3216 SE 57th St · Oklahoma City, OK 73135

$100,000

3 bd · 2.0 ba · 1,546 sqft · SingleFamily public records · 2 Days on market

Built 1978 6,656 sqft lot Est $182k · 45% 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 +9.2/10.0
• 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

This 3-bedroom, 2-bathroom home is perfectly positioned in an established Southeast Oklahoma City community, offering unbeatable proximity to I-240 and I-35 for a fast commute to Tinker Air Force Base or Downtown OKC. Located near the Sunnylane shopping corridor and the recreational trails of Lake Stanley Draper, this property features a functional floor plan and an attached 2-car garage. The home has been well-maintained and serves as a fantastic blank canvas for someone looking to bring their own creative vision; it is a wonderful opportunity to add personal cosmetic touches and build immediate equity in a high-demand area.

Key facts

• 6,656 sq ft lot
• 2 garage spots
• Built 1978

Property features AI

Finance

• Other: Located in Oakcliff Sec 14; No storm shelter; Interior lot size approximately 0.1528 acres; Directions: Se 59th and Bryant, head north to SE 5th, turn east to property; Unoccupied and active listing
• Financial info: Assumable loan available; Qualifies for financing; Property listed at $100,000
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Utilities: Homestead exemption applied
• Home design: Single family residence; Residential property; Entry level: One
• Construction: Brick and frame construction; Composition roof; Slab foundation; Existing property
• Exterior features: Interior lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: One-level home; Living area present; Dining area present; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $432 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 11.5% 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; 30 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 $691 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 $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 17y 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 $40k; list at $100k implies a 149% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,000

Questions for the listing agent

1. Built in 1978 — 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: 1.42% ✓
• Cap rate: 11.48%
• Cash-on-cash: 18.53%
• DSCR: 1.82
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $182,428
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3117 SE 57th St	0.06mi	3/2.0	1,648 (+7%)	12mo	$165,000	$100	76
5312 Evanbrook Ter	0.40mi	3/1.5	1,641 (+6%)	2mo	$167,900	$102	67
5121 Keith Dr	0.55mi	3/2.0	1,470 (-5%)	2mo	$195,000	$133	65
5517 S Karen St	0.63mi	3/1.5	1,549 (+0%)	8mo	$160,000	$103	62
5201 Keith Dr	0.53mi	3/2.0	1,422 (-8%)	2mo	$175,000	$123	60
5204 Shalimar Dr	0.49mi	3/1.5	1,476 (-4%)	10mo	$172,000	$117	59
5413 Evanbrook Ter	0.33mi	3/2.0	1,336 (-14%)	8mo	$146,600	$110	56
3113 SE 54th St	0.21mi	4/1.5 (+1)	1,334 (-14%)	6mo	$164,000	$123	55
5104 N Oak Valley Rd	0.64mi	3/2.0	1,426 (-8%)	3mo	$172,000	$121	55
5008 Keith Dr	0.65mi	3/2.0	1,442 (-7%)	10mo	$175,000	$121	50
5516 S Kathy Dr	0.60mi	3/2.0	1,759 (+14%)	4mo	$175,000	$99	45
5004 S Briarwood Dr	0.57mi	4/1.5 (+1)	1,352 (-12%)	2mo	$160,000	$118	44

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: 12.2%
• Equity multiple: 1.50×
• Total profit: $13,917
• Equity at exit: $14,910

10-year hold

• IRR: 22.5%
• Equity multiple: 3.09×
• Total profit: $58,576
• Equity at exit: $8,646

Cash invested: $28,000 (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: $1,424 high
• Mortgage (P&I): −$524
• Tax from tax record: −$127 /mo · $1,518/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $432

