3013 SE 55th St · Oklahoma City, OK 73135

$95,000

3 bd · 2.0 ba · 1,096 sqft · SingleFamily public records · 8 Days on market

Built 1974 6,599 sqft lot $87/sqft · 41% below area Est $161k · 41% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Attractive brick home in a charming, sidewalk-lined neighborhood. The kitchen is conveniently located just off the entry and features a bright eating area with a large picture window overlooking the front yard. The living room offers a warm, inviting feel with its brick fireplace, beam ceiling, and patio doors that open to the back patio. This home includes three bedrooms and one-and-a-half baths, providing a functional layout for everyday living. The backyard is fully fenced, offering privacy and space for outdoor enjoyment. Buyers to verify all info. This property may qualify for Seller Financing (Vendee). Highest & Best Hold Period active - expires 05/15/2026 01:00 PM CST

Key facts

• Brick fireplace
• Large picture window
• Brick home

Tags

• BRICK HOME
• SIDEWALK LINED NEIGHBORHOOD
• BRIGHT EATING AREA
• LARGE PICTURE WINDOW
• BRICK FIREPLACE
• BEAM CEILING

Property features AI

Finance

• Other: Homestead not claimed
• Financial info: Property listed as REO / bank-owned; Not assumable; Not eligible for loan qualification
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Utilities: No storm shelter
• Home design: Single-family residence; One-story; Existing property
• Construction: Brick and frame construction; Composition roof; Slab foundation; Built previously (existing)
• Exterior features: Covered porch; Interior lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Living area layout with one living area; One fireplace with an insert

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $448 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Cap rate 12.0% 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: Bodine Es (math 2% / reading 2%, grade F, #802 of 845 statewide, top 100%, 638 students, 0% FRL); Capitol Hill Hs (math 2% / reading 4%, grade F, #444 of 447 statewide, top 99%, 1,455 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 fast (+4.8%/yr); 89 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k 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 + 4.8% rent growth), your $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $52k; list at $95k implies a 84% 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 $95,000

Questions for the listing agent

1. Built in 1974 — 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. 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 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: 1.40% ✓
• Cap rate: 11.95%
• Cash-on-cash: 20.22%
• DSCR: 1.90
• GRM: 5.9

CMA / ARV

• ARV (median comp): $161,026
• List price: $95,000
• Delta: -41.00%
• 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
3017 SE 56th St	0.06mi	3/2.0	1,137 (+4%)	4mo	$175,000	$154	88
3217 SE 56th St	0.14mi	3/1.5	1,134 (+4%)	2mo	$110,000	$97	84
5113 Creekwood Ter	0.28mi	3/1.5	1,039 (-5%)	1mo	$72,000	$69	75
3405 SE 55th St	0.29mi	3/1.5	1,150 (+5%)	7mo	$158,000	$137	71
3608 SE 57th Cir	0.42mi	3/2.0	1,036 (-6%)	4mo	$130,900	$126	68
5104 Gaines St	0.44mi	3/1.5	1,052 (-4%)	4mo	$172,500	$164	67
3512 SE 55th St	0.36mi	3/2.5	1,175 (+7%)	7mo	$165,000	$140	63
5725 Evanbrook Ter	0.37mi	3/2.0	1,251 (+14%)	1mo	$155,000	$124	58
3432 Parker Dr	0.28mi	3/1.0	937 (-14%)	3mo	$140,500	$150	57
4020 Ray Dr	0.72mi	3/1.5	1,039 (-5%)	5mo	$150,000	$144	52
5404 S Huddleston St	0.66mi	3/2.0	963 (-12%)	0mo	$81,500	$85	48
4126 Jones Blvd	0.75mi	3/1.0	1,026 (-6%)	4mo	$115,000	$112	48

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 · 4.76% rent growth · sell at horizon

5-year hold

• IRR: 14.3%
• Equity multiple: 1.58×
• Total profit: $15,542
• Equity at exit: $14,165

10-year hold

• IRR: 24.3%
• Equity multiple: 3.27×
• Total profit: $60,467
• Equity at exit: $8,214

Cash invested: $26,600 (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 73135

• Home prices YoY: -8.0%
• Rents YoY: 4.8%
• Active inventory: 89
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,334 high
• Mortgage (P&I): −$498
• Tax from tax record: −$68 /mo · $814/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $448

Break-even live

Break-even rent $767

Max offer price $95,000

Occupancy floor 61%

Sensitivity live

Price	-10% $502	-5% $475	+0% $448	+5% $421	+10% $394
Rent	-10% $343	-5% $395	+0% $448	+5% $501	+10% $554
Rate	-1.0pp $496	-0.5pp $472	base $448	+0.5pp $424	+1.0pp $399

