3929 NW 59th St · Oklahoma City, OK 73112

$136,000

3 bd · 2.0 ba · 1,178 sqft · SingleFamily public records · 4 Days on market

Built 1956 7,562 sqft lot Est $193k · 30% under

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Why this score? — see what drove the C 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 +20.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +5.3/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A letter from the house: With the rising of every sun, I find myself straining to hear the pitter-patter of feet—the frantic morning dash from bedroom to kitchen, or the rhythmic thrum of a family living life to its fullest. But the sound never comes. Those little feet eventually grew into bigger ones, and the sounds of this house changed, but my people were always here. Then, one day, they left. They took everything with them, and I’ve sat in the silence ever since, wondering if I did something wrong. I’m not foolish enough to think my appearance isn't part of the problem. I’ve aged, and it shows. I know I need a new roof and a new garage door to feel whole again. My windows are tired, and my HVAC system doesn't hum the way it used to. But inside? My bones are still strong. I don’t sag, I don’t lean, and I’ve kept my original cabinets and bathroom tiles in beautiful condition, just in case someone with a "retro" soul and a little bit of vision comes looking for me. I know I need new floors and fresh paint to feel like myself again, but I promise to be a good house for good peopleI don't want to be empty anymore. I’m looking for the person who sees what I could be, rather than just what I am today. Will you be the one to give me a second chance? (Seller has chosen a starting price that prioritizes a quick sale rather than getting every last dollar. Come see this gem in person and bring your dreams and vision with you!)

Key facts

• 7,562 sq ft lot
• 2 garage spots
• Built 1956

Property features AI

Finance

• Other: Living area reported as 1,178 by assessor; Located in Coronado Heights addition; No storm shelter; Property is not homesteaded
• Financial info: Loan qualifying allowed; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Home design: Single family residence; Residential property; One story
• Construction: Brick construction; Shingle roof; Built status: existing
• Exterior features: Brick exterior; No notable exterior features listed; Lot described as Other

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: One-level floor plan; No fireplace; Conventional foundation

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $136k.

Deal economics

• At list price, monthly cash flow is $175 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $136k).
• Cap rate 7.8% 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: crime F.
• Putnam City (urban): math 12% / reading 16% proficiency, ranked #227 of 270 in OK (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Coronado Heights Es (math 18% / reading 18%, grade F, #534 of 845 statewide, top 64%, 460 students, 0% FRL); James L. Capps Ms (math 9% / reading 18%, grade F, #252 of 345 statewide, top 74%, 975 students, 0% FRL); Putnam City Hs (math 12% / reading 23%, grade F, #307 of 447 statewide, top 69%, 2,014 students, 0% FRL) — zoned schools average 0% FRL vs 65% district-wide (65 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+4.8%/yr); 197 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $940 of loan paydown is wiped out by about $4k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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 $100k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1956 — 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 $136,000

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.03% ✓
• Cap rate: 7.83%
• Cash-on-cash: 5.50%
• DSCR: 1.24
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $193,192
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3712 NW 58th Ter	0.25mi	3/2.0	1,188 (+1%)	1mo	$195,000	$164	86
3801 NW 57th St	0.26mi	3/1.5	1,170 (-1%)	1mo	$150,000	$128	84
3717 NW 59th St	0.19mi	3/1.5	1,061 (-10%)	4mo	$148,000	$139	69
3914 NW 58th Ter	0.11mi	3/1.5	1,313 (+12%)	11mo	$216,000	$165	65
3708 NW 59th St	0.22mi	3/1.0	1,270 (+8%)	10mo	$180,000	$142	64
4405 NW 56th Ter	0.70mi	3/2.0	1,207 (+2%)	3mo	$195,000	$162	61
5202 N Tulsa Ave	0.68mi	3/2.0	1,189 (+1%)	8mo	$180,000	$151	60
5200 N Roff Ave	0.61mi	3/1.0	1,137 (-4%)	6mo	$187,500	$165	56
5704 N Warren Ave	0.74mi	3/2.0	1,197 (+2%)	10mo	$213,900	$179	54
4129 NW 57th St	0.41mi	3/2.0	1,353 (+15%)	3mo	$222,500	$164	53
4316 NW 54th St	0.74mi	3/1.5	1,098 (-7%)	10mo	$170,000	$155	44
5117 N Colfax Pl	0.69mi	3/2.0	1,304 (+11%)	7mo	$216,000	$166	44

