1510 SW 25th St · Oklahoma City, OK 73108

$129,900

2 bd · 2.0 ba · 1,536 sqft · SingleFamily · 149 Days on market

Built 1925 Fair condition 7,000 sqft lot $85/sqft · 12% below area Est $147k · 12% under

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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).

• ARV discount +12.8/15.0
• Cash flow +12.5/30.0
• Appreciation +7.5/10.0
• Livability +4.0/5.0
• DSCR +3.7/10.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +0.7/10.0

Listing remarks MLS

Tenant-occupied investment property with long-term occupants currently on a month-to-month lease. Both sides of duplex are rented by the same tenant and he sublets each side out. The 1508 side is in considerably better shape than the 1510 side. This home offers immediate rental income with flexibility for future adjustments. Property has a consistent rental history and is well-suited for investors seeking a buy-and-hold asset or portfolio addition. Month-to-month tenancy allows the new owner the option to continue current leasing arrangements or reposition the property based on investment strategy. 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

• 7,000 sq ft lot
• Built 1925
• Listed 148 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $130k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-18 ($-221/yr) — negative.
• To cash-flow at today's rent, offer at most $127k (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $111k (14.3% below list).
• Recommended offer: $111k (14.3% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: 79 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $7k of equity ($898 loan paydown + $6k appreciation (4.9% local appreciation)).
• Oklahoma County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.9% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, 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 149 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $111,304 (14.3% 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 149 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.86% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.61%
• DSCR: 0.97
• GRM: 9.7

CMA / ARV

• ARV (median comp): $147,259
• List price: $129,900
• Delta: -11.79%
• 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
1400 SW 27th St	0.20mi	3/2.0 (+1)	1,537 (+0%)	15mo	$75,000	$49	73
1536 SW 28th St	0.23mi	3/2.0 (+1)	1,360 (-12%)	2mo	$234,000	$172	63
1600 SW 28th St	0.24mi	2/1.0	1,654 (+8%)	15mo	$60,030	$36	60
1437 SW 36th St	0.74mi	3/2.0 (+1)	1,520 (-1%)	1mo	$107,500	$71	57
1141 SW Binkley St	0.62mi	3/1.0 (+1)	1,450 (-6%)	7mo	$160,000	$110	47
1700 SW 18th St	0.54mi	3/2.0 (+1)	1,334 (-13%)	2mo	$152,000	$114	46
1044 SW 26th St	0.55mi	3/1.0 (+1)	1,679 (+9%)	4mo	$66,000	$39	46
1911 Oso Ave	0.71mi	3/2.5 (+1)	1,556 (+1%)	14mo	$495,000	$318	46
1232 SW 17th St	0.67mi	3/2.0 (+1)	1,376 (-10%)	2mo	$187,000	$136	45
1028 SW 28th St	0.62mi	3/2.5 (+1)	1,726 (+12%)	6mo	$180,000	$104	38
1033 SW Binkley St	0.72mi	3/1.0 (+1)	1,342 (-13%)	6mo	$190,000	$142	32
1042 Hangar Dr	0.71mi	3/2.5 (+1)	1,717 (+12%)	15mo	$578,000	$337	28

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

Projected returns pro-forma

4.94% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.2%
• Equity multiple: 1.78×
• Total profit: $28,320
• Equity at exit: $73,118

10-year hold

• IRR: 13.3%
• Equity multiple: 3.39×
• Total profit: $86,904
• Equity at exit: $125,785

Cash invested: $36,372 (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 73108

• Home prices YoY: 1.7%
• Active inventory: 79
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,113 high
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $-18

Break-even live

Break-even rent $1,136

Max offer price $127,236

Occupancy floor 97%

Sensitivity live

Price	-10% $71	-5% $26	+0% $-18	+5% $-63	+10% $-108
Rent	-10% $-106	-5% $-62	+0% $-18	+5% $26	+10% $70
Rate	-1.0pp $47	-0.5pp $15	base $-18	+0.5pp $-52	+1.0pp $-86

