640 SW 54th St · Oklahoma City, OK 73109

$145,000

3 bd · 1.0 ba · 997 sqft · SingleFamily public records · 7 Days on market

Built 1959 7,845 sqft lot $145/sqft · 11% above area Est $131k · 11% over

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Why this score? — see what drove the D- 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 +10.8/30.0
• Appreciation +10.0/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• DSCR +3.1/10.0
• ARV discount +2.7/15.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Schools +0.7/10.0

Listing remarks MLS

Super cute & move in ready!! In 2017 ~~ new roof ~ new carpet ~ new paint (interior and exterior)! Updated vinyl windows in the last 5yrs! Tile flooring in living, dining and kitchen! New carpet in bedrooms and hallway! Updated bathroom! Great backyard with a KOI pond! Extra large garage! 1yr Home Warranty! Must see this adorable home, you will not be disappointed!

Key facts

• Spacious backyard
• Koi pond setup
• Large covered patio

Tags

• BRAND NEW FURNACE
• BRAND NEW HVAC SYSTEM
• SPACIOUS BACKYARD
• LARGE COVERED PATIO
• KOI POND SETUP
• TWO STORAGE BUILDINGS

Property features AI

Finance

• Other: Homestead exempt; Listing status: Active; Occupied; Living area reported as 997 (assessor); Lot about 0.18 acre
• Financial info: Loan qualification possible; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Home design: Single-family residence; One story; North-facing
• Construction: Brick and frame construction; Composition roof; Slab foundation
• Exterior features: Covered patio; Outbuildings; Storage; Wood fence; Interior lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Interior features: One living area; No fireplace; Existing property

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $-65 ($-783/yr) — negative.
• To cash-flow at today's rent, offer at most $133k (7.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $106k (27.0% below list).
• Recommended offer: $106k (27.0% below list) — sets the bar for 1% rule.

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: Fillmore Es (math 4% / reading 6%, grade F, #766 of 845 statewide, top 94%, 654 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: Rents rising fast (+4.5%/yr); 83 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 5,365 units permitted in Oklahoma County in 2024 (569 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $14k appreciation (10.0% local appreciation)).
• Oklahoma County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 4.5% rent growth), your $41k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 19y 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 $80k; list at $145k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — 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 $105,813 (27.0% 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. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.73% ✗
• Cap rate: 5.75%
• Cash-on-cash: -1.93%
• DSCR: 0.91
• GRM: 11.4

CMA / ARV

• ARV (median comp): $131,121
• List price: $145,000
• Delta: 10.58%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1001 SW 58 St	0.46mi	3/2.0	1,040 (+4%)	7mo	$175,000	$168	62
5400 S Broadway Ave	0.68mi	3/1.5	1,030 (+3%)	2mo	$168,000	$163	59
6100 S Shartel Ave	0.36mi	3/2.0	1,098 (+10%)	7mo	$175,000	$159	56
541 SW 45th St	0.69mi	2/1.0 (-1)	940 (-6%)	1mo	$60,000	$64	52
5404 S Broadway Ave	0.68mi	3/1.5	1,076 (+8%)	2mo	$173,000	$161	52
5309 S Santa Fe Ave	0.72mi	3/1.5	1,049 (+5%)	6mo	$139,000	$133	51
4816 S Hudson Ave	0.59mi	2/1.0 (-1)	1,070 (+7%)	6mo	$165,000	$154	50
640 SW 44th St	0.72mi	2/1.0 (-1)	1,067 (+7%)	1mo	$112,000	$105	49
1044 SW 49th St	0.65mi	3/1.0	1,135 (+14%)	2mo	$155,000	$137	45
432 SW 63rd Pl	0.63mi	3/1.5	1,132 (+14%)	4mo	$176,000	$155	43
6301 S Broadway Ave	0.74mi	3/1.5	1,132 (+14%)	2mo	$189,900	$168	39
516 SW 46th St	0.61mi	2/1.0 (-1)	855 (-14%)	5mo	$30,000	$35	38

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

Projected returns pro-forma

10.0% appreciation · 4.51% rent growth · sell at horizon

5-year hold

• IRR: 23.3%
• Equity multiple: 2.88×
• Total profit: $76,403
• Equity at exit: $130,627

10-year hold

• IRR: 21.1%
• Equity multiple: 6.71×
• Total profit: $231,689
• Equity at exit: $281,703

Cash invested: $40,600 (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 73109

• Home prices YoY: 9.5%
• Rents YoY: 4.5%
• Active inventory: 83
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,058 high
• Mortgage (P&I): −$760
• Tax from tax record: −$80 /mo · $964/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $-65

