1429 SW 30th St · Oklahoma City, OK 73119

$60,000

2 bd · 1.0 ba · 940 sqft · SingleFamily public records · 95 Days on market

Built 1926 6,499 sqft lot $64/sqft · 50% below area Est $119k · 50% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Calling all investors this 2-bedroom, 1-bathroom in Southwest Oklahoma City is the perfect candidate for a rehab project. While the home requires a full cosmetic overhaul, its 1920s character and solid 940-square-foot layout provide a fantastic foundation for a modern transformation. Ideally situated just minutes from the I-40 and I-44 corridors, it offers a quick commute to downtown OKC and Stockyards City, ensuring strong future rental demand. Whether you're looking to flip for a profit or build long-term equity as a rental, this property is a prime opportunity to capitalize on a growing area.

Key facts

• Solid layout
• Quick commute
• 1920s character

Tags

• 1920S CHARACTER
• SOLID LAYOUT
• QUICK COMMUTE
• STRONG FUTURE RENTAL DEMAND
• GROWING AREA

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $377 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $55k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.8% 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; 33 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $415 of loan paydown is wiped out by about $2k 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 + 1.1% rent growth), your $17k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($55k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1926 — 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 $54,600 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — 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: 1.68% ✓
• Cap rate: 13.84%
• Cash-on-cash: 26.94%
• DSCR: 2.20
• GRM: 5.0

CMA / ARV

• ARV (median comp): $119,338
• List price: $60,000
• Delta: -49.72%
• 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
1333 SW 32nd St	0.22mi	2/1.0	888 (-6%)	2mo	$80,000	$90	79
1233 SW 34th St	0.40mi	2/1.0	918 (-2%)	9mo	$120,000	$131	70
1521 SW 25th St	0.37mi	3/2.0 (+1)	916 (-3%)	1mo	$162,000	$177	68
1648 SW 40th St	0.73mi	3/1.0 (+1)	939 (-0%)	4mo	$125,000	$133	58
1440 SW 25th St	0.32mi	2/1.0	1,064 (+13%)	9mo	$52,500	$49	55
1428 Reding Dr	0.67mi	3/1.0 (+1)	973 (+4%)	4mo	$68,000	$70	55
1212 SW 22nd St	0.60mi	3/1.5 (+1)	884 (-6%)	5mo	$135,000	$153	51
2304 SW Binkley St	0.59mi	2/1.0	812 (-14%)	1mo	$115,500	$142	49
2325 SW Binkley St	0.63mi	3/1.0 (+1)	1,000 (+6%)	10mo	$156,000	$156	47
920 SW 26th St	0.69mi	2/1.0	824 (-12%)	9mo	$85,000	$103	39
1128 SW 38th St	0.71mi	3/2.0 (+1)	1,076 (+14%)	0mo	$138,000	$128	33
1216 SW 39th St	0.73mi	3/2.0 (+1)	1,064 (+13%)	2mo	$87,550	$82	33

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: 18.7%
• Equity multiple: 1.74×
• Total profit: $12,456
• Equity at exit: $8,946

10-year hold

• IRR: 25.8%
• Equity multiple: 3.05×
• Total profit: $34,505
• Equity at exit: $5,188

Cash invested: $16,800 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,005 high
• Mortgage (P&I): −$315
• Tax from tax record: −$77 /mo · $928/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $377

Break-even live

Break-even rent $528

Max offer price $60,000

Occupancy floor 57%

Sensitivity live

Price	-10% $411	-5% $394	+0% $377	+5% $360	+10% $343
Rent	-10% $298	-5% $337	+0% $377	+5% $417	+10% $457
Rate	-1.0pp $407	-0.5pp $392	base $377	+0.5pp $362	+1.0pp $346

