2713 SW 51st St · Oklahoma City, OK 73119

$170,000

2 bd · 1.0 ba · 854 sqft · SingleFamily public records

Built 1955 6,033 sqft lot Est $119k · 43% 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 +7.3/30.0
• Livability +4.0/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• DSCR +1.5/10.0
• 1% rule +1.2/10.0
• Schools +0.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautiful maintained home located in the heart of Oklahoma City! Offers comfort, convenience and plenty of potential for homeowners or investors alike. Featuring spacious living areas with functional layout and a great size yard, this property its perfect for entertaining and relaxing. Conveniently located close to schools, dinning and major highways, you will enjoy easy access to everything the city has to offer! This perfect house it's looking for its new owner, don't miss it!!! Schedule your private showing today!

Key facts

• 6,033 sq ft lot
• Built 1955

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-226 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $130k (23.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $105k (38.4% below list).
• Recommended offer: $105k (38.4% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 3.7% in Oklahoma City — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Arthur Es (math 2% / reading 8%, grade F, #766 of 845 statewide, top 94%, 389 students, 0% FRL); U. S. Grant Hs (math 2% / reading 7%, grade F, #442 of 447 statewide, top 99%, 1,594 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 (+1.1%/yr); 93 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 5,365 units permitted in Oklahoma County in 2024 (569 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Oklahoma County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $60k; list at $170k implies a 183% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $104,698 (38.4% 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 1955 — 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: 0.62% ✗
• Cap rate: 4.70%
• Cash-on-cash: -5.69%
• DSCR: 0.75
• GRM: 13.5

CMA / ARV

• ARV (on-the-fly): $118,706
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3013 SW 52nd St	0.38mi	2/1.0	828 (-3%)	1mo	$95,000	$115	76
2633 Texoma Dr	0.23mi	3/1.0 (+1)	884 (+4%)	3mo	$156,800	$177	76
2948 SW 49th St	0.37mi	3/1.0 (+1)	875 (+2%)	4mo	$115,000	$131	70
2932 SW 51st St	0.30mi	3/1.0 (+1)	925 (+8%)	1mo	$135,000	$146	66
3108 SW 46th St	0.54mi	3/1.0 (+1)	840 (-2%)	2mo	$140,000	$167	65
3237 SW 48th St	0.65mi	2/1.0	840 (-2%)	2mo	$110,000	$131	65
2924 SW 51st St	0.28mi	3/1.0 (+1)	950 (+11%)	1mo	$122,000	$128	62
3101 SW 45th St	0.58mi	2/1.0	907 (+6%)	2mo	$151,500	$167	61
2520 SW 45th St	0.45mi	3/1.0 (+1)	935 (+10%)	0mo	$129,750	$139	58
2401 SW 54th St	0.45mi	3/1.0 (+1)	935 (+10%)	0mo	$177,000	$189	58
2341 SW 50th St	0.44mi	3/1.0 (+1)	950 (+11%)	4mo	$124,000	$131	52
2221 SW 54th St	0.61mi	2/1.0	725 (-15%)	1mo	$71,000	$98	46

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

Projected returns pro-forma

-3.0% appreciation · 1.13% rent growth · sell at horizon

5-year hold

• IRR: -27.9%
• Equity multiple: 0.08×
• Total profit: $-43,916
• Equity at exit: $25,348

10-year hold

• IRR: -34.3%
• Equity multiple: -0.36×
• Total profit: $-64,636
• Equity at exit: $14,698

Cash invested: $47,600 (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 73119

• Home prices YoY: -14.4%
• Rents YoY: 1.1%
• Active inventory: 93
• Price-to-rent: 13.5×

Monthly cashflow live

• Estimated rent: $1,047 high
• Mortgage (P&I): −$891
• Tax from tax record: −$90 /mo · $1,086/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $-226

