140 SW 35th St · Oklahoma City, OK 73119

$110,000

3 bd · 2.0 ba · 1,382 sqft · SingleFamily public records · 12 Days on market

Built 1948 6,495 sqft lot $80/sqft · 10% below area Est $115k · at est.

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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 +24.7/30.0
• ARV discount +9.6/15.0
• DSCR +8.0/10.0
• 1% rule +6.3/10.0
• Livability +4.0/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment property opportunity on a larger lot. Inside offers a large living area and spacious bedrooms. Property has updated electrical, flooring, paint and is ready for its next owner.

Key facts

• Updated electrical
• Investment property
• Wheeler district

Tags

• INVESTMENT PROPERTY
• LARGER LOT
• CLOSE TO DOWNTOWN OKC
• WHEELER DISTRICT
• LOCAL PARKS
• UPDATED ELECTRICAL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $230 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 8.8% 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 (+1.1%/yr); 93 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 5,365 units permitted in Oklahoma County in 2024 (569 in 5+ unit buildings).
• This rent runs 33% of the median local income ($45k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 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.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $89k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1948 — 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 $110,000

Questions for the listing agent

1. Built in 1948 — 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: 1.13% ✓
• Cap rate: 8.81%
• Cash-on-cash: 8.97%
• DSCR: 1.40
• GRM: 7.4

CMA / ARV

• ARV (median comp): $115,302
• List price: $110,000
• Delta: -4.16%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 SE 37th St	0.36mi	3/1.0	1,392 (+1%)	9mo	$109,825	$79	70
520 SW 31st St	0.48mi	3/2.0	1,337 (-3%)	6mo	$244,000	$182	68
235 SE 40th St	0.60mi	3/1.5	1,428 (+3%)	7mo	$47,500	$33	58
3214 S Walker Ave	0.40mi	3/1.5	1,484 (+7%)	14mo	$155,000	$104	55
4312 S Lee Ave	0.67mi	3/2.0	1,539 (+11%)	4mo	$219,900	$143	46
243 SE 41 St	0.66mi	2/1.0 (-1)	1,319 (-5%)	8mo	$65,000	$49	46
4605 S Santa Fe Ave	0.67mi	4/2.5 (+1)	1,352 (-2%)	16mo	$146,900	$109	44
118 SE 40th St	0.48mi	3/2.0	1,210 (-12%)	17mo	$142,000	$117	42
4521 S Harvey Ave St	0.64mi	3/1.5	1,498 (+8%)	14mo	$182,500	$122	42
4521 S Melrose Ln	0.64mi	4/1.5 (+1)	1,200 (-13%)	1mo	$158,000	$132	40
4213 S Walker Ave	0.56mi	3/1.0	1,230 (-11%)	14mo	$157,500	$128	40
132 SE 33rd St	0.40mi	2/1.0 (-1)	1,191 (-14%)	13mo	$93,000	$78	38

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 · 1.13% rent growth · sell at horizon

5-year hold

• IRR: -4.8%
• Equity multiple: 0.82×
• Total profit: $-5,439
• Equity at exit: $16,401

10-year hold

• IRR: 2.5%
• Equity multiple: 1.17×
• Total profit: $5,122
• Equity at exit: $9,511

Cash invested: $30,800 (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 73119

• Home prices YoY: -14.4%
• Rents YoY: 1.1%
• Active inventory: 93
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,246 high
• Mortgage (P&I): −$577
• Tax from tax record: −$131 /mo · $1,571/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $230

