2816 SW 39th St · Oklahoma City, OK 73119

$130,000

3 bd · 1.0 ba · 1,023 sqft · SingleFamily public records · 23 Days on market

Built 1950 7,000 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 +15.7/30.0
• ARV discount +9.2/15.0
• DSCR +4.8/10.0
• Livability +4.0/5.0
• 1% rule +3.9/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This One Is As Clean And Adorable As They Come! Totally move-in ready is what you’ll find along with fresh neutral paint colors, new carpet, updated flooring, and new windows. Your kitchen is equipped with dishwasher, updated fixtures, free-standing gas stove (to be installed), stainless steel sink, and ample cabinet space. Versatile floor plan offers optional dining room or office space and generous size interior laundry. Large fenced back yard includes a storage shed and an extra-long driveway provides plenty of off-street parking. No worries with 2015 hot water tank. Enjoy relaxing on the perfect front with vintage charm. Shopping and amenities in every direction, walking distance to school, and only minutes to I44 makes an easy commute to anywhere. Put this one first and end your search!

Key facts

• Built in bookcases
• Front porch
• Large backyard

Tags

• FRONT PORCH
• BUILT IN BOOKCASES
• GAS STOVE
• SEPARATE DINETTE AREA
• OVERSIZED LAUNDRY ROOM
• LARGE BACKYARD

Property features AI

Finance

• Other: Property located in Thomas Blvd Amd Add
• Financial info: Assumable status: unknown; Loan qualification: unknown
• HOA & community: No mandatory association dues

Exterior

• Home design: Single-family residence; One level; Existing property
• Construction: Frame construction; Composition roof; Slab foundation; Built status: existing
• Exterior features: Interior lot; No exterior amenities listed

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating
• Interior features: One living area; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $57 ($679/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 $115k (11.4% below list).
• Recommended offer: $115k (11.4% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: Van Buren Es (math 12% / reading 12%, grade F, #667 of 845 statewide, top 82%, 356 students, 0% FRL); Jefferson Ms (math 2% / reading 5%, grade F, #330 of 345 statewide, top 96%, 919 students, 0% FRL); Northwest Classen Hs (math 5% / reading 10%, grade F, #420 of 447 statewide, top 95%, 1,702 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 lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• This rent runs 30% 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 $899 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 23 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y 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 $108k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $115,172 (11.4% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.89% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.86%
• DSCR: 1.08
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $135,036
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2912 SW 39th Ter	0.14mi	3/1.0	1,079 (+6%)	5mo	$135,000	$125	80
2644 SW 40th St	0.21mi	3/2.0	992 (-3%)	6mo	$80,000	$81	77
2850 SW 40th St	0.10mi	3/1.0	1,139 (+11%)	0mo	$149,900	$132	76
2905 SW 40th St	0.13mi	3/1.0	892 (-13%)	2mo	$140,000	$157	71
3113 SW 46th St	0.56mi	2/1.0 (-1)	984 (-4%)	1mo	$70,000	$71	61
2520 SW 45th St	0.52mi	3/1.0	935 (-9%)	0mo	$129,750	$139	61
3520 S Parkview Ave	0.71mi	3/1.0	1,068 (+4%)	5mo	$110,000	$103	56
2617 SW 43rd St	0.36mi	3/2.0	1,162 (+14%)	5mo	$165,000	$142	52
3101 SW 45th St	0.49mi	2/1.0 (-1)	907 (-11%)	2mo	$151,500	$167	52
2828 SW 30th St	0.58mi	2/505.0 (-1)	1,008 (-2%)	3mo	$110,000	$109	48
2633 Texoma Dr	0.60mi	3/1.0	884 (-14%)	3mo	$156,800	$177	47
2948 SW 49th St	0.71mi	3/1.0	875 (-14%)	4mo	$115,000	$131	40

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: -15.4%
• Equity multiple: 0.46×
• Total profit: $-19,602
• Equity at exit: $19,383

10-year hold

• IRR: -10.2%
• Equity multiple: 0.43×
• Total profit: $-20,882
• Equity at exit: $11,240

