3516 S Stults Ave · Oklahoma City, OK 73119

$110,000

2 bd · 2.0 ba · 1,244 sqft · SingleFamily public records · 62 Days on market

Built 1949 5,998 sqft lot $88/sqft · 15% below area Est $130k · 15% under

---

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 +19.8/30.0
• ARV discount +14.4/15.0
• DSCR +6.3/10.0
• 1% rule +4.4/10.0
• Livability +4.0/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this 3-bedroom, 2-bath home with tons of potential! You’ll love the added convenience of the detached garage, complete with a large in-ground storm shelter—a standout feature that offers both functionality and peace of mind. The spacious lot gives you plenty of room to spread out, whether you want to garden, entertain, or just enjoy having extra space. Inside, the layout is comfortable and functional, with three bedrooms and 1.5 bath. The home does need some updating and a little TLC, but it’s a great opportunity to make it your own and really bring it to life. Being sold AS IS, this one is perfect for someone with a vision. With a little work and creativity, it could really shine. Don’t miss the chance to make it yours!

Key facts

• Spacious lot
• Detached garage
• 5,998 sq ft lot

Tags

• DETACHED GARAGE
• IN-GROUND STORM SHELTER
• SPACIOUS LOT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $131 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $103k (6.1% below list).
• Recommended offer: $103k (6.1% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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 (+1.1%/yr); 93 active listings in the ZIP; 23 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

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k 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

• It's been on market 62 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $22k; list at $110k implies a 412% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — 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 $103,274 (6.1% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — 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: 0.94% ✗
• Cap rate: 7.72%
• Cash-on-cash: 5.09%
• DSCR: 1.23
• GRM: 8.9

CMA / ARV

• ARV (median comp): $129,999
• List price: $110,000
• Delta: -15.38%
• 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
3233 SW 40th St	0.39mi	3/1.0 (+1)	1,275 (+2%)	11mo	$167,000	$131	59
3520 S Parkview Ave	0.11mi	3/1.0 (+1)	1,068 (-14%)	5mo	$110,000	$103	58
3200 S Stults Ave	0.25mi	3/1.0 (+1)	1,076 (-14%)	1mo	$137,800	$128	56
3236 SW 37th St	0.24mi	3/1.0 (+1)	1,422 (+14%)	10mo	$115,000	$81	48
3013 SW 40th Pl	0.58mi	2/1.0	1,116 (-10%)	7mo	$120,000	$108	46
3204 SW 39th St	0.40mi	3/1.0 (+1)	1,104 (-11%)	10mo	$170,000	$154	46
3329 SW 41st St	0.42mi	3/2.0 (+1)	1,397 (+12%)	13mo	$225,000	$161	44
3300 SW 41st St	0.47mi	3/2.0 (+1)	1,103 (-11%)	12mo	$131,000	$119	44
3825 SW 39th St	0.60mi	3/1.0 (+1)	1,155 (-7%)	15mo	$145,000	$126	39
4024 S Brookline Ave	0.64mi	3/1.5 (+1)	1,376 (+11%)	11mo	$167,000	$121	36
3745 SW 43rd St	0.73mi	3/1.0 (+1)	1,160 (-7%)	13mo	$55,000	$47	35
2912 SW 39th Ter	0.69mi	3/1.0 (+1)	1,079 (-13%)	5mo	$135,000	$125	33

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: -10.4%
• Equity multiple: 0.63×
• Total profit: $-11,449
• Equity at exit: $16,401

10-year hold

• IRR: -3.7%
• Equity multiple: 0.78×
• Total profit: $-6,927
• Equity at exit: $9,511

Cash invested: $30,800 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,033 high
• Mortgage (P&I): −$577
• Tax from tax record: −$63 /mo · $752/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $131

