5425 S Lee Ave · Oklahoma City, OK 73109

$115,000

3 bd · 1.0 ba · 990 sqft · SingleFamily public records · 74 Days on market

Built 1959 7,344 sqft lot $116/sqft · at area comps Est $170k · 32% 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 +19.9/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.3/10.0
• 1% rule +4.2/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks MLS

This property presents a solid investment opportunity with its three-bedroom, one-bathroom configuration on a single level. The home offers good bones and potential for customization to suit your vision. While the property requires some attention and updates, its functional layout and established location provide an excellent foundation for creating value through thoughtful improvements and personal touch. HUD Guidelines 24 CFR 206-125 in the sale of this property, which regulate the terms of the sale including, but not limited to, list price, sales price and timeframe limitations. Property is sold as is.

Key facts

• 7,344 sq ft lot
• Built 1959
• Listed 74 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $139 ($2k/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 $106k (7.7% below list).
• Recommended offer: $106k (7.7% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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: Rents rising fast (+4.5%/yr); 85 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 74 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1959 — 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 $106,151 (7.7% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — 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. 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.
8. 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.
9. 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: 0.92% ✗
• Cap rate: 7.74%
• Cash-on-cash: 5.18%
• DSCR: 1.23
• GRM: 9.0

CMA / ARV

• ARV (median comp): $169,713
• List price: $115,000
• Delta: -32.24%
• 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
1001 SW 58 St	0.48mi	3/2.0	1,040 (+5%)	7mo	$175,000	$168	59
5400 S Broadway Ave	0.66mi	3/1.5	1,030 (+4%)	2mo	$168,000	$163	58
541 SW 45th St	0.66mi	2/1.0 (-1)	940 (-5%)	1mo	$60,000	$64	55
6100 S Shartel Ave	0.40mi	3/2.0	1,098 (+11%)	7mo	$175,000	$159	54
5404 S Broadway Ave	0.66mi	3/1.5	1,076 (+9%)	2mo	$173,000	$161	51
5309 S Santa Fe Ave	0.70mi	3/1.5	1,049 (+6%)	6mo	$139,000	$133	51
4816 S Hudson Ave	0.56mi	2/1.0 (-1)	1,070 (+8%)	6mo	$165,000	$154	50
640 SW 44th St	0.69mi	2/1.0 (-1)	1,067 (+8%)	1mo	$112,000	$105	49
1044 SW 49th St	0.64mi	3/1.0	1,135 (+15%)	2mo	$155,000	$137	44
516 SW 46th St	0.58mi	2/1.0 (-1)	855 (-14%)	5mo	$30,000	$35	41
432 SW 63rd Pl	0.65mi	3/1.5	1,132 (+14%)	4mo	$176,000	$155	41
1104 SW 48th St	0.71mi	3/1.0	1,122 (+13%)	8mo	$150,000	$134	38

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: 28.6%
• Equity multiple: 3.27×
• Total profit: $73,083
• Equity at exit: $103,601

10-year hold

• IRR: 25.2%
• Equity multiple: 7.57×
• Total profit: $211,700
• 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: 85
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,062 high
• Mortgage (P&I): −$603
• Tax from tax record: −$49 /mo · $583/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $139

Break-even live

Break-even rent $885

Max offer price $115,000

Occupancy floor 82%

Sensitivity live

Price	-10% $204	-5% $172	+0% $139	+5% $107	+10% $74
Rent	-10% $55	-5% $97	+0% $139	+5% $181	+10% $223
Rate	-1.0pp $197	-0.5pp $168	base $139	+0.5pp $109	+1.0pp $79

