None · Oklahoma City, OK 73129

$101,000

3 bd · 2.0 ba · 1,251 sqft · SingleFamily public records · 92 Days on market

Built 1980 6,050 sqft lot $81/sqft · 15% below area Est $119k · 15% under

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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 +14.5/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Appreciation +5.9/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks MLS

Investor Special – bring your tools and vision! This property is a perfect flip or buy-and-hold opportunity for the investor willing to do the work. Surrounded by affordably priced homes, there’s strong upside potential here—submit your offer before it’s gone.

Key facts

• 6,050 sq ft lot
• 2 garage spots
• Built 1980

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $101k.

Deal economics

• At list price, monthly cash flow is $370 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $101k).
• Recommended offer: $92k (9.0% 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; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 5,365 units permitted in Oklahoma County in 2024 (569 in 5+ unit buildings).
• This rent runs 34% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $2k of equity ($698 loan paydown + $2k 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 $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $19k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $58k; list at $101k implies a 74% gain — meaningful room to come down on a strong offer.

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 $91,910 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.33% ✓
• Cap rate: 10.69%
• Cash-on-cash: 15.71%
• DSCR: 1.70
• GRM: 6.3

CMA / ARV

• ARV (median comp): $119,472
• List price: $101,000
• Delta: -15.46%
• 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
2401 SE 45th St	0.05mi	3/2.0	1,155 (-8%)	20mo	$157,000	$136	68
2721 SE 46th St	0.30mi	3/1.5	1,316 (+5%)	13mo	$150,000	$114	64
2708 SE 51st St	0.50mi	4/1.0 (+1)	1,277 (+2%)	1mo	$138,500	$108	63
2408 SE 46 St	0.09mi	2/2.0 (-1)	1,156 (-8%)	21mo	$120,000	$104	61
3105 Neighbors Ln	0.72mi	3/1.0	1,316 (+5%)	4mo	$152,000	$116	50
2821 SE 45th St	0.38mi	4/1.5 (+1)	1,350 (+8%)	23mo	$97,000	$72	43
4920 Creekwood Ter	0.72mi	3/2.0	1,162 (-7%)	14mo	$150,000	$129	43
4905 Creekwood Dr	0.75mi	4/1.5 (+1)	1,200 (-4%)	13mo	$175,000	$146	41
5113 S Madera Ter	0.41mi	3/1.5	1,110 (-11%)	24mo	$165,000	$149	41
3000 Chetwood Dr	0.67mi	3/1.5	1,064 (-15%)	3mo	$100,000	$94	39
3008 Overland Dr	0.71mi	3/1.5	1,071 (-14%)	12mo	$175,000	$163	31
5016 Creekwood Dr	0.68mi	3/1.5	1,076 (-14%)	19mo	$120,000	$112	27

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: 19.4%
• Equity multiple: 2.03×
• Total profit: $29,223
• Equity at exit: $38,462

10-year hold

• IRR: 21.8%
• Equity multiple: 3.81×
• Total profit: $79,584
• Equity at exit: $54,348

Cash invested: $28,280 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,339 high
• Mortgage (P&I): −$530
• Tax from tax record: −$116 /mo · $1,387/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $370

Break-even live

Break-even rent $870

Max offer price $101,000

Occupancy floor 67%

Sensitivity live

Price	-10% $427	-5% $399	+0% $370	+5% $342	+10% $313
Rent	-10% $264	-5% $317	+0% $370	+5% $423	+10% $476
Rate	-1.0pp $421	-0.5pp $396	base $370	+0.5pp $344	+1.0pp $317

