1129 SW 35th St · Oklahoma City, OK 73109

$99,900

2 bd · 1.0 ba · 1,322 sqft · SingleFamily public records · 132 Days on market

Built 1946 7,000 sqft lot $76/sqft · 30% below area Est $143k · 30% 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 +27.3/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +9.5/10.0
• 1% rule +6.8/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks MLS

Unlock immediate value with this classic 2-bedroom, 1-bathroom single-family residence. Spanning approximately 1,300 sq. ft., this home features original hardwood floors that add timeless appeal and character. Situated on a generous 7,000 sq. ft. lot, the spacious backyard provides ample room for potential additions or a private outdoor oasis.

Key facts

• Spacious backyard
• 7,000 sq ft lot
• Garage

Tags

• ORIGINAL HARDWOOD FLOORS
• SPACIOUS BACKYARD
• PRIVATE OUTDOOR OASIS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $289 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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 fast (+4.5%/yr); 83 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $11k of equity ($691 loan paydown + $10k 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 $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 26y ago; this cycle's ask is 9900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $41k; list at $100k implies a 144% gain — meaningful room to come down on a strong offer.

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 $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 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: 1.18% ✓
• Cap rate: 9.77%
• Cash-on-cash: 12.40%
• DSCR: 1.55
• GRM: 7.1

CMA / ARV

• ARV (median comp): $143,008
• List price: $99,900
• Delta: -30.14%
• 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
1129 SW 35th St	0.00mi	2/1.0	1,322 (0%)	1mo	$85,000	$64	100
1220 SW 39th St	0.31mi	3/1.0 (+1)	1,288 (-3%)	1mo	$170,000	$132	76
1033 SW Binkley St	0.29mi	3/1.0 (+1)	1,342 (+2%)	6mo	$190,000	$142	74
3225 S Douglas Ave	0.24mi	3/2.0 (+1)	1,260 (-5%)	6mo	$175,000	$139	67
1141 SW Binkley St	0.25mi	3/1.0 (+1)	1,450 (+10%)	7mo	$160,000	$110	61
1433 SW 34th St	0.38mi	3/2.0 (+1)	1,270 (-4%)	8mo	$85,000	$67	60
1517 SW 40th St	0.58mi	3/1.5 (+1)	1,400 (+6%)	5mo	$126,000	$90	52
1536 SW 28th St	0.70mi	3/2.0 (+1)	1,360 (+3%)	2mo	$234,000	$172	51
1134 SW 42nd St	0.46mi	3/1.0 (+1)	1,154 (-13%)	3mo	$175,000	$152	50
1353 Kinkaid Dr	0.44mi	3/1.0 (+1)	1,172 (-11%)	8mo	$150,000	$128	49
1437 SW 36th St	0.38mi	3/2.0 (+1)	1,520 (+15%)	1mo	$107,500	$71	47
1544 SW 43rd St	0.72mi	3/1.0 (+1)	1,176 (-11%)	7mo	$151,000	$128	37

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: 34.1%
• Equity multiple: 3.67×
• Total profit: $74,631
• Equity at exit: $89,998

10-year hold

• IRR: 29.8%
• Equity multiple: 8.48×
• Total profit: $209,203
• Equity at exit: $194,084

Cash invested: $27,972 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,180 high
• Mortgage (P&I): −$524
• Tax from tax record: −$78 /mo · $936/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $289

Break-even live

Break-even rent $815

Max offer price $99,900

Occupancy floor 71%

Sensitivity live

Price	-10% $346	-5% $317	+0% $289	+5% $261	+10% $233
Rent	-10% $196	-5% $242	+0% $289	+5% $336	+10% $382
Rate	-1.0pp $339	-0.5pp $315	base $289	+0.5pp $263	+1.0pp $237

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1132 SW 40th St Oklahoma City, OK	3.0	2.0	1436	$1,350	$0.94	24d	1	0.36mi
1345 SW 27th St Oklahoma City, OK	3.0	2.0	1153	$1,095	$0.95	3d	1	0.66mi
3407 S Lee Ave Oklahoma City, OK	2.0	1.0	900	$980	$1.09	44d	1	0.70mi
4426 S Olie Ave Oklahoma City, OK	2.0	2.0	1159	$1,220	$1.05	12d	1	0.75mi
2140 SW 35th St Oklahoma City, OK	3.0	2.0	976	$1,300	$1.33	44d	1	0.78mi
632 SW 44th St Oklahoma City, OK	2.0	1.0	958	$1,000	$1.04	4d	1	0.85mi
624 SW 44th St Oklahoma City, OK	2.0	1.0	1206	$1,500	$1.24	44d	1	0.86mi
733 SW 47th St Oklahoma City, OK	3.0	1.5	1228	$1,180	$0.96	24d	1	0.89mi
4330 S Barnes Ave Oklahoma City, OK	1.0–3.0	1.0–2.0	860	$937	$1.09	4d	9	0.90mi
1421 SW 52nd St Oklahoma City, OK	3.0	2.0	1535	$1,500	$0.98	3d	1	1.15mi
620 SW 50th St Oklahoma City, OK	2.0	1.0	977	$1,100	$1.13	3d	1	1.15mi
900 Hangar Dr Oklahoma City, OK	2.0	1.0–2.0	743	$2,075	$2.79	2d	37	1.17mi
800 SW 52nd St Oklahoma City, OK	2.0	1.0	920	$995	$1.08	24d	1	1.20mi
2612 SW 41st St Oklahoma City, OK	3.0	1.0	1164	$1,200	$1.03	24d	1	1.35mi
5413 S Lee Ave Oklahoma City, OK	3.0	2.0	1460	$2,100	$1.44	3d	1	1.38mi
2640 SW 38th St Oklahoma City, OK	3.0	2.0	944	$1,050	$1.11	3d	1	1.39mi
2500 SW 48th St Oklahoma City, OK	2.0	1.0	1096	$1,050	$0.96	44d	1	1.46mi
5113 S Sage Ave Oklahoma City, OK	3.0	1.5	996	$1,025	$1.03	2d	1	1.47mi