Break-even live

Break-even rent $954

Max offer price $110,000

Occupancy floor 77%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4101 S Shields Blvd Apt 3B Oklahoma City, OK	3.0	2.0	957	$1,025	$1.07	4d	1	0.50mi
4101 S Shields Blvd Unit Shields 3B Oklahoma City, OK	3.0	2.0	957	$1,050	$1.10	23d	1	0.50mi
3407 S Lee Ave Oklahoma City, OK	2.0	1.0	900	$980	$1.09	43d	1	0.52mi
624 SW 44th St Oklahoma City, OK	2.0	1.0	1206	$1,500	$1.24	43d	1	0.80mi
632 SW 44th St Oklahoma City, OK	2.0	1.0	958	$1,000	$1.04	4d	1	0.82mi
4426 S Olie Ave Oklahoma City, OK	2.0	2.0	1159	$1,220	$1.05	11d	1	0.88mi
321 SE 25th St Oklahoma City, OK	3.0	1.0	1152	$1,095	$0.95	43d	1	0.90mi
407 SE 25th St Oklahoma City, OK	3.0	1.0	896	$1,275	$1.42	44d	1	0.94mi
317 SE 24th St Oklahoma City, OK	2.0	1.0	917	$950	$1.04	4d	1	0.95mi
104 SW 50th St Oklahoma City, OK	4.0	2.0	1512	$1,595	$1.05	23d	1	0.96mi
733 SW 47th St Oklahoma City, OK	3.0	1.5	1228	$1,180	$0.96	23d	1	1.02mi
5113 S Sage Ave Oklahoma City, OK	3.0	1.5	996	$1,025	$1.03	2d	1	1.02mi
620 SW 50th St Oklahoma City, OK	2.0	1.0	977	$1,100	$1.13	2d	1	1.10mi
904 SE 34th St Oklahoma City, OK	4.0	2.0	1248	$1,495	$1.20	43d	1	1.11mi
2701 S Phillips Ave Oklahoma City, OK	3.0	2.0	1177	$995	$0.85	23d	1	1.19mi
526 SE 21st St Oklahoma City, OK	3.0	1.0	1054	$1,150	$1.09	4d	1	1.24mi
24 SW 54th St Oklahoma City, OK	3.0	1.5	1272	$1,400	$1.10	43d	1	1.24mi
1132 SW 40th St Oklahoma City, OK	3.0	2.0	1436	$1,350	$0.94	23d	1	1.27mi
630 SE 21st St Oklahoma City, OK	3.0	2.0	1000	$1,095	$1.09	43d	1	1.30mi
800 SW 52nd St Oklahoma City, OK	2.0	1.0	920	$995	$1.08	23d	1	1.33mi
5413 S Lee Ave Oklahoma City, OK	3.0	2.0	1460	$2,100	$1.44	2d	1	1.36mi
900 Hangar Dr Oklahoma City, OK	2.0	1.0–2.0	743	$2,075	$2.79	1d	37	1.44mi
1900 Terrace Lawn Dr Oklahoma City, OK	3.0	2.0	1415	$1,225	$0.87	2d	1	1.44mi

Listing history 18 events

1. 2026-06-18
   days on market $110,000 Active 12 DOM
2. 2026-06-17
   days on market $110,000 Active 11 DOM
3. 2026-06-16
   days on market $110,000 Active 10 DOM
4. 2026-06-15
   days on market $110,000 Active 9 DOM
5. 2026-06-13
   days on market $110,000 Active 7 DOM
6. 2026-06-09
   days on market $110,000 Active 3 DOM
7. 2026-06-08
   days on market $110,000 Active 2 DOM
8. 2026-06-07
   remarks 348-char remark
9. 2026-06-07
   pricedays on marketlisting id $110,000 Active 1 DOM
10. 2026-06-03
    days on market $110,500 Active 169 DOM
11. 2026-06-02
    days on market $110,500 Active 168 DOM
12. 2026-06-01
    days on market $110,500 Active 167 DOM
13. 2026-05-31
    days on market $110,500 Active 166 DOM
14. 2026-05-12
    price $110,500 193-char remark

    Show marketing remark (193 chars)

    Great investment property opportunity on a larger lot. Inside offers a large living area and spacious bedrooms. Property has updated electrical, flooring, paint and is ready for its next owner.

15. 2026-01-13
    price $119,500 193-char remark

    Show marketing remark (193 chars)

    Great investment property opportunity on a larger lot. Inside offers a large living area and spacious bedrooms. Property has updated electrical, flooring, paint and is ready for its next owner.

16. 2025-12-16
    listed $127,500 Active 193-char remark

    Show marketing remark (193 chars)

    Great investment property opportunity on a larger lot. Inside offers a large living area and spacious bedrooms. Property has updated electrical, flooring, paint and is ready for its next owner.

17. 2025-05-01
    soldstatus $89,000
18. 2024-11-15
    soldstatus $104,000

ⓘ 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: $1,571 · $131/mo
• Projected year-2 tax: $1,571 · $131/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 (shaded) · 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: $14,946
• − Mortgage interest: −$6,162
• − Property taxes: −$1,571
• − Insurance: −$550
• − Repairs & maintenance: −$1,196
• − Management: −$1,196
• − Depreciation: −$3,200
• Taxable income: $1,072
• Est. tax owed @ 24.0%: −$257
• After-tax cash flow: $2,507/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): 30,398
• Household income: $45,421
• Rent vs Own: 49.9% rent · 50.1% own
• Severe rent burden: 1221.0

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: Majority Hispanic (63%)
• Race & ethnicity: Hispanic / Latino 63% Two or more races 24% White 24% Native American 7% Black 6%
• Hispanic origin (detail): Mexican 58%
• Common ancestry: Slovak 1% Lithuanian 1%
• Foreign-born: 28% · Canada
• Languages at home: 45% English-only · Spanish 54%

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: ▼ -50.15%
• Current HPI: 297.1117
• Rent YoY: ▲ 1.13%
• 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

+6.2% since first listed

5 events — show timeline

• 2026-05-12 Price Changed $110,500 MLSOK
• 2026-01-13 Price Changed $119,500 MLSOK
• 2025-12-16 Listed $127,500 MLSOK
• 2025-05-01 Sold (Public Records) $89,000 Public Records
• 2024-11-15 Sold (Public Records) $104,000 Public Records

Property tax history

+23.4%/yr

Latest (2025): $1,571 · +1038.4% YoY. Source: county tax records.