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3205 SE 55th St Oklahoma City, OK	3.0	1.5	1119	$1,300	$1.16	44d	1	0.11mi
5216 Foster Dr Oklahoma City, OK	3.0	1.5	894	$995	$1.11	44d	1	0.17mi
5305 Brookdale St Oklahoma City, OK	3.0	2.0	1205	$1,195	$0.99	12d	1	0.18mi
5316 S Briarwood Dr Oklahoma City, OK	3.0	2.0	980	$1,149	$1.17	24d	1	0.23mi
3005 SE 51st St Oklahoma City, OK	2.0	1.0	842	$995	$1.18	44d	1	0.23mi
3424 Parker Dr Oklahoma City, OK	3.0	1.0	1125	$450	$0.40	44d	1	0.28mi
3409 Parker Dr Oklahoma City, OK	3.0	1.0	918	$1,250	$1.36	4d	1	0.30mi
5609 Evanbrook Ter Oklahoma City, OK	3.0	2.0	1175	$1,395	$1.19	2d	1	0.32mi
5609 Evanbrook Ter Oklahoma City, OK	3.0	2.0	1175	$1,395	$1.19	24d	1	0.32mi
5012 Creekwood Ter Oklahoma City, OK	3.0	1.5	1250	$1,395	$1.12	44d	1	0.34mi
5024 Brookdale St Oklahoma City, OK	3.0	1.5	1039	$1,550	$1.49	22d	1	0.35mi
2621 SE 50th St Oklahoma City, OK	3.0	1.5	1022	$1,150	$1.13	2d	1	0.53mi
2908 SE 47th St Oklahoma City, OK	3.0	1.0	1100	$1,350	$1.23	3d	1	0.54mi
3925 SE 59th St Oklahoma City, OK	2.0	1.5	993	$1,211	$1.22	22d	1	0.58mi
2532 SE 47th St Oklahoma City, OK	4.0	1.0	1215	$1,550	$1.28	2d	1	0.68mi
3741 SE 48th Pl Oklahoma City, OK	3.0	2.0	1370	$1,225	$0.89	3d	1	0.77mi
4909 Cinderella Dr Oklahoma City, OK	3.0	2.0	1113	$1,150	$1.03	3d	1	0.77mi
4912 S Fairmont Ave Oklahoma City, OK	3.0	2.0	1330	$1,450	$1.09	3d	1	0.78mi
4700 Clendon Way Oklahoma City, OK	3.0	2.0	1434	$1,450	$1.01	15d	1	0.81mi
4816 S Fairmont Ave Oklahoma City, OK	3.0	2.0	1091	$1,275	$1.17	24d	1	0.82mi
4917 S Karen St Oklahoma City, OK	3.0	1.5	960	$1,100	$1.15	24d	1	0.86mi
3305 Neighbors Ln Oklahoma City, OK	3.0	1.0	945	$1,250	$1.32	3d	1	0.87mi
5537 S Sunnylane Rd Oklahoma City, OK	1.0–2.0	1.0–1.5	840	$850	$1.01	3d	11	0.88mi
3916 SE 46th St Oklahoma City, OK	3.0	1.5	1220	$1,295	$1.06	24d	1	0.89mi
3451 SE 44th St Unit 269 Del City, OK	2.0	1.0	924	$850	$0.92	3d	1	0.89mi
3451 SE 44th St Oklahoma City, OK	1.0–3.0	1.0–2.0	974	$950	$0.98	12d	4	0.89mi
4215 SE 53rd St Oklahoma City, OK	1.0–2.0	1.0	769	$915	$1.19	24d	1	0.90mi
4008 SE 47th St Oklahoma City, OK	3.0	1.5	1082	$1,145	$1.06	3d	1	0.90mi
4101 SE 48th St Oklahoma City, OK	3.0	1.0	974	$1,245	$1.28	17d	1	0.90mi
4016 SE 47th St Oklahoma City, OK	3.0	1.5	1245	$1,199	$0.96	5d	1	0.91mi
3224 Lazy Ln Oklahoma City, OK	3.0	2.0	1440	$1,300	$0.90	24d	1	0.93mi
4900 S Dimple Dr Oklahoma City, OK	3.0	1.5	1463	$1,025	$0.70	3d	1	0.95mi
4220 SE 49th St Oklahoma City, OK	3.0	2.0	1223	$1,175	$0.96	24d	1	0.98mi
4004 SE 45th Ter Oklahoma City, OK	3.0	1.0	1006	$995	$0.99	24d	1	0.99mi
4217 SE 48th Ter Oklahoma City, OK	3.0	1.5	1043	$1,295	$1.24	24d	1	1.03mi
4104 SE 45th Ter Oklahoma City, OK	4.0	1.5	1111	$1,275	$1.15	2d	1	1.04mi
4309 SE 48th Ter Oklahoma City, OK	3.0	2.0	1458	$1,525	$1.05	2d	1	1.09mi
4900 Sunny Ct Oklahoma City, OK	3.0	2.0	1281	$1,600	$1.25	3d	1	1.14mi
4116 Overland Dr Oklahoma City, OK	3.0	2.0	1363	$1,500	$1.10	2d	1	1.35mi
4721 SE 46th St Oklahoma City, OK	3.0	2.0	1002	$1,275	$1.27	12d	1	1.44mi

Listing history 3 events

1. 2026-05-11
   listed $95,000 Active 687-char remark
2. 2015-10-01
   soldstatus $51,500
3. 1980-07-01
   soldstatus $11,500

ⓘ 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: $814 · $68/mo
• Projected year-2 tax: $855 · $71/mo
• Expected delta: +$41/yr (+$3/mo · 5.0%)

ⓘ 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 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: $16,007
• − Mortgage interest: −$5,321
• − Property taxes: −$814
• − Insurance: −$475
• − Repairs & maintenance: −$1,281
• − Management: −$1,281
• − Depreciation: −$2,764
• Taxable income: $4,071
• Est. tax owed @ 24.0%: −$977
• After-tax cash flow: $4,401/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): 22,022
• Household income: $63,478
• Rent vs Own: 44.8% rent · 55.2% own
• Severe rent burden: 1083.0

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: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: White 41% Black 25% Hispanic / Latino 19% Two or more races 15% Asian 6% Native American 2%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 83% English-only · Spanish 11% Vietnamese 3% 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: ▼ -20.17%
• Current HPI: 232.4241
• Rent YoY: ▲ 4.76%
• 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

+726.1% since first listed

4 events — show timeline

• 2026-05-19 Pending — MLSOK
• 2026-05-11 Listed $95,000 MLSOK
• 2015-10-01 Sold (Public Records) $51,500 Public Records
• 1980-07-01 Sold (Public Records) $11,500 Public Records

Property tax history

+0.4%/yr

Latest (2025): $814 · +2.6% YoY. Source: county tax records.