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: $25,250
• Closing costs: $3,030
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4816 S Fairmont Ave Oklahoma City, OK	3.0	2.0	1091	$1,275	$1.17	24d	1	0.18mi
4909 Cinderella Dr Oklahoma City, OK	3.0	2.0	1113	$1,150	$1.03	3d	1	0.22mi
4912 S Fairmont Ave Oklahoma City, OK	3.0	2.0	1330	$1,450	$1.09	3d	1	0.23mi
2532 SE 47th St Oklahoma City, OK	4.0	1.0	1215	$1,550	$1.28	2d	1	0.25mi
2621 SE 50th St Oklahoma City, OK	3.0	1.5	1022	$1,150	$1.13	2d	1	0.41mi
2908 SE 47th St Oklahoma City, OK	3.0	1.0	1100	$1,350	$1.23	3d	1	0.49mi
4305 S Nebraska Ave Oklahoma City, OK	3.0	2.0	1145	$1,200	$1.05	44d	1	0.61mi
5012 Creekwood Ter Oklahoma City, OK	3.0	1.5	1250	$1,395	$1.12	44d	1	0.78mi
3224 Lazy Ln Oklahoma City, OK	3.0	2.0	1440	$1,300	$0.90	24d	1	0.79mi
5024 Brookdale St Oklahoma City, OK	3.0	1.5	1039	$1,550	$1.49	22d	1	0.83mi
3305 Neighbors Ln Oklahoma City, OK	3.0	1.0	945	$1,250	$1.32	3d	1	0.83mi
5216 Foster Dr Oklahoma City, OK	3.0	1.5	894	$995	$1.11	44d	1	0.85mi
1528 SE 47th Pl Oklahoma City, OK	3.0	1.0	1092	$1,300	$1.19	4d	1	0.88mi
3024 Hillside Dr Oklahoma City, OK	4.0	2.0	1686	$1,550	$0.92	11d	1	0.90mi
1528 SE 49th Ter Oklahoma City, OK	3.0	1.0	912	$1,100	$1.21	24d	1	0.93mi
5305 Brookdale St Oklahoma City, OK	3.0	2.0	1205	$1,195	$0.99	12d	1	0.93mi
5316 S Briarwood Dr Oklahoma City, OK	3.0	2.0	980	$1,149	$1.17	24d	1	1.01mi
3205 SE 55th St Oklahoma City, OK	3.0	1.5	1119	$1,300	$1.16	44d	1	1.02mi
3451 SE 44th St Oklahoma City, OK	1.0–3.0	1.0–2.0	974	$950	$0.98	12d	4	1.04mi
3451 SE 44th St Unit 269 Del City, OK	2.0	1.0	924	$850	$0.92	3d	1	1.04mi
1501 SE 52nd St Oklahoma City, OK	3.0	2.0	1012	$1,200	$1.19	24d	1	1.06mi
1413 SE 39th St Oklahoma City, OK	3.0	1.0	1004	$1,125	$1.12	44d	1	1.11mi
3741 SE 48th Pl Oklahoma City, OK	3.0	2.0	1370	$1,225	$0.89	3d	1	1.13mi
4700 Clendon Way Oklahoma City, OK	3.0	2.0	1434	$1,450	$1.01	15d	1	1.16mi
3409 Parker Dr Oklahoma City, OK	3.0	1.0	918	$1,250	$1.36	4d	1	1.17mi
3424 Parker Dr Oklahoma City, OK	3.0	1.0	1125	$450	$0.40	44d	1	1.18mi
5609 Evanbrook Ter Oklahoma City, OK	3.0	2.0	1175	$1,395	$1.19	2d	1	1.19mi
5609 Evanbrook Ter Oklahoma City, OK	3.0	2.0	1175	$1,395	$1.19	24d	1	1.19mi
3920 Dentwood Ter Del City, OK	4.0	1.5	1624	$1,395	$0.86	3d	1	1.22mi
3808 Oakcliff Dr Oklahoma City, OK	3.0	2.0	1715	$1,475	$0.86	3d	1	1.22mi
3916 SE 46th St Oklahoma City, OK	3.0	1.5	1220	$1,295	$1.06	24d	1	1.30mi
4004 SE 45th Ter Oklahoma City, OK	3.0	1.0	1006	$995	$0.99	24d	1	1.33mi
4008 SE 47th St Oklahoma City, OK	3.0	1.5	1082	$1,145	$1.06	3d	1	1.38mi
4104 SE 45th Ter Oklahoma City, OK	4.0	1.5	1111	$1,275	$1.15	2d	1	1.39mi
4016 SE 47th St Oklahoma City, OK	3.0	1.5	1245	$1,199	$0.96	5d	1	1.40mi
4101 SE 48th St Oklahoma City, OK	3.0	1.0	974	$1,245	$1.28	16d	1	1.40mi
4917 S Karen St Oklahoma City, OK	3.0	1.5	960	$1,100	$1.15	24d	1	1.40mi
4116 Overland Dr Oklahoma City, OK	3.0	2.0	1363	$1,500	$1.10	2d	1	1.43mi
3925 SE 59th St Oklahoma City, OK	2.0	1.5	993	$1,211	$1.22	22d	1	1.45mi
4900 S Dimple Dr Oklahoma City, OK	3.0	1.5	1463	$1,025	$0.70	3d	1	1.47mi