Listing history 15 events

1. 2026-05-20
   price $99,900 345-char remark

   Show marketing remark (345 chars)

   Unlock immediate value with this classic 2-bedroom, 1-bathroom single-family residence. Spanning approximately 1,300 sq. ft., this home features original hardwood floors that add timeless appeal and character. Situated on a generous 7,000 sq. ft. lot, the spacious backyard provides ample room for potential additions or a private outdoor oasis.

2. 2026-05-09
   price $125,000 345-char remark

   Show marketing remark (345 chars)

   Unlock immediate value with this classic 2-bedroom, 1-bathroom single-family residence. Spanning approximately 1,300 sq. ft., this home features original hardwood floors that add timeless appeal and character. Situated on a generous 7,000 sq. ft. lot, the spacious backyard provides ample room for potential additions or a private outdoor oasis.

3. 2026-05-01
   historical $999
4. 2026-02-28
   status Active 345-char remark

   Show marketing remark (345 chars)

   Unlock immediate value with this classic 2-bedroom, 1-bathroom single-family residence. Spanning approximately 1,300 sq. ft., this home features original hardwood floors that add timeless appeal and character. Situated on a generous 7,000 sq. ft. lot, the spacious backyard provides ample room for potential additions or a private outdoor oasis.

5. 2026-02-26
   historical $999
6. 2026-02-26
   listed $999
7. 2026-02-25
   listed $999
8. 2025-12-17
   listed $145,000 Active 345-char remark

   Show marketing remark (345 chars)

   Unlock immediate value with this classic 2-bedroom, 1-bathroom single-family residence. Spanning approximately 1,300 sq. ft., this home features original hardwood floors that add timeless appeal and character. Situated on a generous 7,000 sq. ft. lot, the spacious backyard provides ample room for potential additions or a private outdoor oasis.

9. 2025-09-10
   historical $999
10. 2025-05-02
    listed $999
11. 2001-02-09
    soldstatus $41,000
12. 2001-02-07
    soldstatus $41,000 131-char remark

    Show marketing remark (131 chars)

    OWNER HAS INSTALLED A CARPORT, NEW HEAT & AIR, NEW WINDOWS EXCEPT FOR THE NORTH BEDROOM. NEW ROOF IN 1997. NICE SHADY BACKYARD.

13. 2000-11-11
    listed $39,900 131-char remark

    Show marketing remark (131 chars)

    OWNER HAS INSTALLED A CARPORT, NEW HEAT & AIR, NEW WINDOWS EXCEPT FOR THE NORTH BEDROOM. NEW ROOF IN 1997. NICE SHADY BACKYARD.

14. 1995-09-07
    soldstatus $37,000
15. 1989-06-05
    soldstatus $31,000

ⓘ 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: $936 · $78/mo
• Projected year-2 tax: $936 · $78/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 3/10 Moderate 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: $14,166
• − Mortgage interest: −$5,596
• − Property taxes: −$936
• − Insurance: −$500
• − Repairs & maintenance: −$1,133
• − Management: −$1,133
• − Depreciation: −$2,906
• Taxable income: $1,962
• Est. tax owed @ 24.0%: −$471
• After-tax cash flow: $2,998/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

+222.3% since first listed

15 events — show timeline

• 2026-05-20 Price Changed $99,900 MLSOK
• 2026-05-09 Price Changed $125,000 MLSOK
• 2026-05-01 Rental Removed $999 RentEngineListings
• 2026-02-28 Relisted — MLSOK
• 2026-02-26 Rental Removed $999 APPFOLIO
• 2026-02-26 Listed for Rent $999 RentEngineListings
• 2026-02-25 Listed for Rent $999 APPFOLIO
• 2025-12-17 Listed $145,000 MLSOK
• 2025-09-10 Rental Removed $999 APPFOLIO
• 2025-05-02 Listed for Rent $999 APPFOLIO
• 2001-02-09 Sold (Public Records) $41,000 Public Records
• 2001-02-07 Sold (MLS) $41,000 MLSOK
• 2000-11-11 Listed $39,900 MLSOK
• 1995-09-07 Sold (Public Records) $37,000 Public Records
• 1989-06-05 Sold (Public Records) $31,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $936 · +4.4% YoY. Source: county tax records.