312 SE 55th St · Oklahoma City, OK 73129

$68,000

2 bd · 1.0 ba · 700 sqft · SingleFamily · 240 Days on market

Built 1915 Fair condition 0.28 ac lot $97/sqft · 14% below area Est $79k · 14% under ↓ 19% since listing

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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 +29.8/30.0
• ARV discount +13.8/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Appreciation +5.9/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +0.7/10.0

Listing remarks MLS

312 SE 55th, a charming home located in the heart of OKC, OK. This cozy unit features 2 bedrooms, 1 bathroom, and a possible 3rd bedroom that can also be used as extra storage space. Enjoy the convenience of washer/dryer hookups right in the unit. Stay warm during the colder months with a wall furnace included in the home. Home has been a rental and will be sold as-is, no repairs. Great for an investment.

Key facts

• 0.28 acre lot
• Built 1915
• Listed 240 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $68k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $250 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($911 rent vs $68k).
• Recommended offer: $60k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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: 83 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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

• In year one you build about $2k of equity ($470 loan paydown + $1k appreciation (1.8% local appreciation)).
• Oklahoma County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.8% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 240 days — a 12% lower offer ($60k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $17k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 240 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.34% ✓
• Cap rate: 10.70%
• Cash-on-cash: 15.75%
• DSCR: 1.70
• GRM: 6.2

CMA / ARV

• ARV (median comp): $78,970
• List price: $68,000
• Delta: -13.89%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5408 S Byers Ave	0.14mi	2/1.0	672 (-4%)	20mo	$105,000	$156	70
25 SW 56th St	0.48mi	2/1.0	713 (+2%)	11mo	$95,000	$133	65
44 SE 51st St	0.40mi	2/1.0	660 (-6%)	20mo	$75,000	$114	55
1006 SE 51st St	0.69mi	2/1.0	726 (+4%)	9mo	$110,000	$152	54
36 SW 56th St	0.51mi	2/1.0	640 (-9%)	15mo	$71,500	$112	50
49 SW 56th St	0.54mi	2/1.0	640 (-9%)	15mo	$71,500	$112	48
813 SE 60th Ter	0.59mi	3/1.0 (+1)	768 (+10%)	18mo	$86,500	$113	36
6401 Ashby Ter	0.61mi	3/1.0 (+1)	792 (+13%)	14mo	$103,250	$130	33
520 SE 46th St	0.65mi	3/1.0 (+1)	650 (-7%)	24mo	$90,000	$138	33

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

Projected returns pro-forma

1.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.5%
• Equity multiple: 2.04×
• Total profit: $19,717
• Equity at exit: $25,895

10-year hold

• IRR: 21.8%
• Equity multiple: 3.82×
• Total profit: $53,686
• Equity at exit: $36,591

Cash invested: $19,040 (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 73129

• Home prices YoY: 0.7%
• Active inventory: 83
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $911 high
• Mortgage (P&I): −$357
• Tax est. 1.5%: −$85 /mo · $1,020/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$191
• Net cashflow: $250

Break-even live

Break-even rent $595

Max offer price $68,000

Occupancy floor 68%

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: $17,000
• Closing costs: $2,040
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4908 S Stiles Ave Oklahoma City, OK	2.0	1.0	600	$1,000	$1.67	44d	1	0.44mi
808 SE 61st St Oklahoma City, OK	3.0	1.0	736	$940	$1.28	44d	1	0.63mi
311 SE 66th St Oklahoma City, OK	1.0	1.0	750	$700	$0.93	44d	1	0.75mi
311 SE 66th St Oklahoma City, OK	1.0	1.0	750	$700	$0.93	2d	1	0.75mi
5542 S Walker Ave Oklahoma City, OK	2.0	1.0	681	$920	$1.35	2d	1	0.87mi
101 SE 42nd St Unit B Oklahoma City, OK	2.0	1.0	740	$645	$0.87	44d	1	0.92mi
7125 S Santa Fe Ave Oklahoma City, OK	1.0	1.0	659	$765	$1.16	4d	1	1.09mi
5909 S Lee Ave Oklahoma City, OK	1.0–2.0	1.0	775	$980	$1.26	4d	5	1.10mi
616 SW 59th St Unit 56 Oklahoma City, OK	1.0	1.0	465	$745	$1.60	44d	1	1.14mi
3913 S Harvey Ave Unit 2 Oklahoma City, OK	1.0	1.0	568	$900	$1.58	44d	1	1.35mi
3906 S Hudson Ave Oklahoma City, OK	1.0	1.0	700	$750	$1.07	23d	1	1.40mi
6516 Anderson Dr Oklahoma City, OK	3.0	1.0	720	$825	$1.15	44d	1	1.49mi

