2525 SE 47th St · Oklahoma City, OK 73129

$174,750

3 bd · 2.0 ba · 1,031 sqft · SingleFamily public records · 37 Days on market

Built 1974 6,586 sqft lot Est $145k · 20% over

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Why this score? — see what drove the F 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 +12.7/30.0
• Appreciation +5.9/10.0
• Livability +4.0/5.0
• DSCR +3.8/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• ARV discount +0.0/15.0

Listing remarks

* * Back on the market at not fault to seller. Beautifully updated 4-bedroom home offering 1,353 sq ft of comfortable living space! This move-in ready property features 1.5 baths, a spacious 2-car carport, and a covered patio perfect for relaxing or entertaining. Enjoy peace of mind with major upgrades throughout, including a brand new roof, HVAC system, hot water tank, electrical panel, windows, and carport. The interior has been thoughtfully refreshed with updated kitchen and bathrooms, new ceramic tile, carpet, modern lighting, plumbing fixtures, and stylish hardware. Eye-catching decorative cedar shutters add great curb appeal. This home blends modern updates with functional space, don

Key facts

• New hot water tank
• Updated bathrooms
• Updated kitchen

Tags

• UPDATED KITCHEN
• UPDATED BATHROOMS
• NEW ROOF
• NEW HVAC SYSTEM
• NEW HOT WATER TANK
• NEW ELECTRICAL PANEL

Property features AI

Finance

• Other: Homestead exemption claimed; Located in Lumbermans # 3 Addition; No storm shelter; Previously pending and now active; Living area measured by appraiser
• Financial info: Loan qualification available; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Home design: Single family residence; One level; Residential property; Existing build
• Construction: Brick construction; Composition roof; Conventional foundation
• Exterior features: Covered porch; Located on a cul-de-sac

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 1 full bath; 1 half bath
• Interior features: One living area; Free-standing fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-19 ($-222/yr) — negative.
• To cash-flow at today's rent, offer at most $171k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (23.9% below list).
• Recommended offer: $133k (23.9% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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); Classen Ms of Advanced Studies (math 35% / reading 46%, grade F, #6 of 345 statewide, top 1%, 855 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: 84 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 5,365 units permitted in Oklahoma County in 2024 (569 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $3k appreciation (1.8% local appreciation)).
• Oklahoma County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.8% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~9 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $14k; list at $175k implies a 1122% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $133,009 (23.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.76% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.45%
• DSCR: 0.98
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $145,371
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5113 Creekwood Ter	0.60mi	3/1.5	1,039 (+1%)	2mo	$72,000	$69	68
3000 Chetwood Dr	0.64mi	3/1.5	1,064 (+3%)	3mo	$100,000	$94	60
5104 Gaines St	0.72mi	3/1.5	1,052 (+2%)	4mo	$172,500	$164	57
4816 Creekwood Dr	0.65mi	3/1.5	1,052 (+2%)	10mo	$166,000	$158	56
3016 SE 54th St	0.73mi	3/1.5	1,035 (+0%)	10mo	$155,000	$150	55
3100 Dentwood Ter	0.58mi	3/1.5	924 (-10%)	0mo	$150,000	$162	54
3329 Dentwood Ter	0.74mi	3/1.0	985 (-4%)	4mo	$75,000	$76	50
3101 Dentwood Ter	0.60mi	3/1.5	948 (-8%)	9mo	$143,000	$151	49
3117 Lazy Ln	0.70mi	3/1.5	978 (-5%)	9mo	$138,000	$141	49
3029 Dentwood Ter	0.60mi	3/1.5	926 (-10%)	7mo	$128,000	$138	47
3013 Chetwood Dr	0.69mi	3/1.0	959 (-7%)	8mo	$89,000	$93	45
5805 Empire Blvd	0.69mi	3/1.0	960 (-7%)	10mo	$108,000	$113	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.3%
• Equity multiple: 1.17×
• Total profit: $8,501
• Equity at exit: $66,546

10-year hold

• IRR: 7.2%
• Equity multiple: 1.95×
• Total profit: $46,666
• Equity at exit: $94,032

Cash invested: $48,930 (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 73129

• Home prices YoY: 0.7%
• Active inventory: 84
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,330 high
• Mortgage (P&I): −$916
• Tax from tax record: −$80 /mo · $961/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $-19