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2125 SW 26th St Unit B Oklahoma City, OK	1.0	1.0	800	$700	$0.88	24d	1	0.43mi
1329 SW Grand Blvd Oklahoma City, OK	2.0	1.0	858	$1,050	$1.22	44d	1	0.48mi
2140 SW 35th St Oklahoma City, OK	3.0	2.0	976	$1,300	$1.33	44d	1	0.57mi
2119 SW 39th St Oklahoma City, OK	1.0–2.0	1.0	675	$909	$1.35	44d	1	0.71mi
2336 SW Grand Blvd Oklahoma City, OK	2.0	1.0	770	$995	$1.29	44d	1	0.81mi
1056 Hangar Dr Oklahoma City, OK	2.0	1.5	844	$2,400	$2.84	44d	1	0.85mi
2128 SW 41st St Oklahoma City, OK	2.0	1.0	860	$820	$0.95	3d	1	0.87mi
934 Hangar Dr Unit 7 Oklahoma City, OK	1.0	1.0	635	$1,500	$2.36	45d	1	0.95mi
934 Hangar Dr Unit 1 Oklahoma City, OK	1.0	1.0	591	$1,300	$2.20	17d	1	0.95mi
934 Hangar Dr Unit 3 Oklahoma City, OK	2.0	2.0	864	$1,550	$1.79	44d	1	0.95mi
4330 S Barnes Ave Oklahoma City, OK	1.0–3.0	1.0–2.0	860	$937	$1.09	4d	9	0.96mi
900 Hangar Dr Oklahoma City, OK	2.0	1.0–2.0	743	$2,075	$2.79	2d	37	0.99mi
3407 S Lee Ave Oklahoma City, OK	2.0	1.0	900	$980	$1.09	44d	1	1.12mi
2640 SW 38th St Oklahoma City, OK	3.0	2.0	944	$1,050	$1.11	3d	1	1.14mi
540 SW 24th St #3 Oklahoma City, OK	1.0	1.0	726	$625	$0.86	44d	1	1.17mi
1323 S Blackwelder Ave Oklahoma City, OK	2.0	1.0	651	$1,095	$1.68	44d	1	1.17mi
3618 S Lee Ave Oklahoma City, OK	1.0	1.0	760	$850	$1.12	44d	1	1.19mi
3616 S Lee Ave Oklahoma City, OK	1.0	1.0	760	$775	$1.02	44d	1	1.19mi
1004 SW 45th St Oklahoma City, OK	2.0	1.0	756	$950	$1.26	24d	1	1.21mi
2813 SW 33rd St Oklahoma City, OK	1.0	1.0	600	$725	$1.21	44d	1	1.22mi
1632 Birch St Oklahoma City, OK	2.0	1.0	935	$775	$0.83	3d	1	1.23mi
1800 Exchange Ave Unit 1/2 Oklahoma City, OK	1.0	2.0	550	$725	$1.32	24d	1	1.27mi
404 SW 26th St Unit 6 Oklahoma City, OK	1.0	1.0	600	$645	$1.07	12d	1	1.30mi
2921 SW 28th St Oklahoma City, OK	3.0	1.0	1125	$1,490	$1.32	44d	1	1.34mi
316 SW 27th St Unit 8 Oklahoma City, OK	1.0	1.0	615	$679	$1.10	44d	1	1.35mi
316 SW 27th St Unit 4 Oklahoma City, OK	1.0	1.0	615	$679	$1.10	12d	1	1.35mi
2412 SW 47th St Oklahoma City, OK	3.0	1.0	638	$1,150	$1.80	24d	1	1.39mi
1338 South Dr Oklahoma City, OK	2.0	1.0	720	$1,150	$1.60	16d	1	1.40mi
632 SW 44th St Oklahoma City, OK	2.0	1.0	958	$1,000	$1.04	4d	1	1.42mi
3312 S Harvey Ave Oklahoma City, OK	2.0	1.0	840	$1,100	$1.31	21d	1	1.44mi
3906 S Hudson Ave Oklahoma City, OK	1.0	1.0	700	$750	$1.07	24d	1	1.44mi
2500 SW 48th St Oklahoma City, OK	2.0	1.0	1096	$1,050	$0.96	44d	1	1.49mi
220 SW 34th St Oklahoma City, OK	1.0	1.0	625	$725	$1.16	44d	1	1.50mi

Listing history 9 events

1. 2026-06-09
   days on market $60,000 Active 95 DOM
2. 2026-06-08
   days on market $60,000 Active 94 DOM
3. 2026-06-07
   days on market $60,000 Active 93 DOM
4. 2026-06-05
   days on market $60,000 Active 90 DOM
5. 2026-06-03
   days on market $60,000 Active 89 DOM
6. 2026-06-02
   days on market $60,000 Active 88 DOM
7. 2026-06-01
   days on market $60,000 Active 87 DOM
8. 2026-05-31
   days on market $60,000 Active 86 DOM
9. 2026-03-06
   listed $60,000 Active 602-char remark

   Show marketing remark (602 chars)

   Calling all investors this 2-bedroom, 1-bathroom in Southwest Oklahoma City is the perfect candidate for a rehab project. While the home requires a full cosmetic overhaul, its 1920s character and solid 940-square-foot layout provide a fantastic foundation for a modern transformation. Ideally situated just minutes from the I-40 and I-44 corridors, it offers a quick commute to downtown OKC and Stockyards City, ensuring strong future rental demand. Whether you're looking to flip for a profit or build long-term equity as a rental, this property is a prime opportunity to capitalize on a growing area.

ⓘ 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: $928 · $77/mo
• Projected year-2 tax: $928 · $77/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 · 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: $12,062
• − Mortgage interest: −$3,361
• − Property taxes: −$928
• − Insurance: −$300
• − Repairs & maintenance: −$965
• − Management: −$965
• − Depreciation: −$1,745
• Taxable income: $3,798
• Est. tax owed @ 24.0%: −$912
• After-tax cash flow: $3,614/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

1 event — show timeline

• 2026-03-06 Listed $60,000 MLSOK

Property tax history

+6.3%/yr

Latest (2025): $928 · +4.4% YoY. Source: county tax records.