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1345 SW 27th St Oklahoma City, OK	3.0	2.0	1153	$1,095	$0.95	3d	1	0.19mi
1416 S Daugherty Ave Oklahoma City, OK	3.0	1.0	1164	$1,120	$0.96	13d	1	0.90mi
1802 Exchange Ave Unit 1802 Oklahoma City, OK	2.0	1.0	1312	$875	$0.67	4d	1	0.99mi
1802 Exchange Ave Oklahoma City, OK	2.0	1.0	1312	$875	$0.67	45d	1	0.99mi
1616 Linden St Oklahoma City, OK	3.0	1.5	1175	$975	$0.83	25d	1	1.03mi
1132 SW 40th St Oklahoma City, OK	3.0	2.0	1436	$1,350	$0.94	25d	1	1.13mi
2921 SW 28th St Oklahoma City, OK	3.0	1.0	1125	$1,490	$1.32	45d	1	1.29mi
2922 SW 19th St Oklahoma City, OK	3.0	1.0	1056	$1,350	$1.28	3d	1	1.36mi
2612 SW 41st St Oklahoma City, OK	3.0	1.0	1164	$1,200	$1.03	25d	1	1.36mi

Listing history 15 events

1. 2026-06-21
   days on market $129,900 Active 149 DOM
2. 2026-06-18
   days on market $129,900 Active 146 DOM
3. 2026-06-17
   days on market $129,900 Active 145 DOM
4. 2026-06-16
   days on market $129,900 Active 144 DOM
5. 2026-06-15
   days on market $129,900 Active 143 DOM
6. 2026-06-13
   days on market $129,900 Active 141 DOM
7. 2026-06-09
   days on market $129,900 Active 137 DOM
8. 2026-06-08
   days on market $129,900 Active 136 DOM
9. 2026-06-07
   days on market $129,900 Active 135 DOM
10. 2026-06-05
    days on market $129,900 Active 132 DOM
11. 2026-06-03
    days on market $129,900 Active 131 DOM
12. 2026-06-02
    days on market $129,900 Active 130 DOM
13. 2026-06-01
    days on market $129,900 Active 129 DOM
14. 2026-05-31
    days on market $129,900 Active 128 DOM
15. 2026-01-22
    listed $129,900 Active 765-char remark

    Show marketing remark (765 chars)

    Tenant-occupied investment property with long-term occupants currently on a month-to-month lease. Both sides of duplex are rented by the same tenant and he sublets each side out. The 1508 side is in considerably better shape than the 1510 side. This home offers immediate rental income with flexibility for future adjustments. Property has a consistent rental history and is well-suited for investors seeking a buy-and-hold asset or portfolio addition. Month-to-month tenancy allows the new owner the option to continue current leasing arrangements or reposition the property based on investment strategy. 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

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $13,356
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$1,069
• − Management: −$1,069
• − Depreciation: −$3,779
• Taxable loss: −$2,434
• Est. tax savings @ 24.0%: +$584
• After-tax cash flow: $363/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.

Condition & rehab AI · 11 photos

Fair 45/100 Moderate rehab

This property requires moderate renovations to improve its condition and increase its value. Immediate repairs and maintenance are needed to address the clutter and worn-out areas.

Repairs flagged

• Major Kitchen cabinets — Severe wear and tear
• Major Bathroom fixtures — Severe wear and tear
• Major Flooring — Severe wear and tear
• Major Paint — Peeling and damage

Value-add opportunities

• Both Kitchen renovation — Modernizing the kitchen can significantly increase both resale and rental value
• Both Bathroom renovation — Upgrading the bathrooms can significantly increase both resale and rental value
• Both Flooring replacement — Replacing worn carpet with a more durable and attractive option can increase both resale and rental value
• Both Painting — Fresh paint can improve the home's curb appeal and interior aesthetics, increasing both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Severe wear and tear	Major	$15,000–50,000
Bathroom fixtures · Severe wear and tear	Major	$15,000–50,000
Flooring · Severe wear and tear	Major	$15,000–50,000
Paint · Peeling and damage	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Kitchen renovation — Modernizing the kitchen can significantly increase both resale and rental value ↑
• Both Bathroom renovation — Upgrading the bathrooms can significantly increase both resale and rental value ↑
• Both Flooring replacement — Replacing worn carpet with a more durable and attractive option can increase both resale and rental value ↑
• Both Painting — Fresh paint can improve the home's curb appeal and interior aesthetics, increasing both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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
• City population: 498,656
• Population (ZIP): 15,239

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 (65%)
• Race & ethnicity: Hispanic / Latino 65% Two or more races 28% White 20% Black 8% Native American 7%
• Hispanic origin (detail): Mexican 59% Puerto Rican 1%
• Common ancestry: Italian 1%
• Foreign-born: 27% · Canada
• Languages at home: 46% English-only · Spanish 52%

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: ▲ 4.94%
• Current HPI: 293.2571
• Rent YoY: —
• Metro: —
• 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

• 2026-01-22 Listed $129,900 MLSOK