1040 SW 49 St · Oklahoma City, OK 73109

$115,000

2 bd · 2.0 ba · 898 sqft · SingleFamily public records · 72 Days on market

Built 1950 8,250 sqft lot $128/sqft · at area comps Est $117k · 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 +13.3/30.0
• Appreciation +10.0/10.0
• ARV discount +8.1/15.0
• DSCR +4.0/10.0
• Livability +4.0/5.0
• 1% rule +3.6/10.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks MLS

Charming 2-bedroom, 2-bath home featuring updated bathrooms, neutral color tones, and durable laminate wood flooring throughout. The property includes central heating and air for year-round comfort. Priced to sell, this home is conveniently located near restaurants, shopping, and everyday amenities—making it a perfect choice for comfortable and accessible living.

Key facts

• Updated bathrooms
• 8,250 sq ft lot
• Garage

Tags

• UPDATED BATHROOMS
• CENTRAL HEATING AND AIR
• DURABLE LAMINATE WOOD FLOORING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $1 ($11/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 $99k (14.2% below list).
• Recommended offer: $99k (14.2% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: Rents rising fast (+4.5%/yr); 83 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 5,365 units permitted in Oklahoma County in 2024 (569 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($795 loan paydown + $12k appreciation (10.0% local appreciation)).
• Oklahoma County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 4.5% rent growth), your $32k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $98,663 (14.2% below list)

Questions for the listing agent

1. It's been on market 72 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 1950 — 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: 6.30%
• Cash-on-cash: 0.04%
• DSCR: 1.00
• GRM: 9.7

CMA / ARV

• ARV (median comp): $116,531
• List price: $115,000
• Delta: -1.31%
• 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
1420 Williams Dr	0.46mi	2/1.0	867 (-4%)	2mo	$120,100	$139	67
1116 SW 41st St	0.50mi	2/1.0	875 (-3%)	2mo	$125,500	$143	67
933 SW 50th St	0.15mi	3/1.0 (+1)	953 (+6%)	9mo	$144,000	$151	66
1313 SW 45 St	0.44mi	3/1.0 (+1)	888 (-1%)	8mo	$147,900	$167	63
1321 Williams Dr	0.38mi	3/1.0 (+1)	948 (+6%)	5mo	$125,000	$132	60
1521 SW 45th St	0.64mi	2/1.0	916 (+2%)	6mo	$101,000	$110	58
541 SW 45th St	0.69mi	2/1.0	940 (+5%)	1mo	$60,000	$64	55
1440 SW 45th St	0.55mi	3/1.5 (+1)	938 (+4%)	6mo	$157,750	$168	54
1112 SW 45th St	0.27mi	3/1.0 (+1)	1,005 (+12%)	7mo	$122,500	$122	53
516 SW 46th St	0.71mi	2/1.0	855 (-5%)	5mo	$30,000	$35	50
1428 SW 44th St	0.56mi	3/1.0 (+1)	992 (+10%)	1mo	$132,400	$133	47
620 SW 48th St	0.56mi	2/1.0	804 (-10%)	8mo	$132,000	$164	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 4.51% rent growth · sell at horizon

5-year hold

• IRR: 24.8%
• Equity multiple: 2.99×
• Total profit: $64,219
• Equity at exit: $103,601

10-year hold

• IRR: 22.3%
• Equity multiple: 6.97×
• Total profit: $192,359
• Equity at exit: $223,420

Cash invested: $32,200 (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 73109

• Home prices YoY: 9.5%
• Rents YoY: 4.5%
• Active inventory: 83
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $987 high
• Mortgage (P&I): −$603
• Tax from tax record: −$128 /mo · $1,530/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $1

Break-even live

Break-even rent $985

Max offer price $115,000

Occupancy floor 95%

Sensitivity live

Price	-10% $66	-5% $33	+0% $1	+5% $-32	+10% $-64
Rent	-10% $-77	-5% $-38	+0% $1	+5% $40	+10% $79
Rate	-1.0pp $59	-0.5pp $30	base $1	+0.5pp $-29	+1.0pp $-59

