0d	1	0.47mi
5901 S May Ave Unit 105 Oklahoma City, OK	2.0	2.0	859	$995	$1.16	4d	1	0.47mi
5901 S May Ave Unit 021 Oklahoma City, OK	2.0	2.0	859	$1,288	$1.50	0d	1	0.47mi
5901 S May Ave Unit 086 LI Oklahoma City, OK	2.0	2.0	859	$945	$1.10	22d	1	0.47mi
5901 S May Ave Apt 38 Oklahoma City, OK	2.0	2.0	859	$1,288	$1.50	45d	1	0.47mi
5901 S May Ave Unit 090 Oklahoma City, OK	2.0	2.0	859	$945	$1.10	45d	1	0.47mi
5901 S May Ave Unit 058- Up Oklahoma City, OK	2.0	2.0	859	$945	$1.10	4d	1	0.47mi
5901 S May Ave Unit 004 VLI Up Oklahoma City, OK	2.0	2.0	859	$986	$1.15	45d	1	0.51mi
2500 SW 48th St Oklahoma City, OK	2.0	1.0	1096	$1,050	$0.96	45d	1	0.59mi
2412 SW 47th St Oklahoma City, OK	3.0	1.0	638	$1,150	$1.80	25d	1	0.71mi
2813 SW 62nd St Oklahoma City, OK	3.0	1.5	1001	$1,400	$1.40	25d	1	0.86mi
2236 SW 49th St Oklahoma City, OK	2.0	1.0	750	$875	$1.17	0d	1	0.86mi
2908 SW 62nd St Oklahoma City, OK	3.0	1.5	936	$1,450	$1.55	4d	1	0.90mi
2640 SW 38th St Oklahoma City, OK	3.0	2.0	944	$1,050	$1.11	4d	1	0.94mi
5600 S Rockwood Ave Oklahoma City, OK	3.0	1.0	1000	$1,100	$1.10	0d	1	0.98mi
2728 SW 65th St Oklahoma City, OK	3.0	1.0	863	$1,250	$1.45	6d	1	1.11mi
4330 S Barnes Ave Oklahoma City, OK	1.0–3.0	1.0–2.0	860	$1,099	$1.28	6d	9	1.14mi
3801 SW 43rd St Oklahoma City, OK	2.0	1.0	720	$925	$1.28	45d	1	1.18mi
2336 SW Grand Blvd Oklahoma City, OK	2.0	1.0	770	$995	$1.29	45d	1	1.19mi
3800 SW 42nd St Oklahoma City, OK	2.0	1.0	790	$895	$1.13	45d	1	1.19mi
2128 SW 41st St Oklahoma City, OK	2.0	1.0	860	$820	$0.95	4d	1	1.19mi
2120 SW 61st St Oklahoma City, OK	3.0	1.0	1101	$1,200	$1.09	45d	1	1.23mi
2119 SW 39th St Oklahoma City, OK	1.0–2.0	1.0	675	$909	$1.35	45d	1	1.30mi
2759 W I 240 Service Rd Oklahoma City, OK	1.0–2.0	1.0–1.5	725	$924	$1.27	0d	3	1.31mi
2140 SW 35th St Oklahoma City, OK	3.0	2.0	976	$1,300	$1.33	45d	1	1.41mi
3120 S Woodward Ave Oklahoma City, OK	2.0	1.0	740	$800	$1.08	4d	1	1.45mi
3301 S Saint Clair Ave Oklahoma City, OK	2.0	1.0	560	$725	$1.29	4d	1	1.45mi
1433 SW 60th St Oklahoma City, OK	3.0	2.0	942	$1,400	$1.49	45d	1	1.47mi
1338 South Dr Oklahoma City, OK	2.0	1.0	720	$1,150	$1.60	18d	1	1.50mi

Listing history 4 events

1. 2026-04-24
   status Pending
2. 2026-02-16
   price $135,000
3. 2025-11-03
   listed $140,000 Active
4. 1997-11-07
   soldstatus $30,000

ⓘ 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: $810 · $68/mo
• Projected year-2 tax: $1,215 · $101/mo
• Expected delta: +$405/yr (+$34/mo · 49.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 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: $13,869
• − Mortgage interest: −$7,562
• − Property taxes: −$810
• − Insurance: −$675
• − Repairs & maintenance: −$1,109
• − Management: −$1,109
• − Depreciation: −$3,927
• Taxable loss: −$1,325
• Est. tax savings @ 24.0%: +$318
• After-tax cash flow: $1,293/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

+350.0% since first listed

4 events — show timeline

• 2026-04-24 Pending — MLSOK
• 2026-02-16 Price Changed $135,000 MLSOK
• 2025-11-03 Listed $140,000 MLSOK
• 1997-11-07 Sold (Public Records) $30,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $810 · +4.4% YoY. Source: county tax records.