Cash invested: $36,400 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,152 high
• Mortgage (P&I): −$682
• Tax from tax record: −$117 /mo · $1,409/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $57

Break-even live

Break-even rent $1,080

Max offer price $130,000

Occupancy floor 90%

Sensitivity live

Price	-10% $130	-5% $93	+0% $57	+5% $20	+10% $-17
Rent	-10% $-34	-5% $11	+0% $57	+5% $102	+10% $148
Rate	-1.0pp $122	-0.5pp $90	base $57	+0.5pp $23	+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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2640 SW 38th St Oklahoma City, OK	3.0	2.0	944	$1,050	$1.11	4d	1	0.23mi
2612 SW 41st St Oklahoma City, OK	3.0	1.0	1164	$1,200	$1.03	25d	1	0.30mi
2336 SW Grand Blvd Oklahoma City, OK	2.0	1.0	770	$995	$1.29	45d	1	0.59mi
2741 SW Murray Dr Oklahoma City, OK	3.0	1.0	949	$1,395	$1.47	3d	1	0.60mi
2812 SW 48th St Oklahoma City, OK	4.0	1.0	840	$1,350	$1.61	21d	1	0.68mi
2500 SW 48th St Oklahoma City, OK	2.0	1.0	1096	$1,050	$0.96	45d	1	0.70mi
2801 SW 51st St Oklahoma City, OK	2.0	1.0	840	$1,025	$1.22	3d	1	0.76mi
2921 SW 28th St Oklahoma City, OK	3.0	1.0	1125	$1,490	$1.32	45d	1	0.80mi
2128 SW 41st St Oklahoma City, OK	2.0	1.0	860	$820	$0.95	4d	1	0.83mi
2119 SW 39th St Oklahoma City, OK	1.0–2.0	1.0	675	$909	$1.35	45d	1	0.83mi
4330 S Barnes Ave Oklahoma City, OK	1.0–3.0	1.0–2.0	860	$1,099	$1.28	5d	9	0.85mi
2140 SW 35th St Oklahoma City, OK	3.0	2.0	976	$1,300	$1.33	45d	1	0.85mi
5305 S Drexel Ave Oklahoma City, OK	4.0	1.0	1250	$1,199	$0.96	18d	1	0.88mi
3120 S Woodward Ave Oklahoma City, OK	2.0	1.0	740	$800	$1.08	4d	1	0.91mi
3128 SW 27th St Oklahoma City, OK	2.0	1.0	740	$880	$1.19	4d	1	0.94mi
2741 SW 54th Pl Oklahoma City, OK	3.0	2.0	1059	$1,249	$1.18	3d	1	0.98mi
2945 SW 54th St Oklahoma City, OK	3.0	1.5	1424	$1,295	$0.91	45d	1	1.00mi
3430 SW 29th Pl Unit 3430 Oklahoma City, OK	3.0	1.0	760	$850	$1.12	45d	1	1.02mi
2400 SW 53rd St Oklahoma City, OK	4.0	1.5	1440	$1,400	$0.97	13d	1	1.07mi
3500 SW 29th Pl Oklahoma City, OK	2.0	1.0	800	$695	$0.87	45d	1	1.07mi
3416 S Liberty Ave Oklahoma City, OK	3.0	2.0	1400	$1,195	$0.85	4d	1	1.08mi
5617 S May Ave Oklahoma City, OK	1.0–3.0	1.5	1000	$926	$0.93	25d	1	1.08mi
3100 Dumas Ln Apt 28 Oklahoma City, OK	2.0	1.0	800	$695	$0.87	18d	1	1.10mi
3705 SW 44th St Oklahoma City, OK	3.0	2.0	1224	$1,541	$1.26	4d	1	1.15mi
2641 SW 57th St Oklahoma City, OK	3.0	1.5	1269	$1,320	$1.04	45d	1	1.15mi
3800 SW 42nd St Oklahoma City, OK	2.0	1.0	790	$895	$1.13	45d	1	1.23mi
3801 SW 43rd St Oklahoma City, OK	2.0	1.0	720	$925	$1.28	45d	1	1.24mi
5901 S May Ave Unit 090 Oklahoma City, OK	2.0	2.0	859	$945	$1.10	45d	1	1.25mi
5901 S May Ave Apt 38 Oklahoma City, OK	2.0	2.0	859	$1,288	$1.50	45d	1	1.25mi
5901 S May Ave Unit 058- Up Oklahoma City, OK	2.0	2.0	859	$945	$1.10	3d	1	1.25mi
5901 S May Ave Unit 105 Oklahoma City, OK	2.0	2.0	859	$995	$1.16	3d	1	1.25mi
5901 S May Ave Unit 086 LI Oklahoma City, OK	2.0	2.0	859	$945	$1.10	22d	1	1.25mi
5901 S May Ave Unit 089 VLI Oklahoma City, OK	2.0	2.0	859	$999	$1.16	45d	1	1.25mi
5901 S May Ave Apt 55 Oklahoma City, OK	2.0	2.0	859	$995	$1.16	45d	1	1.25mi
5901 S May Ave Unit 006 Oklahoma City, OK	2.0	2.0	859	$949	$1.10	45d	1	1.25mi
5901 S May Ave Unit 004 VLI Up Oklahoma City, OK	2.0	2.0	859	$986	$1.15	45d	1	1.29mi
5609 S Rockwood Ave Oklahoma City, OK	3.0	1.0	1198	$1,075	$0.90	25d	1	1.31mi
2814 SW 59th St Oklahoma City, OK	2.0	1.5	1150	$1,085	$0.94	45d	1	1.32mi
2904 S Portland Ave Oklahoma City, OK	3.0	1.0	1000	$1,150	$1.15	45d	1	1.34mi
1329 SW Grand Blvd Oklahoma City, OK	2.0	1.0	858	$1,050	$1.22	45d	1	1.35mi

