1300 Chestnut Dr · Oklahoma City, OK 73119

$95,000

2 bd · 1.0 ba · 782 sqft · SingleFamily public records · 51 Days on market

Built 1950 7,802 sqft lot $121/sqft · 16% below area Est $113k · 16% 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 +24.9/30.0
• ARV discount +14.5/15.0
• DSCR +8.1/10.0
• 1% rule +5.7/10.0
• Livability +4.0/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

***PRICE REDUCED*** CUTE HOME has new paint, carpet, gas stove; Remodeled bathroom; CLEAN! Large, fenced & shaded corner lot, several updates; CH&A new in '95.

Key facts

• 7,802 sq ft lot
• Garage
• Built 1950

Property features AI

Finance

• Other: Court approval affects sale; Vacant and unoccupied
• Financial info: Sold as-is; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: Concrete parking; 1-car garage
• Utilities: Cable available; Electricity available; Natural gas available; High-speed internet available; Public utilities
• Home design: Single family residence; One level; North-facing
• Construction: Frame and stone construction; Composition roof; Conventional foundation; Built (existing property)
• Exterior features: Corner lot

Interior

• Kitchen: Kitchen
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Interior features: Living room; Dining room; Covered porch; No fireplace; In-law plan not present

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $205 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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.
• 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: Fillmore Es (math 4% / reading 6%, grade F, #766 of 845 statewide, top 94%, 654 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: Rents rising (+1.1%/yr); 95 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k 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 51 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 24y 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 $42k; list at $95k implies a 124% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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: 1.07% ✓
• Cap rate: 8.89%
• Cash-on-cash: 9.26%
• DSCR: 1.41
• GRM: 7.8

CMA / ARV

• ARV (median comp): $112,598
• List price: $95,000
• Delta: -15.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1416 Williams Dr	0.16mi	2/1.0	759 (-3%)	7mo	$106,500	$140	82
1420 Williams Dr	0.17mi	2/1.0	867 (+11%)	2mo	$120,100	$139	72
1300 SW 46th St	0.12mi	3/1.0 (+1)	707 (-10%)	7mo	$110,000	$156	68
1209 SW 39th St	0.56mi	2/1.0	780 (-0%)	11mo	$118,000	$151	64
2145 SW 51st St	0.63mi	2/1.0	760 (-3%)	8mo	$140,000	$184	59
5700 S Blackwelder Ave	0.56mi	2/1.0	797 (+2%)	14mo	$125,000	$157	59
920 SW 47th St	0.46mi	2/1.0	744 (-5%)	15mo	$69,500	$93	58
1116 SW 41st St	0.46mi	2/1.0	875 (+12%)	2mo	$125,500	$143	57
1313 SW 45 St	0.21mi	3/1.0 (+1)	888 (+14%)	8mo	$147,900	$167	56
1553 SW 45 St	0.42mi	2/1.0	720 (-8%)	15mo	$130,000	$181	55
817 SW 52nd St	0.66mi	2/1.0	860 (+10%)	11mo	$106,000	$123	44
2129 SW 47th St	0.56mi	2/1.0	864 (+10%)	15mo	$115,000	$133	44

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: -4.3%
• Equity multiple: 0.84×
• Total profit: $-4,217
• Equity at exit: $14,165

10-year hold

• IRR: 3.2%
• Equity multiple: 1.21×
• Total profit: $5,653
• Equity at exit: $8,214

Cash invested: $26,600 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,018 high
• Mortgage (P&I): −$498
• Tax from tax record: −$61 /mo · $736/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $205

Break-even live

Break-even rent $758

Max offer price $95,000

Occupancy floor 75%

Sensitivity live

Price	-10% $259	-5% $232	+0% $205	+5% $178	+10% $152
Rent	-10% $125	-5% $165	+0% $205	+5% $246	+10% $286
Rate	-1.0pp $253	-0.5pp $229	base $205	+0.5pp $181	+1.0pp $156