Listing history 23 events

1. 2026-06-18
   days on market $68,000 Active 240 DOM
2. 2026-06-17
   days on market $68,000 Active 239 DOM
3. 2026-06-16
   days on market $68,000 Active 238 DOM
4. 2026-06-15
   days on market $68,000 Active 237 DOM
5. 2026-06-13
   days on market $68,000 Active 235 DOM
6. 2026-06-09
   days on market $68,000 Active 231 DOM
7. 2026-06-08
   days on market $68,000 Active 230 DOM
8. 2026-06-07
   pricedays on market $68,000 Active 229 DOM
9. 2026-06-05
   days on market $69,000 Active 226 DOM
10. 2026-06-03
    days on market $69,000 Active 225 DOM
11. 2026-06-02
    days on market $69,000 Active 224 DOM
12. 2026-06-01
    days on market $69,000 Active 223 DOM
13. 2026-05-31
    days on market $69,000 Active 222 DOM
14. 2026-05-06
    status Active 410-char remark

    Show marketing remark (410 chars)

    312 SE 55th, a charming home located in the heart of OKC, OK. This cozy unit features 2 bedrooms, 1 bathroom, and a possible 3rd bedroom that can also be used as extra storage space. Enjoy the convenience of washer/dryer hookups right in the unit. Stay warm during the colder months with a wall furnace included in the home. Home has been a rental and will be sold as-is, no repairs. Great for an investment.

15. 2026-04-30
    historical 410-char remark

    Show marketing remark (410 chars)

    312 SE 55th, a charming home located in the heart of OKC, OK. This cozy unit features 2 bedrooms, 1 bathroom, and a possible 3rd bedroom that can also be used as extra storage space. Enjoy the convenience of washer/dryer hookups right in the unit. Stay warm during the colder months with a wall furnace included in the home. Home has been a rental and will be sold as-is, no repairs. Great for an investment.

16. 2026-04-30
    price $69,000 410-char remark

    Show marketing remark (410 chars)

    312 SE 55th, a charming home located in the heart of OKC, OK. This cozy unit features 2 bedrooms, 1 bathroom, and a possible 3rd bedroom that can also be used as extra storage space. Enjoy the convenience of washer/dryer hookups right in the unit. Stay warm during the colder months with a wall furnace included in the home. Home has been a rental and will be sold as-is, no repairs. Great for an investment.

17. 2026-03-19
    price $75,000 410-char remark

    Show marketing remark (410 chars)

    312 SE 55th, a charming home located in the heart of OKC, OK. This cozy unit features 2 bedrooms, 1 bathroom, and a possible 3rd bedroom that can also be used as extra storage space. Enjoy the convenience of washer/dryer hookups right in the unit. Stay warm during the colder months with a wall furnace included in the home. Home has been a rental and will be sold as-is, no repairs. Great for an investment.

18. 2026-01-21
    price $79,900 410-char remark

    Show marketing remark (410 chars)

    312 SE 55th, a charming home located in the heart of OKC, OK. This cozy unit features 2 bedrooms, 1 bathroom, and a possible 3rd bedroom that can also be used as extra storage space. Enjoy the convenience of washer/dryer hookups right in the unit. Stay warm during the colder months with a wall furnace included in the home. Home has been a rental and will be sold as-is, no repairs. Great for an investment.

19. 2026-01-12
    price $82,500 410-char remark

    Show marketing remark (410 chars)

    312 SE 55th, a charming home located in the heart of OKC, OK. This cozy unit features 2 bedrooms, 1 bathroom, and a possible 3rd bedroom that can also be used as extra storage space. Enjoy the convenience of washer/dryer hookups right in the unit. Stay warm during the colder months with a wall furnace included in the home. Home has been a rental and will be sold as-is, no repairs. Great for an investment.

20. 2025-12-22
    price $82,900 410-char remark

    Show marketing remark (410 chars)

    312 SE 55th, a charming home located in the heart of OKC, OK. This cozy unit features 2 bedrooms, 1 bathroom, and a possible 3rd bedroom that can also be used as extra storage space. Enjoy the convenience of washer/dryer hookups right in the unit. Stay warm during the colder months with a wall furnace included in the home. Home has been a rental and will be sold as-is, no repairs. Great for an investment.

