2622 N Silvertree St · Oklahoma City, OK 73120

$208,000

3 bd · 2.0 ba · 1,582 sqft · MultiFamily public records · 38 Days on market

Built 1980 6,007 sqft lot

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Absoluty adorable & move-in ready!!!! This fabulous, 3 bedroom, 2 bathroom, 2 car garage, half-duplex has had a facelift & is ready for new homeowers. New Interior paint & new tiled, wood-look floors (not in Master). Very spacius living room with vaulted ceilings, built-ins & wood-burning fireplace. Large Master Suite with large walk-in closet, large bathroom with shower and 2 separate vanities.

Key facts

• Updated appliances
• Primary suite closet
• Upgraded countertops

Tags

• PRIMARY SUITE CLOSET
• UPGRADED COUNTERTOPS
• UPDATED APPLIANCES
• NEW FIREPLACE INSERT
• NEW HOT WATER TANK
• NEW METAL FENCE

Property features AI

Finance

• Other: No storm shelter; Located in Silvertree addition
• Financial info: Assumable: Unknown; Loan qualification: Unknown
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Utilities: Homestead exemption eligible
• Home design: Residential half duplex; One level; Existing property
• Construction: Brick and frame construction; Composition roof; Slab foundation; Built (existing)
• Exterior features: Covered patio; Rain gutters; Interior lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: One living area; Electric fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $208k.

Deal economics

• At list price, monthly cash flow is $946 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $208k).
• Recommended offer: $202k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.8% 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: Quail Creek Es (math 17% / reading 17%, grade F, #540 of 845 statewide, top 68%, 543 students, 0% FRL); John Marshall Hs (math 2% / reading 8%, grade F, #430 of 447 statewide, top 99%, 829 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 (+2.0%/yr); 333 active listings in the ZIP; 40 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).
• At $2,915/mo this rent would consume 54% of the median local household income ($65k/yr) (locally 2029% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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.
• At projected returns (-3.0% appreciation + 2.0% rent growth), your $58k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 23y ago; this cycle's ask is 4% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $170k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $201,760 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.40% ✓
• Cap rate: 11.75%
• Cash-on-cash: 19.50%
• DSCR: 1.87
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.05% rent growth · sell at horizon

5-year hold

• IRR: 10.5%
• Equity multiple: 1.41×
• Total profit: $23,805
• Equity at exit: $31,013

10-year hold

• IRR: 18.8%
• Equity multiple: 2.50×
• Total profit: $87,208
• Equity at exit: $17,984

Cash invested: $58,240 (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 73120

• Rents YoY: 2.0%
• Active inventory: 333
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $2,915 high
• Mortgage (P&I): −$1,091
• Tax from tax record: −$179 /mo · $2,148/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$612
• Net cashflow: $946

Break-even live

Break-even rent $1,717

Max offer price $208,000

Occupancy floor 63%

Sensitivity live

Price	-10% $1,064	-5% $1,005	+0% $946	+5% $888	+10% $829
Rent	-10% $716	-5% $831	+0% $946	+5% $1,062	+10% $1,177
Rate	-1.0pp $1,051	-0.5pp $999	base $946	+0.5pp $892	+1.0pp $838

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$2,914
Total (2 units)			$2,915