Break-even live

Break-even rent $868

Max offer price $110,000

Occupancy floor 82%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3120 S Woodward Ave Oklahoma City, OK	2.0	1.0	740	$800	$1.08	2d	1	0.25mi
3416 S Liberty Ave Oklahoma City, OK	3.0	2.0	1400	$1,195	$0.85	3d	1	0.29mi
3430 SW 29th Pl Unit 3430 Oklahoma City, OK	3.0	1.0	760	$850	$1.12	43d	1	0.30mi
3500 SW 29th Pl Oklahoma City, OK	2.0	1.0	800	$695	$0.87	43d	1	0.32mi
3100 Dumas Ln Apt 28 Oklahoma City, OK	2.0	1.0	800	$695	$0.87	17d	1	0.32mi
3128 SW 27th St Oklahoma City, OK	2.0	1.0	740	$880	$1.19	2d	1	0.57mi
2904 S Portland Ave Oklahoma City, OK	3.0	1.0	1000	$1,150	$1.15	43d	1	0.57mi
3800 SW 42nd St Oklahoma City, OK	2.0	1.0	790	$895	$1.13	43d	1	0.73mi
3705 SW 44th St Oklahoma City, OK	3.0	2.0	1224	$1,541	$1.26	2d	1	0.73mi
2921 SW 28th St Oklahoma City, OK	3.0	1.0	1125	$1,490	$1.32	43d	1	0.73mi
3801 SW 43rd St Oklahoma City, OK	2.0	1.0	720	$925	$1.28	43d	1	0.75mi
3937 SW 27th Pl Oklahoma City, OK	3.0	1.0	720	$1,079	$1.50	4d	1	0.86mi
3912 SW 25th St Oklahoma City, OK	3.0	1.0	744	$695	$0.93	4d	1	0.93mi
2640 SW 38th St Oklahoma City, OK	3.0	2.0	944	$1,050	$1.11	2d	1	0.97mi
3200 SW 20th St Oklahoma City, OK	3.0	1.0	1032	$1,000	$0.97	20d	1	1.03mi
3932 SW 23rd St Oklahoma City, OK	3.0	1.0	744	$825	$1.11	17d	1	1.05mi
2612 SW 41st St Oklahoma City, OK	3.0	1.0	1164	$1,200	$1.03	23d	1	1.11mi
2922 SW 19th St Oklahoma City, OK	3.0	1.0	1056	$1,350	$1.28	2d	1	1.21mi
2741 SW Murray Dr Oklahoma City, OK	3.0	1.0	949	$1,395	$1.47	2d	1	1.22mi
2336 SW Grand Blvd Oklahoma City, OK	2.0	1.0	770	$995	$1.29	43d	1	1.30mi
2801 SW 51st St Oklahoma City, OK	2.0	1.0	840	$1,025	$1.22	2d	1	1.34mi
2945 SW 54th St Oklahoma City, OK	3.0	1.5	1424	$1,295	$0.91	43d	1	1.42mi
2500 SW 48th St Oklahoma City, OK	2.0	1.0	1096	$1,050	$0.96	43d	1	1.46mi

Listing history 2 events

1. 2026-03-26
   listed $110,000 Active 768-char remark

   Show marketing remark (768 chars)

   Check out this 3-bedroom, 2-bath home with tons of potential! You’ll love the added convenience of the detached garage, complete with a large in-ground storm shelter—a standout feature that offers both functionality and peace of mind. The spacious lot gives you plenty of room to spread out, whether you want to garden, entertain, or just enjoy having extra space. Inside, the layout is comfortable and functional, with three bedrooms and 1.5 bath. The home does need some updating and a little TLC, but it’s a great opportunity to make it your own and really bring it to life. Being sold AS IS, this one is perfect for someone with a vision. With a little work and creativity, it could really shine. Don’t miss the chance to make it yours!

2. 1994-08-18
   soldstatus $21,500

ⓘ 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: $752 · $63/mo
• Projected year-2 tax: $990 · $82/mo
• Expected delta: +$238/yr (+$20/mo · 31.7%)

ⓘ 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 2/10 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: $12,393
• − Mortgage interest: −$6,162
• − Property taxes: −$752
• − Insurance: −$550
• − Repairs & maintenance: −$991
• − Management: −$991
• − Depreciation: −$3,200
• Taxable loss: −$253
• Est. tax savings @ 24.0%: +$61
• After-tax cash flow: $1,627/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

+411.6% since first listed

2 events — show timeline

• 2026-03-26 Listed $110,000 MLSOK
• 1994-08-18 Sold (Public Records) $21,500 Public Records

Property tax history

+2.3%/yr

Latest (2025): $752 · +4.4% YoY. Source: county tax records.