1428 S Fairmont Ave · Oklahoma City, OK 73129

$79,900

2 bd · 1.0 ba · 668 sqft · SingleFamily public records · 149 Days on market

Built 1946 4,748 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Appreciation +5.9/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.6/10.0

Listing remarks

Tenant-occupied investment property on a month-to-month lease. This property offers immediate rental income with flexibility for future leasing or repositioning based on buyer’s investment strategy. Well-suited for investors seeking a buy-and-hold asset or portfolio addition. Month-to-month tenancy provides the option to continue current rental arrangements or implement updates and rent adjustments as desired. Showings will be done in consideration of tenants not being disturb excessively and do require a minimum of a 48 hour notice. * * Additional photos coming soon

Key facts

• 4,748 sq ft lot
• Built 1946
• Listed 148 days

Property features AI

Finance

• Other: Homestead not indicated; Located in Greer Sub Add
• Financial info: Property is not assumable; Loan qualification unknown
• HOA & community: No mandatory association dues

Exterior

• Home design: Single family residence; One story; Existing property
• Construction: Frame construction; Composition roof; Conventional foundation
• Exterior features: Interior lot

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Other heating; Window unit(s) for cooling
• Interior features: One living area; No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $312 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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.
• Crooked Oak (urban): math 8% / reading 10% proficiency, ranked #260 of 270 in OK (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 90% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 84 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 5,365 units permitted in Oklahoma County in 2024 (569 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($552 loan paydown + $1k 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Watch-outs: built in 1946 — 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 $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — 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: 1.27% ✓
• Cap rate: 10.99%
• Cash-on-cash: 16.76%
• DSCR: 1.75
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $35,404
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2304 SE 12th St	0.15mi	2/1.0	756 (+13%)	9mo	$40,000	$53	64
1333 S Fairmont Ave	0.09mi	3/1.0 (+1)	756 (+13%)	8mo	$40,000	$53	63

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: 20.5%
• Equity multiple: 2.09×
• Total profit: $24,335
• Equity at exit: $30,427

10-year hold

• IRR: 22.7%
• Equity multiple: 3.93×
• Total profit: $65,496
• Equity at exit: $42,994

Cash invested: $22,372 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,019 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$40 /mo · $480/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $312

Break-even live

Break-even rent $623

Max offer price $79,900

Occupancy floor 64%

Sensitivity live

Price	-10% $358	-5% $335	+0% $312	+5% $290	+10% $267
Rent	-10% $232	-5% $272	+0% $312	+5% $353	+10% $393
Rate	-1.0pp $353	-0.5pp $333	base $312	+0.5pp $292	+1.0pp $271

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3107 SE 21st St Oklahoma City, OK	2.0	1.0	720	$900	$1.25	4d	1	0.93mi

Listing history 17 events

1. 2026-06-21
   days on market $79,900 Active 149 DOM
2. 2026-06-18
   days on market $79,900 Active 146 DOM
3. 2026-06-17
   days on market $79,900 Active 145 DOM
4. 2026-06-16
   days on market $79,900 Active 144 DOM
5. 2026-06-15
   days on market $79,900 Active 143 DOM
6. 2026-06-13
   days on market $79,900 Active 141 DOM
7. 2026-06-09
   days on market $79,900 Active 137 DOM
8. 2026-06-08
   days on market $79,900 Active 136 DOM
9. 2026-06-07
   days on market $79,900 Active 135 DOM
10. 2026-06-05
    days on market $79,900 Active 132 DOM
11. 2026-06-03
    days on market $79,900 Active 131 DOM
12. 2026-06-02
    days on market $79,900 Active 130 DOM
13. 2026-06-01
    days on market $79,900 Active 129 DOM
14. 2026-05-31
    days on market $79,900 Active 128 DOM
15. 2026-01-22
    listed $79,900 Active
16. 2009-12-01
    historical
17. 2009-05-18
    listed $29,934

ⓘ 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: $480 · $40/mo
• Projected year-2 tax: $719 · $60/mo
• Expected delta: +$240/yr (+$20/mo · 50.0%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,224
• − Mortgage interest: −$4,476
• − Property taxes: −$480
• − Insurance: −$400
• − Repairs & maintenance: −$978
• − Management: −$978
• − Depreciation: −$2,324
• Taxable income: $2,589
• Est. tax owed @ 24.0%: −$621
• After-tax cash flow: $3,128/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: Crooked Oak
• NCES district ID: 4009060
• Math proficiency: 8% ▼ -10.00%
• Reading proficiency: 10% ▼ -11.00%
• Median HH income: $25,479
• Composite: 6.45/100
• National rank: #9997
• State rank: #260 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

+166.9% since first listed

3 events — show timeline

• 2026-01-22 Listed $79,900 MLSOK
• 2009-12-01 Listing Removed — MLSOK
• 2009-05-18 Listed $29,934 MLSOK

Property tax history

+3.2%/yr

Latest (2025): $480 · +4.8% YoY. Source: county tax records.