Break-even live

Break-even rent $877

Max offer price $100,000

Occupancy floor 65%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 30 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	0.12mi
3424 Parker Dr Oklahoma City, OK	3.0	1.0	1125	$450	$0.40	44d	1	0.16mi
5609 Evanbrook Ter Oklahoma City, OK	3.0	2.0	1175	$1,395	$1.19	2d	1	0.23mi
5609 Evanbrook Ter Oklahoma City, OK	3.0	2.0	1175	$1,395	$1.19	24d	1	0.23mi
5305 Brookdale St Oklahoma City, OK	3.0	2.0	1205	$1,195	$0.99	12d	1	0.27mi
5012 Creekwood Ter Oklahoma City, OK	3.0	1.5	1250	$1,395	$1.12	44d	1	0.48mi
3808 Oakcliff Dr Oklahoma City, OK	3.0	2.0	1715	$1,475	$0.86	2d	1	0.70mi
2908 SE 47th St Oklahoma City, OK	3.0	1.0	1100	$1,350	$1.23	2d	1	0.71mi
3741 SE 48th Pl Oklahoma City, OK	3.0	2.0	1370	$1,225	$0.89	2d	1	0.82mi
4700 Clendon Way Oklahoma City, OK	3.0	2.0	1434	$1,450	$1.01	14d	1	0.85mi
2532 SE 47th St Oklahoma City, OK	4.0	1.0	1215	$1,550	$1.28	2d	1	0.86mi
4008 SE 47th St Oklahoma City, OK	3.0	1.5	1082	$1,145	$1.06	3d	1	0.90mi
3916 SE 46th St Oklahoma City, OK	3.0	1.5	1220	$1,295	$1.06	24d	1	0.91mi
4016 SE 47th St Oklahoma City, OK	3.0	1.5	1245	$1,199	$0.96	4d	1	0.91mi
4900 S Dimple Dr Oklahoma City, OK	3.0	1.5	1463	$1,025	$0.70	3d	1	0.93mi
4220 SE 49th St Oklahoma City, OK	3.0	2.0	1223	$1,175	$0.96	24d	1	0.94mi
4909 Cinderella Dr Oklahoma City, OK	3.0	2.0	1113	$1,150	$1.03	3d	1	0.95mi
4912 S Fairmont Ave Oklahoma City, OK	3.0	2.0	1330	$1,450	$1.09	3d	1	0.96mi
3451 SE 44th St Oklahoma City, OK	1.0–3.0	1.0–2.0	974	$950	$0.98	12d	4	0.97mi
4816 S Fairmont Ave Oklahoma City, OK	3.0	2.0	1091	$1,275	$1.17	24d	1	0.99mi
3920 Dentwood Ter Del City, OK	4.0	1.5	1624	$1,395	$0.86	2d	1	1.03mi
4104 SE 45th Ter Oklahoma City, OK	4.0	1.5	1111	$1,275	$1.15	2d	1	1.06mi
3224 Lazy Ln Oklahoma City, OK	3.0	2.0	1440	$1,300	$0.90	24d	1	1.06mi
4309 SE 48th Ter Oklahoma City, OK	3.0	2.0	1458	$1,525	$1.05	2d	1	1.06mi
4900 Sunny Ct Oklahoma City, OK	3.0	2.0	1281	$1,600	$1.25	3d	1	1.11mi
4716 SE 47th St Oklahoma City, OK	3.0	2.0	1973	$1,500	$0.76	4d	1	1.35mi
4116 Overland Dr Oklahoma City, OK	3.0	2.0	1363	$1,500	$1.10	2d	1	1.41mi
5004 SE 52nd St Oklahoma City, OK	3.0	2.0	1538	$1,900	$1.24	3d	1	1.44mi
3024 Hillside Dr Oklahoma City, OK	4.0	2.0	1686	$1,550	$0.92	10d	1	1.47mi
4825 Eric Dr Oklahoma City, OK	3.0	2.0	1488	$1,695	$1.14	14d	1	1.48mi

Listing history 8 events

1. 2026-05-07
   status Pending
2. 2026-05-05
   listed $100,000 Active
3. 2014-07-01
   historical
4. 2014-03-31
   listed $82,500
5. 2009-03-27
   soldstatus $40,150
6. 2009-02-12
   listed $37,100
7. 2006-01-04
   soldstatus $88,000
8. 1990-03-21
   soldstatus $30,125

ⓘ 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: $1,518 · $127/mo
• Projected year-2 tax: $1,518 · $127/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 20 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: $17,087
• − Mortgage interest: −$5,602
• − Property taxes: −$1,518
• − Insurance: −$500
• − Repairs & maintenance: −$1,367
• − Management: −$1,367
• − Depreciation: −$2,909
• Taxable income: $3,824
• Est. tax owed @ 24.0%: −$918
• After-tax cash flow: $4,270/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

+232.0% since first listed

8 events — show timeline

• 2026-05-07 Pending — MLSOK
• 2026-05-05 Listed $100,000 MLSOK
• 2014-07-01 Listing Removed — MLSOK
• 2014-03-31 Listed $82,500 MLSOK
• 2009-03-27 Sold (MLS) $40,150 MLSOK
• 2009-02-12 Listed $37,100 MLSOK
• 2006-01-04 Sold (Public Records) $88,000 Public Records
• 1990-03-21 Sold (Public Records) $30,125 Public Records

Property tax history

+4.6%/yr

Latest (2025): $1,518 · +4.2% YoY. Source: county tax records.