Break-even live

Break-even rent $1,141

Max offer price $133,479

Occupancy floor —

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5909 S Lee Ave Oklahoma City, OK	1.0–2.0	1.0	775	$980	$1.26	4d	5	0.20mi
800 SW 52nd St Oklahoma City, OK	2.0	1.0	920	$995	$1.08	23d	1	0.27mi
5542 S Walker Ave Oklahoma City, OK	2.0	1.0	681	$920	$1.35	2d	1	0.27mi
616 SW 59th St Unit 43 Oklahoma City, OK	2.0	1.0	775	$900	$1.16	43d	1	0.29mi
620 SW 50th St Oklahoma City, OK	2.0	1.0	977	$1,100	$1.13	2d	1	0.35mi
5113 S Sage Ave Oklahoma City, OK	3.0	1.5	996	$1,025	$1.03	2d	1	0.53mi
6111 S Klein Ave Oklahoma City, OK	2.0–3.0	1.0	617	$900	$1.46	3d	3	0.56mi
449 SW 63rd Pl Unit 6400 S Byers Oklahoma City, OK	3.0	1.0	775	$850	$1.10	23d	1	0.57mi
6050 S Harvey Ave Apt 103 Oklahoma City, OK	2.0	1.0	780	$929	$1.19	23d	1	0.58mi
6050 S Harvey Ave Oklahoma City, OK	2.0	1.0	780	$929	$1.19	43d	1	0.60mi
1004 SW 62nd St Oklahoma City, OK	3.0	1.0	968	$1,295	$1.34	4d	1	0.64mi
632 SW 44th St Oklahoma City, OK	2.0	1.0	958	$1,000	$1.04	4d	1	0.73mi
1004 SW 45th St Oklahoma City, OK	2.0	1.0	756	$950	$1.26	23d	1	0.79mi
1020 SW 65th St Oklahoma City, OK	3.0	1.0	956	$1,330	$1.39	43d	1	0.82mi
1338 South Dr Oklahoma City, OK	2.0	1.0	720	$1,150	$1.60	16d	1	0.93mi
1402 SW 59th St Unit 3202 Oklahoma City, OK	2.0	1.0	950	$865	$0.91	23d	1	0.99mi
1402 SW 59th St Apt 3201 Oklahoma City, OK	2.0	1.0	950	$865	$0.91	43d	1	0.99mi
1402 SW 59th St Apt 1112 Oklahoma City, OK	2.0	1.5	925	$980	$1.06	43d	1	1.00mi
1344 SW 62nd St Oklahoma City, OK	3.0	1.0	878	$1,300	$1.48	2d	1	1.07mi
1433 SW 60th St Oklahoma City, OK	3.0	2.0	942	$1,400	$1.49	43d	1	1.10mi
7255 S Walker Ave Oklahoma City, OK	2.0	2.0	850	$949	$1.12	2d	1	1.10mi
1432 SW 61st Ter Oklahoma City, OK	3.0	1.5	891	$1,145	$1.29	43d	1	1.15mi
7125 S Santa Fe Ave Oklahoma City, OK	3.0	2.0	1100	$1,200	$1.09	43d	1	1.15mi
4908 S Stiles Ave Oklahoma City, OK	2.0	1.0	600	$1,000	$1.67	43d	1	1.18mi
101 SE 42nd St Unit B Oklahoma City, OK	2.0	1.0	740	$645	$0.87	43d	1	1.21mi
109 SE 42nd St Apt A Oklahoma City, OK	2.0	1.0	800	$799	$1.00	17d	1	1.23mi
6612 S Stiles Ave Oklahoma City, OK	2.0	1.0	870	$800	$0.92	43d	1	1.33mi
4101 S Shields Blvd Unit Shields 3B Oklahoma City, OK	3.0	2.0	957	$1,050	$1.10	23d	1	1.36mi
4101 S Shields Blvd Apt 3B Oklahoma City, OK	3.0	2.0	957	$1,025	$1.07	4d	1	1.36mi
311 SE 66th St Unit 6620-301 Oklahoma City, OK	2.0	1.0	870	$850	$0.98	43d	1	1.36mi
1105 W Interstate 240 Service Rd Unit 1111-1 Oklahoma City, OK	2.0	1.0	950	$895	$0.94	23d	1	1.37mi
1105 W I-240 Service Rd Oklahoma City, OK	2.0	2.0	1000	$945	$0.94	21d	1	1.37mi
1105 1/2 W Interstate 240 Service Rd Oklahoma City, OK	1.0–2.0	1.0–2.0	875	$945	$1.08	16d	14	1.37mi
717 Santa Rosa Dr Oklahoma City, OK	1.0–3.0	1.0–1.5	1025	$1,300	$1.27	2d	42	1.42mi
2120 SW 61st St Oklahoma City, OK	3.0	1.0	1101	$1,200	$1.09	43d	1	1.43mi
3407 S Lee Ave Oklahoma City, OK	2.0	1.0	900	$980	$1.09	43d	1	1.44mi

