3427 Campbell Pl · Oklahoma City, OK 73108

$75,000

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 183 Days on market

Built 1940 6,351 sqft lot $74/sqft · 34% below area Est $114k · 34% 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 +29.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +7.5/10.0
• 1% rule +7.3/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks MLS

Charming 2-Bedroom, 1-Bathroom Home – Prime Investment Opportunity! Discover this delightful 2-bedroom, 1-bathroom home, perfectly situated for both convenience and comfort. Located just minutes from the airport, this property boasts easy access to major interstates, making it ideal for frequent travelers. Enjoy a vibrant community with shopping, dining, and entertainment options all within close proximity. Whether you’re a savvy investor looking for a rental opportunity or seeking a cozy residence, this home is a must-see. Don't miss out on this fantastic chance to invest in a thriving area! Buyer to verify schools. FOR SALE AS IS.

Key facts

• 6,351 sq ft lot
• Built 1940
• Listed 183 days

Tags

• PRIME INVESTMENT OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $257 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($923 rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $4k of equity ($519 loan paydown + $4k 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 $21k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, 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 183 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $8k; list at $75k implies a 900% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 183 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 1940 — 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: 1.23% ✓
• Cap rate: 10.40%
• Cash-on-cash: 14.68%
• DSCR: 1.65
• GRM: 6.8

CMA / ARV

• ARV (median comp): $114,301
• List price: $75,000
• Delta: -34.38%
• 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
3427 Campbell Pl	0.00mi	2/1.0	1,008 (0%)	0mo	$52,000	$52	100
3224 S Goff Ave	0.30mi	3/1.0 (+1)	990 (-2%)	1mo	$81,000	$82	77
3200 S Stults Ave	0.21mi	3/1.0 (+1)	1,076 (+7%)	1mo	$137,800	$128	74
3001 SW 26th St	0.61mi	3/1.0 (+1)	1,000 (-1%)	3mo	$147,000	$147	63
3520 S Parkview Ave	0.49mi	3/1.0 (+1)	1,068 (+6%)	5mo	$110,000	$103	58
3214 SW 28th Ave	0.28mi	2/1.0	856 (-15%)	11mo	$119,000	$139	53
3505 S Dumas Ave	0.41mi	3/2.0 (+1)	928 (-8%)	8mo	$124,000	$134	52
3320 S Saint Clair Ave	0.38mi	3/1.0 (+1)	938 (-7%)	17mo	$127,900	$136	52
3320 S Woodward Ave	0.33mi	3/1.0 (+1)	880 (-13%)	10mo	$127,500	$145	50
3221 SW 21st St	0.59mi	3/2.0 (+1)	1,037 (+3%)	15mo	$184,400	$178	46
4005 SW 27th St	0.69mi	2/1.0	860 (-15%)	15mo	$140,000	$163	31
3628 SW 37th St	0.67mi	3/1.0 (+1)	864 (-14%)	15mo	$137,990	$160	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: 25.4%
• Equity multiple: 2.59×
• Total profit: $33,370
• Equity at exit: $42,216

10-year hold

• IRR: 24.6%
• Equity multiple: 5.14×
• Total profit: $86,844
• Equity at exit: $72,624

Cash invested: $21,000 (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: 6.8×

Monthly cashflow live

• Estimated rent: $923 high
• Mortgage (P&I): −$393
• Tax from tax record: −$48 /mo · $573/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $257

Break-even live

Break-even rent $598

Max offer price $75,000

Occupancy floor 67%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3430 SW 29th Pl Unit 3430 Oklahoma City, OK	3.0	1.0	760	$850	$1.12	43d	1	0.12mi
3500 SW 29th Pl Oklahoma City, OK	2.0	1.0	800	$695	$0.87	43d	1	0.15mi
3120 S Woodward Ave Oklahoma City, OK	2.0	1.0	740	$800	$1.08	2d	1	0.19mi
3100 Dumas Ln Apt 28 Oklahoma City, OK	2.0	1.0	800	$695	$0.87	17d	1	0.20mi
2904 S Portland Ave Oklahoma City, OK	3.0	1.0	1000	$1,150	$1.15	43d	1	0.29mi
3128 SW 27th St Oklahoma City, OK	2.0	1.0	740	$880	$1.19	2d	1	0.35mi
3416 S Liberty Ave Oklahoma City, OK	3.0	2.0	1400	$1,195	$0.85	2d	1	0.46mi
2921 SW 28th St Oklahoma City, OK	3.0	1.0	1125	$1,490	$1.32	43d	1	0.64mi
3912 SW 25th St Oklahoma City, OK	3.0	1.0	744	$695	$0.93	4d	1	0.64mi
3200 SW 20th St Oklahoma City, OK	3.0	1.0	1032	$1,000	$0.97	20d	1	0.65mi
3937 SW 27th Pl Oklahoma City, OK	3.0	1.0	720	$1,079	$1.50	4d	1	0.65mi
3932 SW 23rd St Oklahoma City, OK	3.0	1.0	744	$825	$1.11	17d	1	0.74mi
2922 SW 19th St Oklahoma City, OK	3.0	1.0	1056	$1,350	$1.28	2d	1	0.90mi
3800 SW 42nd St Oklahoma City, OK	2.0	1.0	790	$895	$1.13	43d	1	1.05mi
3801 SW 43rd St Oklahoma City, OK	2.0	1.0	720	$925	$1.28	43d	1	1.07mi
3705 SW 44th St Oklahoma City, OK	3.0	2.0	1224	$1,541	$1.26	2d	1	1.08mi
2640 SW 38th St Oklahoma City, OK	3.0	2.0	944	$1,050	$1.11	2d	1	1.19mi
2612 SW 41st St Oklahoma City, OK	3.0	1.0	1164	$1,200	$1.03	23d	1	1.38mi
2336 SW Grand Blvd Oklahoma City, OK	2.0	1.0	770	$995	$1.29	43d	1	1.47mi