Listing history 14 events

1. 2026-06-21
   days on market $130,000 Active 23 DOM
2. 2026-06-18
   days on market $130,000 Active 20 DOM
3. 2026-06-17
   days on market $130,000 Active 19 DOM
4. 2026-06-16
   days on market $130,000 Active 18 DOM
5. 2026-06-15
   days on market $130,000 Active 17 DOM
6. 2026-06-13
   days on market $130,000 Active 15 DOM
7. 2026-06-09
   days on market $130,000 Active 11 DOM
8. 2026-06-08
   days on market $130,000 Active 10 DOM
9. 2026-06-07
   pricedays on market $130,000 Active 9 DOM
10. 2026-06-05
    days on market $135,000 Active 6 DOM
11. 2026-06-03
    days on market $135,000 Active 5 DOM
12. 2026-06-02
    days on market $135,000 Active 4 DOM
13. 2026-06-01
    days on market $135,000 Active 3 DOM
14. 2026-05-31
    days on market $135,000 Active 2 DOM

ⓘ 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: $1,409 · $117/mo
• Projected year-2 tax: $1,409 · $117/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 2/10 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: $13,821
• − Mortgage interest: −$7,282
• − Property taxes: −$1,409
• − Insurance: −$650
• − Repairs & maintenance: −$1,106
• − Management: −$1,106
• − Depreciation: −$3,782
• Taxable loss: −$1,513
• Est. tax savings @ 24.0%: +$363
• After-tax cash flow: $1,042/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

+214.0% since first listed

10 events — show timeline

• 2026-05-29 Listed $135,000 MLSOK
• 2021-12-14 Sold (Public Records) $108,000 Public Records
• 2021-12-10 Sold (MLS) $108,000 MLSOK
• 2021-11-23 Pending — MLSOK
• 2021-11-19 Relisted — MLSOK
• 2021-11-11 Listing Removed — MLSOK
• 2021-11-07 Price Changed $113,900 MLSOK
• 2021-10-15 Listed $118,900 MLSOK
• 2008-08-25 Listing Removed — MLSOK
• 2008-05-30 Listed $43,000 MLSOK

Property tax history

+9.7%/yr

Latest (2025): $1,409 · +4.4% YoY. Source: county tax records.