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 · 4.8% rent growth · sell at horizon

5-year hold

• IRR: -5.8%
• Equity multiple: 0.78×
• Total profit: $-8,322
• Equity at exit: $20,278

10-year hold

• IRR: 5.9%
• Equity multiple: 1.48×
• Total profit: $18,110
• Equity at exit: $11,759

Cash invested: $38,080 (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 73112

• Rents YoY: 4.8%
• Active inventory: 197
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,398 high
• Mortgage (P&I): −$713
• Tax from tax record: −$160 /mo · $1,919/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $175

Break-even live

Break-even rent $1,177

Max offer price $136,000

Occupancy floor 83%

Sensitivity live

Price	-10% $252	-5% $213	+0% $175	+5% $136	+10% $98
Rent	-10% $64	-5% $119	+0% $175	+5% $230	+10% $285
Rate	-1.0pp $243	-0.5pp $209	base $175	+0.5pp $139	+1.0pp $104

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: $34,000
• Closing costs: $4,080
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3729 NW 60th St Oklahoma City, OK	3.0	1.5	1424	$1,500	$1.05	21d	1	0.15mi
5560 N Portland Ave Oklahoma City, OK	1.0–2.0	1.0–2.0	955	$1,249	$1.31	3d	50	0.48mi
4020 Versailles Blvd Oklahoma City, OK	2.0–3.0	2.0–2.5	1500	$2,070	$1.38	3d	5	0.51mi
4018 NW 68th St Oklahoma City, OK	2.0	2.0	1395	$1,450	$1.04	25d	1	0.64mi
6100 N Meridian Ave Oklahoma City, OK	2.0	3.0	1260	$1,125	$0.89	25d	1	0.67mi
6300 N Meridian Ave Unit 6322-204 Oklahoma City, OK	2.0	2.0	944	$860	$0.91	16d	1	0.68mi
3801 NW 51st St Oklahoma City, OK	2.0	1.0	818	$1,100	$1.34	25d	1	0.70mi
6300 N Meridian Ave Oklahoma City, OK	2.0	1.0–2.0	773	$860	$1.11	4d	19	0.70mi
4204 NW 51st St Unit 2 Oklahoma City, OK	2.0	2.0	1005	$1,495	$1.49	25d	1	0.79mi
6554 N Meridian Ave #109 Oklahoma City, OK	2.0	2.0	1275	$1,199	$0.94	3d	1	0.81mi
3541 NW 50th St Oklahoma City, OK	2.0	1.0	980	$949	$0.97	45d	1	0.82mi
6728 N Meridian Ave Oklahoma City, OK	2.0	2.0	1196	$925	$0.77	25d	1	0.84mi
5418 N Meridian Ave Oklahoma City, OK	2.0	1.0–2.0	690	$940	$1.36	4d	14	0.91mi
3100 Northwest Expy Oklahoma City, OK	1.0–3.0	1.0–2.5	1029	$1,437	$1.40	3d	57	1.02mi
3235 NW 50th St Oklahoma City, OK	2.0	2.0	1216	$1,120	$0.92	5d	1	1.04mi
4707 NW 63rd St Oklahoma City, OK	2.0	2.0	1150	$1,150	$1.00	18d	1	1.08mi
3037 NW 65th St Oklahoma City, OK	3.0	1.5	1063	$1,495	$1.41	45d	1	1.10mi
6105 N Brookline Ave #34 Oklahoma City, OK	2.0	1.0	834	$1,100	$1.32	6d	1	1.14mi
3025 NW 67th St Oklahoma City, OK	3.0	1.0	1071	$1,350	$1.26	45d	1	1.16mi
6000 N Brookline Ave #48 Oklahoma City, OK	2.0	1.0	800	$1,385	$1.73	4d	1	1.16mi
6100 N Brookline Ave Oklahoma City, OK	2.0	2.0	1040	$1,900	$1.83	25d	1	1.17mi
6000 N Brookline Ave Oklahoma City, OK	2.0	1.0	880	$1,242	$1.41	25d	2	1.17mi
3160 Nimitz Blvd Oklahoma City, OK	3.0	1.0	1068	$1,195	$1.12	46d	1	1.21mi
6101 N May Ave Oklahoma City, OK	1.0–2.0	1.0–2.0	814	$1,070	$1.31	6d	6	1.21mi
3312 NW 45th Ter Oklahoma City, OK	3.0	1.5	1422	$1,425	$1.00	13d	1	1.28mi
5113 N Brookline Ave Oklahoma City, OK	2.0	1.0	1100	$1,000	$0.91	4d	1	1.30mi
4727 NW 72nd St Unit 4727 Oklahoma City, OK	2.0	2.0	1280	$2,499	$1.95	3d	1	1.36mi
3624 NW 42nd St Oklahoma City, OK	1.0–2.0	1.0–2.0	1050	$899	$0.86	4d	1	1.37mi
4608 N Libby Ave Warr Acres, OK	4.0	2.0	1290	$1,595	$1.24	4d	1	1.40mi
5304 Willow Cliff Rd Oklahoma City, OK	2.0	2.0	1060	$1,086	$1.02	6d	1	1.42mi
3025 NW Grand Blvd Oklahoma City, OK	2.0	1.0	930	$950	$1.02	25d	1	1.43mi
7020 Labelle Dr Warr Acres, OK	3.0	2.0	1365	$1,845	$1.35	3d	1	1.46mi
4200 N Meridian Ave Oklahoma City, OK	1.0–2.0	1.0–2.0	801	$1,289	$1.61	6d	29	1.46mi
4600 N Hamilton Dr Oklahoma City, OK	2.0	1.0	708	$1,050	$1.48	45d	1	1.46mi
7021 Labelle Dr Warr Acres, OK	3.0	2.0	1365	$1,845	$1.35	20d	1	1.47mi
7021 Labelle Dr Warr Acres, OK	3.0	2.0	1365	$1,845	$1.35	17d	1	1.47mi