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: $52,000
• Closing costs: $6,240
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2611 Silvertree Dr Oklahoma City, OK	3.0	2.0	1500	$1,550	$1.03	44d	1	0.09mi
2700 Indian Creek Blvd Oklahoma City, OK	1.0–3.0	1.0–2.0	1261	$1,549	$1.23	3d	5	0.17mi
2608 Crescent Ave Oklahoma City, OK	3.0	2.5	1600	$2,345	$1.47	21d	1	0.22mi
2610 Crescent Ave Oklahoma City, OK	3.0	2.5	1387	$2,125	$1.53	21d	1	0.23mi
2501 Patti Pl Oklahoma City, OK	3.0	2.0	1377	$1,600	$1.16	44d	1	0.24mi
2841 Indian Creek Blvd Oklahoma City, OK	2.0	2.0	1129	$1,100	$0.97	24d	1	0.28mi
2841 Indian Creek Blvd Oklahoma City, OK	2.0	2.0	1129	$1,100	$0.97	16d	1	0.28mi
2533 NW 129th St Oklahoma City, OK	3.0	2.0	1500	$2,200	$1.47	24d	1	0.30mi
2533 NW 129th St Oklahoma City, OK	3.0	2.5	1497	$2,200	$1.47	4d	1	0.30mi
2544 NW 130th St Oklahoma City, OK	4.0	3.0	1950	$2,499	$1.28	4d	1	0.30mi
2516 NW 131st St Oklahoma City, OK	4.0	2.5	2000	$2,950	$1.48	24d	1	0.36mi
2638 Cedar Tree Rd Oklahoma City, OK	3.0	2.5	1650	$1,945	$1.18	24d	1	0.37mi
12831 Stratford Dr Oklahoma City, OK	1.0–3.0	1.0–2.0	1122	$3,736	$3.33	2d	22	0.37mi
2540 NW 132nd Pl Oklahoma City, OK	3.0	2.5	1385	$2,400	$1.73	24d	1	0.38mi
12109 Camelot Dr Oklahoma City, OK	4.0	2.5	2033	$1,825	$0.90	24d	1	0.41mi
2523 NW 132nd Pl Oklahoma City, OK	3.0	2.5	1328	$2,450	$1.84	24d	1	0.41mi
12323 Cedar Springs Ln Oklahoma City, OK	3.0	2.5	1524	$1,500	$0.98	44d	1	0.45mi
12305 Cedar Springs Ln Oklahoma City, OK	2.0	2.5	1472	$1,250	$0.85	44d	1	0.48mi
12701 N Pennsylvania Ave Oklahoma City, OK	3.0	1.0–2.0	912	$1,595	$1.75	2d	15	0.58mi
2529 NW 116th St Oklahoma City, OK	3.0	2.0	1625	$1,650	$1.02	44d	1	0.69mi
2532 NW 116th St Oklahoma City, OK	4.0	2.0	1860	$2,805	$1.51	24d	1	0.72mi
12136 Thorn Ridge Rd Oklahoma City, OK	4.0	3.0	2188	$2,600	$1.19	44d	1	0.72mi
2221 NW 117th St Oklahoma City, OK	3.0	2.5	1627	$1,625	$1.00	3d	1	0.86mi
2126 NW 118th St Oklahoma City, OK	2.0	2.5	1360	$1,445	$1.06	24d	1	0.87mi
11417 N May Ave Unit D Oklahoma City, OK	3.0	2.0	1275	$1,345	$1.05	3d	1	0.88mi
11407 N May Ave Oklahoma City, OK	3.0	3.0	1613	$1,450	$0.90	44d	1	0.92mi
11004 N May Ave Oklahoma City, OK	1.0–2.0	1.0–2.5	1129	$1,170	$1.04	12d	1	1.09mi
14200 N May Ave Oklahoma City, OK	1.0–3.0	1.0–2.0	1031	$1,725	$1.67	2d	17	1.10mi
12321 Edison Dr Oklahoma City, OK	3.0	2.0	1491	$1,495	$1.00	44d	1	1.16mi
14300 N May Ave Oklahoma City, OK	1.0–3.0	1.0–2.0	923	$1,620	$1.75	3d	15	1.18mi
11007 Greystone Ave Oklahoma City, OK	2.0	2.0	1269	$1,500	$1.18	4d	1	1.21mi
2300 NW 145th St Oklahoma City, OK	1.0–3.0	1.0–2.0	1000	$2,225	$2.23	2d	12	1.24mi
1540 NW 126th St Oklahoma City, OK	3.0	2.0	1458	$1,600	$1.10	11d	1	1.26mi
10904 N Linn Ave Oklahoma City, OK	3.0	2.0	1452	$1,650	$1.14	44d	1	1.27mi
14320 Mezzaluna Ave Oklahoma City, OK	2.0	2.0	1267	$1,619	$1.28	15d	1	1.28mi
2600 Watermark Blvd Oklahoma City, OK	1.0–2.0	1.0–2.5	1066	$1,567	$1.47	2d	10	1.29mi
13600 N Blackwelder Ave Oklahoma City, OK	3.0	1.0–2.0	850	$1,995	$2.35	2d	27	1.32mi
1800 NW 115th St Oklahoma City, OK	1.0–3.0	1.0–2.0	1019	$2,050	$2.01	3d	8	1.32mi
14425 N Pennsylvania Ave Unit 20B Oklahoma City, OK	2.0	2.0	1134	$1,299	$1.15	24d	1	1.32mi
14201 N Kentucky Ave Oklahoma City, OK	1.0–2.0	1.0–2.0	905	$2,340	$2.59	2d	18	1.35mi

