2221 Glen Ellyn St · Oklahoma City, OK 73111

$220,000

5 bd · 5.0 ba · 2,797 sqft · SingleFamily public records · 61 Days on market

Built 1929 0.32 ac lot $79/sqft · 55% below area

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Why this score? — see what drove the C 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 +25.4/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious, move-in ready, and in a prime location Welcome to 2221 Glen Ellyn St — a 4 bed, 3 bath home with nearly 2,800 sqft of living space sitting on a 0.32 acre lot. Whether you need room to grow, host, or just spread out… this one checks the boxes. Located just minutes from the Oklahoma State Capitol and quick access to Highway 235, you’re close to everything while still having your own space. Big house. Big lot. Solid location. If you’ve been looking for something with space and convenience… this might be the one Message me for details or a private showing!

Key facts

• Big lot
• Quick access
• Prime location

Tags

• PRIME LOCATION
• QUICK ACCESS
• BIG LOT

What this means for you Summary

Snapshot

• This is a 5-bed/5.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $509 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Recommended offer: $207k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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 (+2.1%/yr); 83 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 5,365 units permitted in Oklahoma County in 2024 (569 in 5+ unit buildings).
• At $2,281/mo this rent would consume 68% of the median local household income ($40k/yr) (locally 804% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y 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 $29k; list at $220k implies a 666% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1929 — 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 $206,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1929 — 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: 1.04% ✓
• Cap rate: 9.07%
• Cash-on-cash: 9.91%
• DSCR: 1.44
• GRM: 8.0

CMA / ARV

• ARV (median comp): $484,962
• List price: $220,000
• Delta: -54.64%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1101 NE 14th St	0.54mi	4/2.5 (-1)	2,756 (-2%)	23mo	$311,000	$113	38
801 NE 17th St	0.47mi	4/2.0 (-1)	3,146 (+12%)	3mo	$325,000	$103	38
725 NE 15th St	0.67mi	5/3.0	3,154 (+13%)	2mo	$479,900	$152	37

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 · 2.13% rent growth · sell at horizon

5-year hold

• IRR: -2.3%
• Equity multiple: 0.91×
• Total profit: $-5,337
• Equity at exit: $32,803

10-year hold

• IRR: 6.5%
• Equity multiple: 1.47×
• Total profit: $28,660
• Equity at exit: $19,022

Cash invested: $61,600 (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 73111

• Home prices YoY: -13.6%
• Rents YoY: 2.1%
• Active inventory: 83
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,281 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$48 /mo · $572/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $509

Break-even live

Break-even rent $1,637

Max offer price $220,000

Occupancy floor 73%

Sensitivity live

Price	-10% $633	-5% $571	+0% $509	+5% $446	+10% $384
Rent	-10% $328	-5% $419	+0% $509	+5% $599	+10% $689
Rate	-1.0pp $619	-0.5pp $565	base $509	+0.5pp $452	+1.0pp $394

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1004 NE 28th St Oklahoma City, OK	4.0	2.5	2200	$1,800	$0.82	2d	1	0.47mi
213 NE 14th St Oklahoma City, OK	5.0	3.0	3202	$4,300	$1.34	44d	1	1.07mi

Listing history 7 events

1. 2026-06-01
   days on market $220,000 Active 61 DOM
2. 2026-05-31
   days on market $220,000 Active 60 DOM
3. 2026-03-31
   listed $220,000 Active 603-char remark

   Show marketing remark (603 chars)

   Spacious, move-in ready, and in a prime location Welcome to 2221 Glen Ellyn St — a 4 bed, 3 bath home with nearly 2,800 sqft of living space sitting on a 0.32 acre lot. Whether you need room to grow, host, or just spread out… this one checks the boxes. Located just minutes from the Oklahoma State Capitol and quick access to Highway 235, you’re close to everything while still having your own space. Big house. Big lot. Solid location. If you’ve been looking for something with space and convenience… this might be the one Message me for details or a private showing!

4. 2012-06-13
   soldstatus $28,716 105-char remark

   Show marketing remark (105 chars)

   REO, corporate owned. NOT A SHORT SALE. Sold as is, where is. Buyer to assume all liens and encumbrances.

5. 2012-06-06
   listed $28,716 105-char remark

   Show marketing remark (105 chars)

   REO, corporate owned. NOT A SHORT SALE. Sold as is, where is. Buyer to assume all liens and encumbrances.

6. 2011-01-10
   historical
7. 2010-10-22
   listed $49,900

ⓘ 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: $572 · $48/mo
• Projected year-2 tax: $1,980 · $165/mo
• Expected delta: +$1,408/yr (+$117/mo · 245.9%)

ⓘ 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 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,368
• − Mortgage interest: −$12,323
• − Property taxes: −$572
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,189
• − Management: −$2,189
• − Depreciation: −$6,400
• Taxable income: $2,593
• Est. tax owed @ 24.0%: −$622
• After-tax cash flow: $5,482/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): 10,727
• Household income: $40,340
• Rent vs Own: 45.8% rent · 54.2% own
• Severe rent burden: 804.0

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: Predominantly Black (76%)
• Race & ethnicity: Black 76% White 13% Two or more races 7% Hispanic / Latino 6% Native American 2%
• Hispanic origin (detail): Mexican 4%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 6%

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: ▼ -34.64%
• Current HPI: 220.6395
• Rent YoY: ▲ 2.13%
• 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

+340.9% since first listed

5 events — show timeline

• 2026-03-31 Listed $220,000 MLSOK
• 2012-06-13 Sold (MLS) $28,716 MLSOK
• 2012-06-06 Listed $28,716 MLSOK
• 2011-01-10 Listing Removed — MLSOK
• 2010-10-22 Listed $49,900 MLSOK

Property tax history

+8.6%/yr

Latest (2025): $572 · +4.1% YoY. Source: county tax records.