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 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
800 SW 52nd St Oklahoma City, OK	2.0	1.0	920	$995	$1.08	24d	1	0.22mi
5909 S Lee Ave Oklahoma City, OK	1.0–2.0	1.0	775	$980	$1.26	5d	5	0.27mi
620 SW 50th St Oklahoma City, OK	2.0	1.0	977	$1,100	$1.13	3d	1	0.28mi
5542 S Walker Ave Oklahoma City, OK	2.0	1.0	681	$920	$1.35	3d	1	0.29mi
616 SW 59th St Unit 43 Oklahoma City, OK	2.0	1.0	775	$900	$1.16	44d	1	0.35mi
5113 S Sage Ave Oklahoma City, OK	3.0	1.5	996	$1,025	$1.03	3d	1	0.49mi
6111 S Klein Ave Oklahoma City, OK	2.0–3.0	1.0	617	$900	$1.46	4d	3	0.61mi
6050 S Harvey Ave Apt 103 Oklahoma City, OK	2.0	1.0	780	$929	$1.19	24d	1	0.62mi
449 SW 63rd Pl Unit 6400 S Byers Oklahoma City, OK	3.0	1.0	775	$850	$1.10	24d	1	0.63mi
6050 S Harvey Ave Oklahoma City, OK	2.0	1.0	780	$929	$1.19	44d	1	0.64mi
632 SW 44th St Oklahoma City, OK	2.0	1.0	958	$1,000	$1.04	5d	1	0.66mi
1004 SW 62nd St Oklahoma City, OK	3.0	1.0	968	$1,295	$1.34	5d	1	0.70mi
1004 SW 45th St Oklahoma City, OK	2.0	1.0	756	$950	$1.26	24d	1	0.74mi
1020 SW 65th St Oklahoma City, OK	3.0	1.0	956	$1,330	$1.39	44d	1	0.88mi
1338 South Dr Oklahoma City, OK	2.0	1.0	720	$1,150	$1.60	17d	1	0.91mi
1402 SW 59th St Unit 3202 Oklahoma City, OK	2.0	1.0	950	$865	$0.91	24d	1	1.02mi
1402 SW 59th St Apt 3201 Oklahoma City, OK	2.0	1.0	950	$865	$0.91	44d	1	1.02mi
1402 SW 59th St Apt 1112 Oklahoma City, OK	2.0	1.5	925	$980	$1.06	44d	1	1.02mi
1344 SW 62nd St Oklahoma City, OK	3.0	1.0	878	$1,300	$1.48	3d	1	1.11mi
1433 SW 60th St Oklahoma City, OK	3.0	2.0	942	$1,400	$1.49	44d	1	1.13mi
4908 S Stiles Ave Oklahoma City, OK	2.0	1.0	600	$1,000	$1.67	44d	1	1.16mi
101 SE 42nd St Unit B Oklahoma City, OK	2.0	1.0	740	$645	$0.87	44d	1	1.16mi
7255 S Walker Ave Oklahoma City, OK	2.0	2.0	850	$949	$1.12	3d	1	1.17mi
1432 SW 61st Ter Oklahoma City, OK	3.0	1.5	891	$1,145	$1.29	44d	1	1.18mi
109 SE 42nd St Apt A Oklahoma City, OK	2.0	1.0	800	$799	$1.00	18d	1	1.18mi
7125 S Santa Fe Ave Oklahoma City, OK	3.0	2.0	1100	$1,200	$1.09	44d	1	1.21mi
4101 S Shields Blvd Unit Shields 3B Oklahoma City, OK	3.0	2.0	957	$1,050	$1.10	24d	1	1.31mi
4101 S Shields Blvd Apt 3B Oklahoma City, OK	3.0	2.0	957	$1,025	$1.07	5d	1	1.31mi
6612 S Stiles Ave Oklahoma City, OK	2.0	1.0	870	$800	$0.92	44d	1	1.37mi
3407 S Lee Ave Oklahoma City, OK	2.0	1.0	900	$980	$1.09	44d	1	1.37mi
311 SE 66th St Unit 6620-301 Oklahoma City, OK	2.0	1.0	870	$850	$0.98	44d	1	1.40mi
1105 W Interstate 240 Service Rd Unit 1111-1 Oklahoma City, OK	2.0	1.0	950	$895	$0.94	24d	1	1.43mi
1105 W I-240 Service Rd Oklahoma City, OK	2.0	2.0	1000	$945	$0.94	22d	1	1.43mi
1105 1/2 W Interstate 240 Service Rd Oklahoma City, OK	1.0–2.0	1.0–2.0	875	$945	$1.08	17d	14	1.43mi
2120 SW 61st St Oklahoma City, OK	3.0	1.0	1101	$1,200	$1.09	44d	1	1.46mi
1329 SW Grand Blvd Oklahoma City, OK	2.0	1.0	858	$1,050	$1.22	44d	1	1.48mi
3312 S Harvey Ave Oklahoma City, OK	2.0	1.0	840	$1,100	$1.31	21d	1	1.48mi
717 Santa Rosa Dr Oklahoma City, OK	1.0–3.0	1.0–1.5	1025	$1,300	$1.27	3d	42	1.49mi

Listing history 6 events

1. 2026-06-05
   statusdays on market $115,000 Pending 74 DOM
2. 2026-06-03
   days on market $115,000 Active 73 DOM
3. 2026-06-02
   days on market $115,000 Active 72 DOM
4. 2026-06-01
   days on market $115,000 Active 71 DOM
5. 2026-05-31
   days on market $115,000 Active 70 DOM
6. 2026-03-22
   listed $115,000 Active 613-char remark

   Show marketing remark (613 chars)

   This property presents a solid investment opportunity with its three-bedroom, one-bathroom configuration on a single level. The home offers good bones and potential for customization to suit your vision. While the property requires some attention and updates, its functional layout and established location provide an excellent foundation for creating value through thoughtful improvements and personal touch. HUD Guidelines 24 CFR 206-125 in the sale of this property, which regulate the terms of the sale including, but not limited to, list price, sales price and timeframe limitations. Property is sold as is.

ⓘ 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: $583 · $49/mo
• Projected year-2 tax: $1,035 · $86/mo
• Expected delta: +$452/yr (+$38/mo · 77.7%)

ⓘ 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: $12,738
• − Mortgage interest: −$6,442
• − Property taxes: −$583
• − Insurance: −$575
• − Repairs & maintenance: −$1,019
• − Management: −$1,019
• − Depreciation: −$3,345
• Taxable loss: −$245
• Est. tax savings @ 24.0%: +$59
• After-tax cash flow: $1,727/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

1 event — show timeline

• 2026-03-22 Listed $115,000 MLSOK

Property tax history

-0.8%/yr

Latest (2025): $583 · -0.6% YoY. Source: county tax records.