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1338 South Dr Oklahoma City, OK	2.0	1.0	720	$1,150	$1.60	17d	1	0.18mi
1004 SW 45th St Oklahoma City, OK	2.0	1.0	756	$950	$1.26	25d	1	0.39mi
2116 SW 51st St Oklahoma City, OK	1.0	1.0	558	$675	$1.21	45d	1	0.60mi
800 SW 52nd St Oklahoma City, OK	2.0	1.0	920	$995	$1.08	25d	1	0.68mi
4330 S Barnes Ave Oklahoma City, OK	1.0–3.0	1.0–2.0	860	$937	$1.09	5d	9	0.69mi
2128 SW 41st St Oklahoma City, OK	2.0	1.0	860	$820	$0.95	3d	1	0.74mi
1116 SW 59th St Oklahoma City, OK	1.0	1.0	750	$850	$1.13	45d	1	0.78mi
1329 SW Grand Blvd Oklahoma City, OK	2.0	1.0	858	$1,050	$1.22	45d	1	0.79mi
1402 SW 59th St Unit 3202 Oklahoma City, OK	2.0	1.0	950	$865	$0.91	25d	1	0.79mi
1402 SW 59th St Apt 3201 Oklahoma City, OK	2.0	1.0	950	$865	$0.91	45d	1	0.79mi
1402 SW 59th St Apt 1112 Oklahoma City, OK	2.0	1.5	925	$980	$1.06	45d	1	0.81mi
620 SW 50th St Oklahoma City, OK	2.0	1.0	977	$1,100	$1.13	3d	1	0.82mi
632 SW 44th St Oklahoma City, OK	2.0	1.0	958	$1,000	$1.04	5d	1	0.82mi
2119 SW 39th St Oklahoma City, OK	1.0–2.0	1.0	675	$909	$1.35	45d	1	0.86mi
1433 SW 60th St Oklahoma City, OK	3.0	2.0	942	$1,400	$1.49	45d	1	0.88mi
6111 S Klein Ave Oklahoma City, OK	2.0–3.0	1.0	617	$850	$1.38	4d	3	0.92mi
2412 SW 47th St Oklahoma City, OK	3.0	1.0	638	$1,150	$1.80	25d	1	0.92mi
6210 S Douglas Ave Oklahoma City, OK	1.0	1.0	650	$660	$1.02	4d	1	0.96mi
1432 SW 61st Ter Oklahoma City, OK	3.0	1.5	891	$1,145	$1.29	45d	1	1.00mi
2500 SW 48th St Oklahoma City, OK	2.0	1.0	1096	$1,050	$0.96	45d	1	1.02mi
1004 SW 62nd St Oklahoma City, OK	3.0	1.0	968	$1,295	$1.34	5d	1	1.02mi
2140 SW 35th St Oklahoma City, OK	3.0	2.0	976	$1,300	$1.33	45d	1	1.02mi
1344 SW 62nd St Oklahoma City, OK	3.0	1.0	878	$1,300	$1.48	3d	1	1.03mi
5909 S Lee Ave Oklahoma City, OK	1.0–2.0	1.0	775	$980	$1.26	5d	5	1.07mi
2120 SW 61st St Oklahoma City, OK	3.0	1.0	1101	$1,200	$1.09	45d	1	1.09mi
2336 SW Grand Blvd Oklahoma City, OK	2.0	1.0	770	$995	$1.29	45d	1	1.12mi
616 SW 59th St Unit 43 Oklahoma City, OK	2.0	1.0	775	$900	$1.16	45d	1	1.12mi
5542 S Walker Ave Oklahoma City, OK	2.0	1.0	681	$920	$1.35	3d	1	1.18mi
3616 S Lee Ave Oklahoma City, OK	1.0	1.0	760	$775	$1.02	45d	1	1.19mi
3618 S Lee Ave Oklahoma City, OK	1.0	1.0	760	$850	$1.12	45d	1	1.19mi
1020 SW 65th St Oklahoma City, OK	3.0	1.0	956	$1,330	$1.39	45d	1	1.20mi
5113 S Sage Ave Oklahoma City, OK	3.0	1.5	996	$1,025	$1.03	3d	1	1.24mi
3906 S Hudson Ave Oklahoma City, OK	1.0	1.0	700	$750	$1.07	25d	1	1.26mi
3407 S Lee Ave Oklahoma City, OK	2.0	1.0	900	$980	$1.09	45d	1	1.28mi
3913 S Harvey Ave Unit 2 Oklahoma City, OK	1.0	1.0	568	$900	$1.58	45d	1	1.32mi
2741 SW Murray Dr Oklahoma City, OK	3.0	1.0	949	$1,395	$1.47	3d	1	1.37mi
2640 SW 38th St Oklahoma City, OK	3.0	2.0	944	$1,050	$1.11	3d	1	1.37mi
5804 S Harvey Ave Oklahoma City, OK	1.0	1.0	780	$675	$0.87	22d	1	1.39mi
2801 SW 51st St Oklahoma City, OK	2.0	1.0	840	$1,025	$1.22	3d	1	1.40mi
449 SW 63rd Pl Unit 6400 S Byers Oklahoma City, OK	3.0	1.0	775	$850	$1.10	25d	1	1.43mi