Listing history 7 events

1. 2026-05-15
   status Pending
2. 2026-05-15
   status Active
3. 2026-05-12
   status Pending
4. 2026-05-07
   listed $136,000 Active
5. 2026-04-30
   soldstatus $100,000 Closed 1501-char remark

   Show marketing remark (1501 chars)

   A letter from the house: With the rising of every sun, I find myself straining to hear the pitter-patter of feet—the frantic morning dash from bedroom to kitchen, or the rhythmic thrum of a family living life to its fullest. But the sound never comes. Those little feet eventually grew into bigger ones, and the sounds of this house changed, but my people were always here. Then, one day, they left. They took everything with them, and I’ve sat in the silence ever since, wondering if I did something wrong. I’m not foolish enough to think my appearance isn't part of the problem. I’ve aged, and it shows. I know I need a new roof and a new garage door to feel whole again. My windows are tired, and my HVAC system doesn't hum the way it used to. But inside? My bones are still strong. I don’t sag, I don’t lean, and I’ve kept my original cabinets and bathroom tiles in beautiful condition, just in case someone with a "retro" soul and a little bit of vision comes looking for me. I know I need new floors and fresh paint to feel like myself again, but I promise to be a good house for good peopleI don't want to be empty anymore. I’m looking for the person who sees what I could be, rather than just what I am today. Will you be the one to give me a second chance? (Seller has chosen a starting price that prioritizes a quick sale rather than getting every last dollar. Come see this gem in person and bring your dreams and vision with you!)