21. 2025-12-13
    price $83,000 410-char remark

    Show marketing remark (410 chars)

    312 SE 55th, a charming home located in the heart of OKC, OK. This cozy unit features 2 bedrooms, 1 bathroom, and a possible 3rd bedroom that can also be used as extra storage space. Enjoy the convenience of washer/dryer hookups right in the unit. Stay warm during the colder months with a wall furnace included in the home. Home has been a rental and will be sold as-is, no repairs. Great for an investment.

22. 2025-11-24
    price $84,000 410-char remark

    Show marketing remark (410 chars)

    312 SE 55th, a charming home located in the heart of OKC, OK. This cozy unit features 2 bedrooms, 1 bathroom, and a possible 3rd bedroom that can also be used as extra storage space. Enjoy the convenience of washer/dryer hookups right in the unit. Stay warm during the colder months with a wall furnace included in the home. Home has been a rental and will be sold as-is, no repairs. Great for an investment.

23. 2025-10-15
    listed $85,000 Active 410-char remark

    Show marketing remark (410 chars)

    312 SE 55th, a charming home located in the heart of OKC, OK. This cozy unit features 2 bedrooms, 1 bathroom, and a possible 3rd bedroom that can also be used as extra storage space. Enjoy the convenience of washer/dryer hookups right in the unit. Stay warm during the colder months with a wall furnace included in the home. Home has been a rental and will be sold as-is, no repairs. Great for an investment.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $10,933
• − Mortgage interest: −$3,809
• − Property taxes: −$1,020
• − Insurance: −$340
• − Repairs & maintenance: −$875
• − Management: −$875
• − Depreciation: −$1,978
• Taxable income: $2,037
• Est. tax owed @ 24.0%: −$489
• After-tax cash flow: $2,509/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations to improve its curb appeal and interior condition, with a focus on exterior siding, kitchen appliances, and bathroom fixtures.

Repairs flagged

• Major exterior siding — Significant weathering and discoloration
• Major kitchen appliances — Dated and possibly non-functional
• Major bathroom fixtures — Basic and possibly outdated
• Minor interior paint — Some wear, but not severe

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace kitchen appliances — Modernizes the space and attracts buyers
• Both Upgrade bathroom fixtures — Improves functionality and aesthetics
• Both Paint interior walls — Freshens the space and enhances value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant weathering and discoloration	Major	$15,000–50,000
kitchen appliances · Dated and possibly non-functional	Major	$15,000–50,000
bathroom fixtures · Basic and possibly outdated	Major	$15,000–50,000
interior paint · Some wear, but not severe	Minor	$500–3,000
Total estimated repair cost · 4 items		$45,500–153,000

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace kitchen appliances — Modernizes the space and attracts buyers ↑
• Both Upgrade bathroom fixtures — Improves functionality and aesthetics ↑
• Both Paint interior walls — Freshens the space and enhances value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 20,014
• Household income: $46,670
• Rent vs Own: 49.9% rent · 50.1% own
• Severe rent burden: 611.0

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 0.61)
• Race & ethnicity: Hispanic / Latino 57% Two or more races 26% White 26% Black 9% Native American 7% Asian 1%
• Hispanic origin (detail): Mexican 53%
• Common ancestry: Italian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 24% · Canada, Dominican Republic
• Languages at home: 54% English-only · Spanish 44% Other Asian/Pacific 1% Vietnamese 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: ▲ 1.75%
• Current HPI: 250.8581
• Rent YoY: —
• 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

-18.8% since first listed

10 events — show timeline

• 2026-05-06 Relisted — MLSOK
• 2026-04-30 Listing Removed — MLSOK
• 2026-04-30 Price Changed $69,000 MLSOK
• 2026-03-19 Price Changed $75,000 MLSOK
• 2026-01-21 Price Changed $79,900 MLSOK
• 2026-01-12 Price Changed $82,500 MLSOK
• 2025-12-22 Price Changed $82,900 MLSOK
• 2025-12-13 Price Changed $83,000 MLSOK
• 2025-11-24 Price Changed $84,000 MLSOK
• 2025-10-15 Listed $85,000 MLSOK