Listing history 20 events

1. 2026-06-21
   days on market $95,000 Active 51 DOM
2. 2026-06-18
   remarks 435-char remark
3. 2026-06-18
   days on market $95,000 Active 48 DOM
4. 2026-06-17
   days on market $95,000 Active 47 DOM
5. 2026-06-16
   days on market $95,000 Active 46 DOM
6. 2026-06-15
   days on market $95,000 Active 45 DOM
7. 2026-06-13
   days on market $95,000 Active 43 DOM
8. 2026-06-09
   days on market $95,000 Active 39 DOM
9. 2026-06-08
   days on market $95,000 Active 38 DOM
10. 2026-06-07
    days on market $95,000 Active 37 DOM
11. 2026-06-05
    days on market $95,000 Active 34 DOM
12. 2026-06-03
    days on market $95,000 Active 33 DOM
13. 2026-06-02
    days on market $95,000 Active 32 DOM
14. 2026-06-01
    days on market $95,000 Active 31 DOM
15. 2026-05-31
    days on market $95,000 Active 30 DOM
16. 2026-05-01
    listed $95,000 Active 387-char remark
17. 2002-06-18
    soldstatus $42,500
18. 2002-06-14
    soldstatus $42,500 168-char remark

    Show marketing remark (168 chars)

    ***PRICE REDUCED*** CUTE HOME has new paint, carpet, gas stove; Remodeled bathroom; CLEAN! Large, fenced & shaded corner lot, several updates; CH&A new in '95.

19. 2002-04-10
    listed $42,500 168-char remark

    Show marketing remark (168 chars)

    ***PRICE REDUCED*** CUTE HOME has new paint, carpet, gas stove; Remodeled bathroom; CLEAN! Large, fenced & shaded corner lot, several updates; CH&A new in '95.

20. 1995-03-24
    soldstatus $32,000

ⓘ 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: $736 · $61/mo
• Projected year-2 tax: $855 · $71/mo
• Expected delta: +$119/yr (+$10/mo · 16.2%)

ⓘ 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 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: $12,219
• − Mortgage interest: −$5,321
• − Property taxes: −$736
• − Insurance: −$475
• − Repairs & maintenance: −$978
• − Management: −$978
• − Depreciation: −$2,764
• Taxable income: $968
• Est. tax owed @ 24.0%: −$232
• After-tax cash flow: $2,232/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

+196.9% since first listed

5 events — show timeline

• 2026-05-01 Listed $95,000 MLSOK
• 2002-06-18 Sold (Public Records) $42,500 Public Records
• 2002-06-14 Sold (MLS) $42,500 MLSOK
• 2002-04-10 Listed $42,500 MLSOK
• 1995-03-24 Sold (Public Records) $32,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $736 · +58.1% YoY. Source: county tax records.