Break-even live

Break-even rent $1,333

Max offer price $130,127

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2801 SW 51st St Oklahoma City, OK	2.0	1.0	840	$1,025	$1.22	2d	1	0.08mi
2741 SW Murray Dr Oklahoma City, OK	3.0	1.0	949	$1,395	$1.47	2d	1	0.18mi
2741 SW 54th Pl Oklahoma City, OK	3.0	2.0	1059	$1,249	$1.18	2d	1	0.23mi
2500 SW 48th St Oklahoma City, OK	2.0	1.0	1096	$1,050	$0.96	44d	1	0.34mi
5617 S May Ave Oklahoma City, OK	1.0–3.0	1.5	1000	$839	$0.84	24d	1	0.40mi
2412 SW 47th St Oklahoma City, OK	3.0	1.0	638	$1,150	$1.80	24d	1	0.45mi
5901 S May Ave Oklahoma City, OK	1.0	1.0	607	$855	$1.41	44d	1	0.55mi
5901 S May Ave Apt 164 Oklahoma City, OK	1.0	1.0	607	$825	$1.36	24d	1	0.58mi
5901 S May Ave Apt 113 Oklahoma City, OK	1.0	1.0	607	$855	$1.41	2d	1	0.58mi
5901 S May Ave Apt 179 Oklahoma City, OK	1.0	1.0	527	$779	$1.48	2d	1	0.58mi
5901 S May Ave Unit 276 VLI Up Oklahoma City, OK	1.0	1.0	527	$875	$1.66	24d	1	0.58mi
5901 S May Ave Apt 264 Oklahoma City, OK	1.0	1.0	527	$795	$1.51	2d	1	0.58mi
5901 S May Ave Unit 089 VLI Oklahoma City, OK	2.0	2.0	859	$999	$1.16	44d	1	0.58mi
5901 S May Ave Apt 55 Oklahoma City, OK	2.0	2.0	859	$995	$1.16	44d	1	0.58mi
5901 S May Ave Unit 006 Oklahoma City, OK	2.0	2.0	859	$949	$1.10	44d	1	0.58mi
5901 S May Ave Apt 120 Oklahoma City, OK	1.0	1.0	607	$825	$1.36	44d	1	0.58mi
5901 S May Ave Apt 129 Oklahoma City, OK	1.0	1.0	527	$825	$1.57	2d	1	0.58mi
5901 S May Ave Unit 105 Oklahoma City, OK	2.0	2.0	859	$995	$1.16	2d	1	0.58mi
5901 S May Ave Unit 086 LI Oklahoma City, OK	2.0	2.0	859	$945	$1.10	20d	1	0.58mi
5901 S May Ave Apt 38 Oklahoma City, OK	2.0	2.0	859	$1,288	$1.50	44d	1	0.58mi
5901 S May Ave Unit 090 Oklahoma City, OK	2.0	2.0	859	$945	$1.10	44d	1	0.58mi
5901 S May Ave Unit 279 VLI Oklahoma City, OK	1.0	1.0	527	$875	$1.66	44d	1	0.58mi
5901 S May Ave Unit 058- Up Oklahoma City, OK	2.0	2.0	859	$945	$1.10	2d	1	0.58mi
5901 S May Ave Unit 004 VLI Up Oklahoma City, OK	2.0	2.0	859	$986	$1.15	44d	1	0.65mi
2116 SW 51st St Oklahoma City, OK	1.0	1.0	558	$675	$1.21	44d	1	0.74mi
2813 SW 62nd St Oklahoma City, OK	3.0	1.5	1001	$1,400	$1.40	24d	1	0.85mi
2640 SW 38th St Oklahoma City, OK	3.0	2.0	944	$1,050	$1.11	2d	1	0.86mi
4330 S Barnes Ave Oklahoma City, OK	1.0–3.0	1.0–2.0	860	$937	$1.09	4d	9	0.90mi
2908 SW 62nd St Oklahoma City, OK	3.0	1.5	936	$1,450	$1.55	2d	1	0.93mi
2128 SW 41st St Oklahoma City, OK	2.0	1.0	860	$820	$0.95	2d	1	0.97mi
2120 SW 61st St Oklahoma City, OK	3.0	1.0	1101	$1,200	$1.09	44d	1	1.02mi
2336 SW Grand Blvd Oklahoma City, OK	2.0	1.0	770	$995	$1.29	44d	1	1.04mi
2728 SW 65th St Oklahoma City, OK	3.0	1.0	863	$1,250	$1.45	4d	1	1.08mi
2119 SW 39th St Oklahoma City, OK	1.0–2.0	1.0	675	$909	$1.35	44d	1	1.10mi
2813 SW 33rd St Oklahoma City, OK	1.0	1.0	600	$725	$1.21	44d	1	1.20mi
1338 South Dr Oklahoma City, OK	2.0	1.0	720	$1,150	$1.60	16d	1	1.21mi
1433 SW 60th St Oklahoma City, OK	3.0	2.0	942	$1,400	$1.49	44d	1	1.22mi
2140 SW 35th St Oklahoma City, OK	3.0	2.0	976	$1,300	$1.33	44d	1	1.24mi
1402 SW 59th St Unit 3202 Oklahoma City, OK	2.0	1.0	950	$865	$0.91	24d	1	1.27mi
1402 SW 59th St Apt 3201 Oklahoma City, OK	2.0	1.0	950	$865	$0.91	44d	1	1.27mi

Listing history 3 events

1. 2026-05-19
   listed $170,000
2. 2026-05-19
   historical
3. 2008-08-26
   soldstatus $60,000

ⓘ 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: $1,086 · $90/mo
• Projected year-2 tax: $1,530 · $127/mo
• Expected delta: +$444/yr (+$37/mo · 40.9%)

ⓘ 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 3/10 Moderate
• 🌡 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: $12,564
• − Mortgage interest: −$9,523
• − Property taxes: −$1,086
• − Insurance: −$850
• − Repairs & maintenance: −$1,005
• − Management: −$1,005
• − Depreciation: −$4,945
• Taxable loss: −$5,850
• Est. tax savings @ 24.0%: +$1,404
• After-tax cash flow: $-1,304/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): 30,398
• Household income: $45,421
• Rent vs Own: 49.9% rent · 50.1% own
• Severe rent burden: 1221.0

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: Majority Hispanic (63%)
• Race & ethnicity: Hispanic / Latino 63% Two or more races 24% White 24% Native American 7% Black 6%
• Hispanic origin (detail): Mexican 58%
• Common ancestry: Slovak 1% Lithuanian 1%
• Foreign-born: 28% · Canada
• Languages at home: 45% English-only · Spanish 54%

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: ▼ -50.15%
• Current HPI: 297.1117
• Rent YoY: ▲ 1.13%
• 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

+183.3% since first listed

3 events — show timeline

• 2026-05-19 Listed $170,000 MLSOK
• 2026-05-19 Listing Removed — MLSOK
• 2008-08-26 Sold (Public Records) $60,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $1,086 · +4.4% YoY. Source: county tax records.