Listing history 9 events

1. 2026-05-12
   status Pending 1369-char remark
2. 2026-05-05
   listed $145,000 Active 1369-char remark
3. 2017-08-14
   soldstatus $80,000
4. 2017-08-11
   soldstatus $79,900 Sold 371-char remark

   Show marketing remark (371 chars)

   Super cute & move in ready!! In 2017 ~~ new roof ~ new carpet ~ new paint (interior and exterior)! Updated vinyl windows in the last 5yrs! Tile flooring in living, dining and kitchen! New carpet in bedrooms and hallway! Updated bathroom! Great backyard with a KOI pond! Extra large garage! 1yr Home Warranty! Must see this adorable home, you will not be disappointed!

5. 2017-07-13
   status Pending 371-char remark

   Show marketing remark (371 chars)

   Super cute & move in ready!! In 2017 ~~ new roof ~ new carpet ~ new paint (interior and exterior)! Updated vinyl windows in the last 5yrs! Tile flooring in living, dining and kitchen! New carpet in bedrooms and hallway! Updated bathroom! Great backyard with a KOI pond! Extra large garage! 1yr Home Warranty! Must see this adorable home, you will not be disappointed!

6. 2017-07-06
   listed $79,900 Active 371-char remark

   Show marketing remark (371 chars)

   Super cute & move in ready!! In 2017 ~~ new roof ~ new carpet ~ new paint (interior and exterior)! Updated vinyl windows in the last 5yrs! Tile flooring in living, dining and kitchen! New carpet in bedrooms and hallway! Updated bathroom! Great backyard with a KOI pond! Extra large garage! 1yr Home Warranty! Must see this adorable home, you will not be disappointed!

7. 2007-05-29
   soldstatus $72,500
8. 2007-05-22
   soldstatus $72,500

   Show marketing remark (166 chars)

   Drop Dead Gorgeous Home! All new interior paint & texture, all new flooring, new exterior paint, new dishwasher, new stove & new heater. Absolutley beautiful.

9. 2007-04-09
   listed $71,500

   Show marketing remark (166 chars)

   Drop Dead Gorgeous Home! All new interior paint & texture, all new flooring, new exterior paint, new dishwasher, new stove & new heater. Absolutley beautiful.

ⓘ 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: $964 · $80/mo
• Projected year-2 tax: $1,305 · $109/mo
• Expected delta: +$341/yr (+$28/mo · 35.4%)

ⓘ 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: $12,698
• − Mortgage interest: −$8,122
• − Property taxes: −$964
• − Insurance: −$725
• − Repairs & maintenance: −$1,016
• − Management: −$1,016
• − Depreciation: −$4,218
• Taxable loss: −$3,363
• Est. tax savings @ 24.0%: +$807
• After-tax cash flow: $25/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): 21,378
• Household income: $43,133
• Rent vs Own: 56.5% rent · 43.5% own
• Severe rent burden: 1473.0

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 0.55)
• Race & ethnicity: Hispanic / Latino 62% Two or more races 24% White 23% Black 9% Native American 5%
• Hispanic origin (detail): Mexican 58%
• Common ancestry: Italian 1% Hispanic 1% Scottish 1%
• Foreign-born: 26% · Canada
• Languages at home: 49% English-only · Spanish 50% Other Asian/Pacific 0%

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: ▲ 23.48%
• Current HPI: 270.5333
• Rent YoY: ▲ 4.51%
• 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

+102.8% since first listed

9 events — show timeline

• 2026-05-12 Pending — MLSOK
• 2026-05-05 Listed $145,000 MLSOK
• 2017-08-14 Sold (Public Records) $80,000 Public Records
• 2017-08-11 Sold (MLS) $79,900 MLSOK
• 2017-07-13 Pending — MLSOK
• 2017-07-06 Listed $79,900 MLSOK
• 2007-05-29 Sold (Public Records) $72,500 Public Records
• 2007-05-22 Sold (MLS) $72,500 MLSOK
• 2007-04-09 Listed $71,500 MLSOK

Property tax history

+3.2%/yr

Latest (2025): $964 · +2.8% YoY. Source: county tax records.