Listing history 20 events

1. 2026-04-13
   status Pending
2. 2026-03-27
   status Active
3. 2026-03-20
   status Pending
4. 2026-03-19
   status Active
5. 2026-03-12
   status Pending
6. 2026-02-24
   price $208,000
7. 2026-02-19
   price $205,000
8. 2026-01-20
   listed $200,000 Active
9. 2021-09-30
   soldstatus $170,000
10. 2021-09-21
    soldstatus $170,000 Sold 418-char remark

    Show marketing remark (418 chars)

    Absoluty adorable & move-in ready!!!! This fabulous, 3 bedroom, 2 bathroom, 2 car garage, half-duplex has had a facelift & is ready for new homeowers. New Interior paint & new tiled, wood-look floors (not in Master). Very spacius living room with vaulted ceilings, built-ins & wood-burning fireplace. Large Master Suite with large walk-in closet, large bathroom with shower and 2 separate vanities.

11. 2021-09-01
    status Pending 418-char remark

    Show marketing remark (418 chars)

    Absoluty adorable & move-in ready!!!! This fabulous, 3 bedroom, 2 bathroom, 2 car garage, half-duplex has had a facelift & is ready for new homeowers. New Interior paint & new tiled, wood-look floors (not in Master). Very spacius living room with vaulted ceilings, built-ins & wood-burning fireplace. Large Master Suite with large walk-in closet, large bathroom with shower and 2 separate vanities.

12. 2021-08-28
    listed $170,000 Active 418-char remark

    Show marketing remark (418 chars)

    Absoluty adorable & move-in ready!!!! This fabulous, 3 bedroom, 2 bathroom, 2 car garage, half-duplex has had a facelift & is ready for new homeowers. New Interior paint & new tiled, wood-look floors (not in Master). Very spacius living room with vaulted ceilings, built-ins & wood-burning fireplace. Large Master Suite with large walk-in closet, large bathroom with shower and 2 separate vanities.

13. 2019-08-13
    soldstatus $128,000
14. 2019-07-31
    soldstatus $128,000 Sold 662-char remark

    Show marketing remark (662 chars)

    What a treasure! Half-duplex in Silvertree Addition, convenient location in the May Ave - 122nd corridor! Very well kept and maintained, featuring three bedrooms, two baths, two car garage. Living room has a wood-burning fireplace, vaulted ceiling and skylight. Large kitchen with dining area, lots of cabinet/counter space. Two secondary bedrooms, hall bath with tub/shower. Spacious master bedroom with HUGE closet, master bath features double vanities. Cozy backyard with patio, fully fenced. Sprinkler system for front and backyard. Refrigerator/washer/dryer included and seller provides an AHS Home Warranty for buyer. Immaculate and move-in ready!