Break-even live

Break-even rent $1,354

Max offer price $171,482

Occupancy floor 96%

Sensitivity live

Price	-10% $80	-5% $31	+0% $-19	+5% $-68	+10% $-117
Rent	-10% $-124	-5% $-71	+0% $-19	+5% $34	+10% $87
Rate	-1.0pp $70	-0.5pp $26	base $-19	+0.5pp $-64	+1.0pp $-110

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: $43,688
• Closing costs: $5,242
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2532 SE 47th St Oklahoma City, OK	4.0	1.0	1215	$1,550	$1.28	0d	1	0.03mi
4909 Cinderella Dr Oklahoma City, OK	3.0	2.0	1113	$1,150	$1.03	5d	1	0.18mi
4816 S Fairmont Ave Oklahoma City, OK	3.0	2.0	1091	$1,275	$1.17	0d	1	0.19mi
4816 S Fairmont Ave Oklahoma City, OK	3.0	2.0	1091	$1,275	$1.17	25d	1	0.19mi
4912 S Fairmont Ave Oklahoma City, OK	3.0	2.0	1330	$1,450	$1.09	5d	1	0.21mi
2621 SE 50th St Oklahoma City, OK	3.0	1.5	1022	$1,150	$1.13	4d	1	0.21mi
2908 SE 47th St Oklahoma City, OK	3.0	1.0	1100	$1,350	$1.23	4d	1	0.29mi
3005 SE 51st St Oklahoma City, OK	2.0	1.0	842	$995	$1.18	46d	1	0.53mi
5012 Creekwood Ter Oklahoma City, OK	3.0	1.5	1250	$1,395	$1.12	46d	1	0.56mi
5104 Creekwood Ter Oklahoma City, OK	3.0	2.0	1035	$1,150	$1.11	0d	1	0.61mi
5024 Brookdale St Oklahoma City, OK	3.0	1.5	1039	$1,550	$1.49	23d	1	0.62mi
5216 Foster Dr Oklahoma City, OK	3.0	1.5	894	$995	$1.11	46d	1	0.63mi
3224 Lazy Ln Oklahoma City, OK	3.0	2.0	1440	$1,300	$0.90	25d	1	0.70mi
3305 Neighbors Ln Oklahoma City, OK	3.0	1.0	945	$1,250	$1.32	4d	1	0.71mi
3305 Neighbors Ln Oklahoma City, OK	3.0	1.0	945	$1,250	$1.32	0d	1	0.71mi
5305 Brookdale St Oklahoma City, OK	3.0	2.0	1205	$1,195	$0.99	14d	1	0.71mi
5316 S Briarwood Dr Oklahoma City, OK	3.0	2.0	980	$1,149	$1.17	25d	1	0.79mi
3205 SE 55th St Oklahoma City, OK	3.0	1.5	1119	$1,300	$1.16	46d	1	0.80mi
4305 S Nebraska Ave Oklahoma City, OK	3.0	2.0	1145	$1,200	$1.05	46d	1	0.81mi
3451 SE 44th St Oklahoma City, OK	1.0–3.0	1.0–2.0	974	$950	$0.98	14d	4	0.90mi
3451 SE 44th St Unit 269 Del City, OK	2.0	1.0	924	$850	$0.92	5d	1	0.90mi
5109 S Georgia Ter Oklahoma City, OK	3.0	1.0	1056	$1,395	$1.32	0d	1	0.92mi
3409 Parker Dr Oklahoma City, OK	3.0	1.0	918	$1,250	$1.36	6d	1	0.95mi
3741 SE 48th Pl Oklahoma City, OK	3.0	2.0	1370	$1,225	$0.89	4d	1	0.96mi
3424 Parker Dr Oklahoma City, OK	3.0	1.0	1125	$450	$0.40	46d	1	0.97mi
5609 Evanbrook Ter Oklahoma City, OK	3.0	2.0	1175	$1,395	$1.19	4d	1	0.97mi
5609 Evanbrook Ter Oklahoma City, OK	3.0	2.0	1175	$1,395	$1.19	25d	1	0.97mi
4700 Clendon Way Oklahoma City, OK	3.0	2.0	1434	$1,450	$1.01	16d	1	0.99mi
1528 SE 47th Pl Oklahoma City, OK	3.0	1.0	1092	$1,300	$1.19	6d	1	1.02mi
1528 SE 49th Ter Oklahoma City, OK	3.0	1.0	912	$1,100	$1.21	25d	1	1.06mi
3916 SE 46th St Oklahoma City, OK	3.0	1.5	1220	$1,295	$1.06	25d	1	1.13mi
1501 SE 52nd St Oklahoma City, OK	3.0	2.0	1012	$1,200	$1.19	25d	1	1.16mi
4004 SE 45th Ter Oklahoma City, OK	3.0	1.0	1006	$995	$0.99	25d	1	1.17mi
4008 SE 47th St Oklahoma City, OK	3.0	1.5	1082	$1,145	$1.06	5d	1	1.20mi
4008 SE 47th St Oklahoma City, OK	3.0	1.5	1082	$1,145	$1.06	0d	1	1.20mi
4917 S Karen St Oklahoma City, OK	3.0	1.5	960	$1,100	$1.15	25d	1	1.21mi
4016 SE 47th St Oklahoma City, OK	3.0	1.5	1245	$1,199	$0.96	6d	1	1.22mi
4101 SE 48th St Oklahoma City, OK	3.0	1.0	974	$1,245	$1.28	18d	1	1.22mi
3925 SE 59th St Oklahoma City, OK	2.0	1.5	993	$1,211	$1.22	23d	1	1.23mi
4104 SE 45th Ter Oklahoma City, OK	4.0	1.5	1111	$1,275	$1.15	4d	1	1.23mi