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1004 SW 45th St Oklahoma City, OK	2.0	1.0	756	$950	$1.26	24d	1	0.25mi
1338 South Dr Oklahoma City, OK	2.0	1.0	720	$1,150	$1.60	16d	1	0.38mi
800 SW 52nd St Oklahoma City, OK	2.0	1.0	920	$995	$1.08	24d	1	0.40mi
620 SW 50th St Oklahoma City, OK	2.0	1.0	977	$1,100	$1.13	3d	1	0.53mi
632 SW 44th St Oklahoma City, OK	2.0	1.0	958	$1,000	$1.04	4d	1	0.59mi
1116 SW 59th St Oklahoma City, OK	1.0	1.0	750	$850	$1.13	44d	1	0.70mi
6111 S Klein Ave Oklahoma City, OK	2.0–3.0	1.0	617	$850	$1.38	4d	3	0.78mi
5909 S Lee Ave Oklahoma City, OK	1.0–2.0	1.0	775	$980	$1.26	4d	5	0.82mi
1402 SW 59th St Unit 3202 Oklahoma City, OK	2.0	1.0	950	$865	$0.91	24d	1	0.83mi
1402 SW 59th St Apt 3201 Oklahoma City, OK	2.0	1.0	950	$865	$0.91	44d	1	0.83mi
1402 SW 59th St Apt 1112 Oklahoma City, OK	2.0	1.5	925	$980	$1.06	44d	1	0.85mi
6210 S Douglas Ave Oklahoma City, OK	1.0	1.0	650	$660	$1.02	4d	1	0.85mi
2116 SW 51st St Oklahoma City, OK	1.0	1.0	558	$675	$1.21	44d	1	0.86mi
616 SW 59th St Unit 43 Oklahoma City, OK	2.0	1.0	775	$900	$1.16	44d	1	0.88mi
1004 SW 62nd St Oklahoma City, OK	3.0	1.0	968	$1,295	$1.34	4d	1	0.89mi
5542 S Walker Ave Oklahoma City, OK	2.0	1.0	681	$920	$1.35	3d	1	0.90mi
1329 SW Grand Blvd Oklahoma City, OK	2.0	1.0	858	$1,050	$1.22	44d	1	0.93mi
1433 SW 60th St Oklahoma City, OK	3.0	2.0	942	$1,400	$1.49	44d	1	0.94mi
5113 S Sage Ave Oklahoma City, OK	3.0	1.5	996	$1,025	$1.03	2d	1	0.95mi
4330 S Barnes Ave Oklahoma City, OK	1.0–3.0	1.0–2.0	860	$937	$1.09	4d	9	0.97mi
2128 SW 41st St Oklahoma City, OK	2.0	1.0	860	$820	$0.95	3d	1	1.01mi
1344 SW 62nd St Oklahoma City, OK	3.0	1.0	878	$1,300	$1.48	3d	1	1.04mi
1432 SW 61st Ter Oklahoma City, OK	3.0	1.5	891	$1,145	$1.29	44d	1	1.05mi
3616 S Lee Ave Oklahoma City, OK	1.0	1.0	760	$775	$1.02	44d	1	1.06mi
3618 S Lee Ave Oklahoma City, OK	1.0	1.0	760	$850	$1.12	44d	1	1.06mi
3906 S Hudson Ave Oklahoma City, OK	1.0	1.0	700	$750	$1.07	24d	1	1.08mi
1020 SW 65th St Oklahoma City, OK	3.0	1.0	956	$1,330	$1.39	44d	1	1.09mi
5804 S Harvey Ave Oklahoma City, OK	1.0	1.0	780	$675	$0.87	22d	1	1.11mi
2119 SW 39th St Oklahoma City, OK	1.0–2.0	1.0	675	$909	$1.35	44d	1	1.11mi
3913 S Harvey Ave Unit 2 Oklahoma City, OK	1.0	1.0	568	$900	$1.58	44d	1	1.12mi
3407 S Lee Ave Oklahoma City, OK	2.0	1.0	900	$980	$1.09	44d	1	1.18mi
449 SW 63rd Pl Unit 6400 S Byers Oklahoma City, OK	3.0	1.0	775	$850	$1.10	24d	1	1.19mi
2412 SW 47th St Oklahoma City, OK	3.0	1.0	638	$1,150	$1.80	24d	1	1.20mi
2120 SW 61st St Oklahoma City, OK	3.0	1.0	1101	$1,200	$1.09	44d	1	1.21mi
6050 S Harvey Ave Apt 103 Oklahoma City, OK	2.0	1.0	780	$929	$1.19	24d	1	1.24mi
6050 S Harvey Ave Oklahoma City, OK	2.0	1.0	780	$929	$1.19	44d	1	1.25mi
2140 SW 35th St Oklahoma City, OK	3.0	2.0	976	$1,300	$1.33	44d	1	1.26mi
2500 SW 48th St Oklahoma City, OK	2.0	1.0	1096	$1,050	$0.96	44d	1	1.30mi
220 SW 34th St Oklahoma City, OK	1.0	1.0	625	$725	$1.16	44d	1	1.36mi
2336 SW Grand Blvd Oklahoma City, OK	2.0	1.0	770	$995	$1.29	44d	1	1.39mi