15. 2019-07-03
    status Pending 662-char remark

    Show marketing remark (662 chars)

    What a treasure! Half-duplex in Silvertree Addition, convenient location in the May Ave - 122nd corridor! Very well kept and maintained, featuring three bedrooms, two baths, two car garage. Living room has a wood-burning fireplace, vaulted ceiling and skylight. Large kitchen with dining area, lots of cabinet/counter space. Two secondary bedrooms, hall bath with tub/shower. Spacious master bedroom with HUGE closet, master bath features double vanities. Cozy backyard with patio, fully fenced. Sprinkler system for front and backyard. Refrigerator/washer/dryer included and seller provides an AHS Home Warranty for buyer. Immaculate and move-in ready!

16. 2019-06-27
    listed $128,000 Active 662-char remark

    Show marketing remark (662 chars)

    What a treasure! Half-duplex in Silvertree Addition, convenient location in the May Ave - 122nd corridor! Very well kept and maintained, featuring three bedrooms, two baths, two car garage. Living room has a wood-burning fireplace, vaulted ceiling and skylight. Large kitchen with dining area, lots of cabinet/counter space. Two secondary bedrooms, hall bath with tub/shower. Spacious master bedroom with HUGE closet, master bath features double vanities. Cozy backyard with patio, fully fenced. Sprinkler system for front and backyard. Refrigerator/washer/dryer included and seller provides an AHS Home Warranty for buyer. Immaculate and move-in ready!

17. 2003-07-14
    soldstatus $87,000
18. 2003-07-03
    soldstatus $86,900
19. 2003-02-19
    listed $89,900
20. 1981-04-01
    soldstatus $20,000

ⓘ 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: $2,148 · $179/mo
• Projected year-2 tax: $2,148 · $179/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 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,980
• − Mortgage interest: −$11,651
• − Property taxes: −$2,148
• − Insurance: −$1,040
• − Repairs & maintenance: −$2,798
• − Management: −$2,798
• − Depreciation: −$6,051
• Taxable income: $8,493
• Est. tax owed @ 24.0%: −$2,038
• After-tax cash flow: $9,318/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): 35,559
• Household income: $64,745
• Rent vs Own: 48.3% rent · 51.7% own
• Severe rent burden: 2029.0

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 0.62)
• Race & ethnicity: White 57% Black 21% Two or more races 11% Hispanic / Latino 7% Native American 3% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 7% · Canada, China, Jamaica
• Languages at home: 92% English-only · Spanish 4% French/Haitian/Cajun 1% Other Asian/Pacific 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: ▼ -279.69%
• Current HPI: 227.2832
• Rent YoY: ▲ 2.05%
• 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

+940.0% since first listed

20 events — show timeline

• 2026-04-13 Pending — MLSOK
• 2026-03-27 Relisted — MLSOK
• 2026-03-20 Pending — MLSOK
• 2026-03-19 Relisted — MLSOK
• 2026-03-12 Pending — MLSOK
• 2026-02-24 Price Changed $208,000 MLSOK
• 2026-02-19 Price Changed $205,000 MLSOK
• 2026-01-20 Listed $200,000 MLSOK
• 2021-09-30 Sold (Public Records) $170,000 Public Records
• 2021-09-21 Sold (MLS) $170,000 MLSOK
• 2021-09-01 Pending — MLSOK
• 2021-08-28 Listed $170,000 MLSOK
• 2019-08-13 Sold (Public Records) $128,000 Public Records
• 2019-07-31 Sold (MLS) $128,000 MLSOK
• 2019-07-03 Pending — MLSOK
• 2019-06-27 Listed $128,000 MLSOK
• 2003-07-14 Sold (Public Records) $87,000 Public Records
• 2003-07-03 Sold (MLS) $86,900 MLSOK
• 2003-02-19 Listed $89,900 MLSOK
• 1981-04-01 Sold (Public Records) $20,000 Public Records

Property tax history

+6.8%/yr

Latest (2025): $2,148 · -0.8% YoY. Source: county tax records.