Listing history 6 events

1. 2026-05-14
   status Pending 653-char remark

   Show marketing remark (653 chars)

   Charming 2-Bedroom, 1-Bathroom Home – Prime Investment Opportunity! Discover this delightful 2-bedroom, 1-bathroom home, perfectly situated for both convenience and comfort. Located just minutes from the airport, this property boasts easy access to major interstates, making it ideal for frequent travelers. Enjoy a vibrant community with shopping, dining, and entertainment options all within close proximity. Whether you’re a savvy investor looking for a rental opportunity or seeking a cozy residence, this home is a must-see. Don't miss out on this fantastic chance to invest in a thriving area! Buyer to verify schools. FOR SALE AS IS.

2. 2026-02-19
   price $75,000 653-char remark

   Show marketing remark (653 chars)

   Charming 2-Bedroom, 1-Bathroom Home – Prime Investment Opportunity! Discover this delightful 2-bedroom, 1-bathroom home, perfectly situated for both convenience and comfort. Located just minutes from the airport, this property boasts easy access to major interstates, making it ideal for frequent travelers. Enjoy a vibrant community with shopping, dining, and entertainment options all within close proximity. Whether you’re a savvy investor looking for a rental opportunity or seeking a cozy residence, this home is a must-see. Don't miss out on this fantastic chance to invest in a thriving area! Buyer to verify schools. FOR SALE AS IS.

3. 2025-11-15
   status Active 653-char remark

   Show marketing remark (653 chars)

   Charming 2-Bedroom, 1-Bathroom Home – Prime Investment Opportunity! Discover this delightful 2-bedroom, 1-bathroom home, perfectly situated for both convenience and comfort. Located just minutes from the airport, this property boasts easy access to major interstates, making it ideal for frequent travelers. Enjoy a vibrant community with shopping, dining, and entertainment options all within close proximity. Whether you’re a savvy investor looking for a rental opportunity or seeking a cozy residence, this home is a must-see. Don't miss out on this fantastic chance to invest in a thriving area! Buyer to verify schools. FOR SALE AS IS.

4. 2025-06-23
   status Pending 653-char remark

   Show marketing remark (653 chars)

   Charming 2-Bedroom, 1-Bathroom Home – Prime Investment Opportunity! Discover this delightful 2-bedroom, 1-bathroom home, perfectly situated for both convenience and comfort. Located just minutes from the airport, this property boasts easy access to major interstates, making it ideal for frequent travelers. Enjoy a vibrant community with shopping, dining, and entertainment options all within close proximity. Whether you’re a savvy investor looking for a rental opportunity or seeking a cozy residence, this home is a must-see. Don't miss out on this fantastic chance to invest in a thriving area! Buyer to verify schools. FOR SALE AS IS.

5. 2025-06-11
   listed $90,000 Active 653-char remark

   Show marketing remark (653 chars)

   Charming 2-Bedroom, 1-Bathroom Home – Prime Investment Opportunity! Discover this delightful 2-bedroom, 1-bathroom home, perfectly situated for both convenience and comfort. Located just minutes from the airport, this property boasts easy access to major interstates, making it ideal for frequent travelers. Enjoy a vibrant community with shopping, dining, and entertainment options all within close proximity. Whether you’re a savvy investor looking for a rental opportunity or seeking a cozy residence, this home is a must-see. Don't miss out on this fantastic chance to invest in a thriving area! Buyer to verify schools. FOR SALE AS IS.

6. 1993-08-04
   soldstatus $7,500

ⓘ 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: $573 · $48/mo
• Projected year-2 tax: $675 · $56/mo
• Expected delta: +$102/yr (+$9/mo · 17.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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 3% 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: $11,077
• − Mortgage interest: −$4,201
• − Property taxes: −$573
• − Insurance: −$375
• − Repairs & maintenance: −$886
• − Management: −$886
• − Depreciation: −$2,182
• Taxable income: $1,974
• Est. tax owed @ 24.0%: −$474
• After-tax cash flow: $2,610/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
• 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

+900.0% since first listed

6 events — show timeline

• 2026-05-14 Pending — MLSOK
• 2026-02-19 Price Changed $75,000 MLSOK
• 2025-11-15 Relisted — MLSOK
• 2025-06-23 Pending — MLSOK
• 2025-06-11 Listed $90,000 MLSOK
• 1993-08-04 Sold (Public Records) $7,500 Public Records

Property tax history

+3.4%/yr

Latest (2025): $573 · +4.4% YoY. Source: county tax records.