Listing history 22 events

1. 2026-06-18
   days on market $115,000 Active 72 DOM
2. 2026-06-17
   days on market $115,000 Active 71 DOM
3. 2026-06-16
   days on market $115,000 Active 70 DOM
4. 2026-06-15
   days on market $115,000 Active 69 DOM
5. 2026-06-13
   days on market $115,000 Active 67 DOM
6. 2026-06-09
   days on market $115,000 Active 63 DOM
7. 2026-06-08
   days on market $115,000 Active 62 DOM
8. 2026-06-07
   days on market $115,000 Active 61 DOM
9. 2026-06-05
   days on market $115,000 Active 58 DOM
10. 2026-06-03
    days on market $115,000 Active 57 DOM
11. 2026-06-02
    days on market $115,000 Active 56 DOM
12. 2026-06-01
    days on market $115,000 Active 55 DOM
13. 2026-05-31
    days on market $115,000 Active 54 DOM
14. 2026-05-03
    price $115,000 371-char remark

    Show marketing remark (371 chars)

    Charming 2-bedroom, 2-bath home featuring updated bathrooms, neutral color tones, and durable laminate wood flooring throughout. The property includes central heating and air for year-round comfort. Priced to sell, this home is conveniently located near restaurants, shopping, and everyday amenities—making it a perfect choice for comfortable and accessible living.

15. 2026-04-07
    listed $125,000 Active 371-char remark

    Show marketing remark (371 chars)

    Charming 2-bedroom, 2-bath home featuring updated bathrooms, neutral color tones, and durable laminate wood flooring throughout. The property includes central heating and air for year-round comfort. Priced to sell, this home is conveniently located near restaurants, shopping, and everyday amenities—making it a perfect choice for comfortable and accessible living.

16. 2023-01-03
    soldstatus $110,000
17. 2022-12-27
    soldstatus $110,000 Closed 324-char remark

    Show marketing remark (324 chars)

    Large bedrooms with good closet space. If a 3rd bedroom is needed garage could be easily converted to a bedroom making the second bath in suite. Kitchen has ample counter space with plenty of cabinet storage. Updated laminate flooring throught the house. Large fenced back yard. This one has lots of potential. See it Today!

18. 2022-11-22
    status Pending 324-char remark

    Show marketing remark (324 chars)

    Large bedrooms with good closet space. If a 3rd bedroom is needed garage could be easily converted to a bedroom making the second bath in suite. Kitchen has ample counter space with plenty of cabinet storage. Updated laminate flooring throught the house. Large fenced back yard. This one has lots of potential. See it Today!

19. 2022-11-19
    listed $109,900 Active 324-char remark

    Show marketing remark (324 chars)

    Large bedrooms with good closet space. If a 3rd bedroom is needed garage could be easily converted to a bedroom making the second bath in suite. Kitchen has ample counter space with plenty of cabinet storage. Updated laminate flooring throught the house. Large fenced back yard. This one has lots of potential. See it Today!

20. 2015-02-03
    soldstatus $50,000
21. 2015-01-29
    soldstatus $50,000
22. 2014-10-02
    listed $52,900

ⓘ 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: $1,530 · $128/mo
• Projected year-2 tax: $1,530 · $128/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 · 18 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: $11,840
• − Mortgage interest: −$6,442
• − Property taxes: −$1,530
• − Insurance: −$575
• − Repairs & maintenance: −$947
• − Management: −$947
• − Depreciation: −$3,345
• Taxable loss: −$1,947
• Est. tax savings @ 24.0%: +$467
• After-tax cash flow: $479/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): 21,378
• Household income: $43,133
• Rent vs Own: 56.5% rent · 43.5% own
• Severe rent burden: 1473.0

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 0.55)
• Race & ethnicity: Hispanic / Latino 62% Two or more races 24% White 23% Black 9% Native American 5%
• Hispanic origin (detail): Mexican 58%
• Common ancestry: Italian 1% Hispanic 1% Scottish 1%
• Foreign-born: 26% · Canada
• Languages at home: 49% English-only · Spanish 50% Other Asian/Pacific 0%

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: ▲ 23.48%
• Current HPI: 270.5333
• Rent YoY: ▲ 4.51%
• 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

+117.4% since first listed

9 events — show timeline

• 2026-05-03 Price Changed $115,000 MLSOK
• 2026-04-07 Listed $125,000 MLSOK
• 2023-01-03 Sold (Public Records) $110,000 Public Records
• 2022-12-27 Sold (MLS) $110,000 MLSOK
• 2022-11-22 Pending — MLSOK
• 2022-11-19 Listed $109,900 MLSOK
• 2015-02-03 Sold (Public Records) $50,000 Public Records
• 2015-01-29 Sold (MLS) $50,000 MLSOK
• 2014-10-02 Listed $52,900 MLSOK

Property tax history

+8.5%/yr

Latest (2025): $1,530 · +4.4% YoY. Source: county tax records.