Listing history 19 events

1. 2026-06-21
   days on market $174,750 Active 37 DOM
2. 2026-06-18
   days on market $174,750 Active 34 DOM
3. 2026-06-17
   days on market $174,750 Active 33 DOM
4. 2026-06-16
   days on market $174,750 Active 32 DOM
5. 2026-06-15
   days on market $174,750 Active 31 DOM
6. 2026-06-13
   days on market $174,750 Active 29 DOM
7. 2026-06-10
   price $174,750 Active 25 DOM
8. 2026-06-09
   days on market $179,750 Active 25 DOM
9. 2026-06-08
   days on market $179,750 Active 24 DOM
10. 2026-06-07
    days on market $179,750 Active 23 DOM
11. 2026-06-05
    days on market $179,750 Active 20 DOM
12. 2026-06-03
    days on market $179,750 Active 19 DOM
13. 2026-06-02
    days on market $179,750 Active 18 DOM
14. 2026-06-01
    days on market $179,750 Active 17 DOM
15. 2026-05-31
    days on market $179,750 Active 16 DOM
16. 2026-05-18
    status Active
17. 2026-04-24
    status Pending
18. 2026-04-21
    listed $183,750 Active
19. 1974-07-01
    soldstatus $14,300

ⓘ 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: $961 · $80/mo
• Projected year-2 tax: $1,573 · $131/mo
• Expected delta: +$612/yr (+$51/mo · 63.7%)

ⓘ 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: $15,961
• − Mortgage interest: −$9,789
• − Property taxes: −$961
• − Insurance: −$874
• − Repairs & maintenance: −$1,277
• − Management: −$1,277
• − Depreciation: −$5,084
• Taxable loss: −$3,299
• Est. tax savings @ 24.0%: +$792
• After-tax cash flow: $570/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): 20,014
• Household income: $46,670
• Rent vs Own: 49.9% rent · 50.1% own
• Severe rent burden: 611.0

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 0.61)
• Race & ethnicity: Hispanic / Latino 57% Two or more races 26% White 26% Black 9% Native American 7% Asian 1%
• Hispanic origin (detail): Mexican 53%
• Common ancestry: Italian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 24% · Canada, Dominican Republic
• Languages at home: 54% English-only · Spanish 44% Other Asian/Pacific 1% Vietnamese 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: ▲ 1.75%
• Current HPI: 250.8581
• Rent YoY: —
• 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

+1185.0% since first listed

4 events — show timeline

• 2026-05-18 Relisted — MLSOK
• 2026-04-24 Pending — MLSOK
• 2026-04-21 Listed $183,750 MLSOK
• 1974-07-01 Sold (Public Records) $14,300 Public Records

Property tax history

+4.0%/yr

Latest (2025): $961 · +4.4% YoY. Source: county tax records.