Listing history 22 events

1. 2026-06-18
   days on market $101,000 Active 92 DOM
2. 2026-06-17
   days on market $101,000 Active 91 DOM
3. 2026-06-16
   days on market $101,000 Active 90 DOM
4. 2026-06-15
   days on market $101,000 Active 89 DOM
5. 2026-06-13
   days on market $101,000 Active 87 DOM
6. 2026-06-09
   days on market $101,000 Active 83 DOM
7. 2026-06-08
   days on market $101,000 Active 82 DOM
8. 2026-06-07
   days on market $101,000 Active 81 DOM
9. 2026-06-05
   days on market $101,000 Active 78 DOM
10. 2026-06-03
    days on market $101,000 Active 77 DOM
11. 2026-06-02
    days on market $101,000 Active 76 DOM
12. 2026-06-02
    price $101,000 Active 75 DOM
13. 2026-06-01
    days on market $102,500 Active 75 DOM
14. 2026-05-31
    days on market $102,500 Active 74 DOM
15. 2026-05-11
    price $102,500 284-char remark

    Show marketing remark (284 chars)

    Investor Special – bring your tools and vision! This property is a perfect flip or buy-and-hold opportunity for the investor willing to do the work. Surrounded by affordably priced homes, there’s strong upside potential here—submit your offer before it’s gone.

16. 2026-04-30
    price $105,000 284-char remark

    Show marketing remark (284 chars)

    Investor Special – bring your tools and vision! This property is a perfect flip or buy-and-hold opportunity for the investor willing to do the work. Surrounded by affordably priced homes, there’s strong upside potential here—submit your offer before it’s gone.

17. 2026-04-14
    price $110,000 284-char remark

    Show marketing remark (284 chars)

    Investor Special – bring your tools and vision! This property is a perfect flip or buy-and-hold opportunity for the investor willing to do the work. Surrounded by affordably priced homes, there’s strong upside potential here—submit your offer before it’s gone.

18. 2026-03-18
    listed $120,000 Active 284-char remark

    Show marketing remark (284 chars)

    Investor Special – bring your tools and vision! This property is a perfect flip or buy-and-hold opportunity for the investor willing to do the work. Surrounded by affordably priced homes, there’s strong upside potential here—submit your offer before it’s gone.

19. 2021-03-20
    historical
20. 2021-03-15
    price $107,500
21. 2021-03-12
    listed $115,000 Active
22. 2021-02-19
    soldstatus $58,000

ⓘ 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: $1,387 · $116/mo
• Projected year-2 tax: $1,387 · $116/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: $16,063
• − Mortgage interest: −$5,658
• − Property taxes: −$1,387
• − Insurance: −$505
• − Repairs & maintenance: −$1,285
• − Management: −$1,285
• − Depreciation: −$2,938
• Taxable income: $3,005
• Est. tax owed @ 24.0%: −$721
• After-tax cash flow: $3,721/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): 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

+76.7% since first listed

8 events — show timeline

• 2026-05-11 Price Changed $102,500 MLSOK
• 2026-04-30 Price Changed $105,000 MLSOK
• 2026-04-14 Price Changed $110,000 MLSOK
• 2026-03-18 Listed $120,000 MLSOK
• 2021-03-20 Listing Removed — MLSOK
• 2021-03-15 Price Changed $107,500 MLSOK
• 2021-03-12 Listed $115,000 MLSOK
• 2021-02-19 Sold (Public Records) $58,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $1,387 · +4.4% YoY. Source: county tax records.