6. 2026-03-31
   historical 1501-char remark

   Show marketing remark (1501 chars)

   A letter from the house: With the rising of every sun, I find myself straining to hear the pitter-patter of feet—the frantic morning dash from bedroom to kitchen, or the rhythmic thrum of a family living life to its fullest. But the sound never comes. Those little feet eventually grew into bigger ones, and the sounds of this house changed, but my people were always here. Then, one day, they left. They took everything with them, and I’ve sat in the silence ever since, wondering if I did something wrong. I’m not foolish enough to think my appearance isn't part of the problem. I’ve aged, and it shows. I know I need a new roof and a new garage door to feel whole again. My windows are tired, and my HVAC system doesn't hum the way it used to. But inside? My bones are still strong. I don’t sag, I don’t lean, and I’ve kept my original cabinets and bathroom tiles in beautiful condition, just in case someone with a "retro" soul and a little bit of vision comes looking for me. I know I need new floors and fresh paint to feel like myself again, but I promise to be a good house for good peopleI don't want to be empty anymore. I’m looking for the person who sees what I could be, rather than just what I am today. Will you be the one to give me a second chance? (Seller has chosen a starting price that prioritizes a quick sale rather than getting every last dollar. Come see this gem in person and bring your dreams and vision with you!)

7. 2026-03-28
   listed $125,000 1501-char remark

   Show marketing remark (1501 chars)

   A letter from the house: With the rising of every sun, I find myself straining to hear the pitter-patter of feet—the frantic morning dash from bedroom to kitchen, or the rhythmic thrum of a family living life to its fullest. But the sound never comes. Those little feet eventually grew into bigger ones, and the sounds of this house changed, but my people were always here. Then, one day, they left. They took everything with them, and I’ve sat in the silence ever since, wondering if I did something wrong. I’m not foolish enough to think my appearance isn't part of the problem. I’ve aged, and it shows. I know I need a new roof and a new garage door to feel whole again. My windows are tired, and my HVAC system doesn't hum the way it used to. But inside? My bones are still strong. I don’t sag, I don’t lean, and I’ve kept my original cabinets and bathroom tiles in beautiful condition, just in case someone with a "retro" soul and a little bit of vision comes looking for me. I know I need new floors and fresh paint to feel like myself again, but I promise to be a good house for good peopleI don't want to be empty anymore. I’m looking for the person who sees what I could be, rather than just what I am today. Will you be the one to give me a second chance? (Seller has chosen a starting price that prioritizes a quick sale rather than getting every last dollar. Come see this gem in person and bring your dreams and vision with you!)

ⓘ 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: $1,919 · $160/mo
• Projected year-2 tax: $1,919 · $160/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 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,777
• − Mortgage interest: −$7,618
• − Property taxes: −$1,919
• − Insurance: −$680
• − Repairs & maintenance: −$1,342
• − Management: −$1,342
• − Depreciation: −$3,956
• Taxable loss: −$81
• Est. tax savings @ 24.0%: +$20
• After-tax cash flow: $2,115/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: Putnam City
• NCES district ID: 4025290
• Math proficiency: 12% ▼ -18.00%
• Reading proficiency: 16% ▼ -14.00%
• Median HH income: $46,657
• Composite: 12.61/100
• National rank: #9614
• State rank: #227 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): 30,372
• Household income: $58,419
• Rent vs Own: 48.3% rent · 51.7% own
• Severe rent burden: 1555.0

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 0.65)
• Race & ethnicity: White 55% Hispanic / Latino 18% Black 13% Two or more races 12% Asian 4% Native American 3%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 12% · Canada, Vietnam, China
• Languages at home: 82% English-only · Spanish 12% Other Indo-European 1% Vietnamese 1%

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: ▼ -283.17%
• Current HPI: 253.682
• Rent YoY: ▲ 4.80%
• 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

+8.8% since first listed

7 events — show timeline

• 2026-05-15 Pending — MLSOK
• 2026-05-15 Relisted — MLSOK
• 2026-05-12 Pending — MLSOK
• 2026-05-07 Listed $136,000 MLSOK
• 2026-04-30 Sold (MLS) $100,000 MLSOK
• 2026-03-31 Listing Removed — MLSOK
• 2026-03-28 Listed $125,000 MLSOK

Property tax history

+4.1%/yr

Latest (2025): $1,919 · +5.8% YoY. Source: county tax records.