6106 S Hillcrest Dr · Oklahoma City, OK 73159

$130,000

3 bd · 2.0 ba · 998 sqft · SingleFamily public records · 91 Days on market

Built 1955 7,701 sqft lot Est $145k · 10% 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 +20.1/30.0
• ARV discount +12.1/15.0
• DSCR +6.4/10.0
• 1% rule +4.6/10.0
• Livability +4.0/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

BACKS TO WILLOW CREEK GOLF COURSE!!!NICE HOME FOR INVESTOR OR 1ST TIME BUYER**POSSIBLE SETTLEMENT, MAY NEED REPAIRS**BEING SOLD 'AS IS' SELLER WILL MAKE NO REPAIRS**NO FHA/VA FINANCE**CLOSING TO BE HELD AT LAWYERS TITLE, 1113 S. DOUGLAS,MWC**

Key facts

• Updated systems
• 7,701 sq ft lot
• Garage

Tags

• GOLF COURSE BACKED BUNGALOW
• UPDATED SYSTEMS

Property features AI

Finance

• Other: Located in Richards Country Club Estate; Not designated historic; Occupied: No; Directions: From 59th and Hillcrest, property is 1 block south on Hillcrest
• Financial info: Loan qualifying available; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Utilities: Manual geocode source
• Home design: Single family residence; One-level home; Faces west; Residential property
• Construction: Brick and frame construction; Brick exterior; Composition roof; Slab foundation; Existing property
• Exterior features: Covered porch; Open patio; Golf course lot; Interior lot

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: No fireplace; No in-law plan

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $161 ($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 $124k (4.4% below list).
• Recommended offer: $118k (9.0% below list) — sets the bar for market timing.
• 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.
• 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: Hillcrest Es (math 17% / reading 17%, grade F, #540 of 845 statewide, top 68%, 516 students, 0% FRL); Jefferson Ms (math 2% / reading 5%, grade F, #330 of 345 statewide, top 96%, 919 students, 0% FRL); Capitol Hill Hs (math 2% / reading 4%, grade F, #444 of 447 statewide, top 99%, 1,455 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 (+3.5%/yr); 38 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $899 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

• It's been on market 91 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 26y ago; this cycle's ask has dropped $25k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $130k implies a 136% 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 $118,300 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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: 0.96% ✗
• Cap rate: 7.78%
• Cash-on-cash: 5.30%
• DSCR: 1.24
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $144,710
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6106 S Hillcrest Dr	0.00mi	2/1.5 (-1)	998 (0%)	1mo	$125,000	$125	92
5516 S Agnew Ave	0.37mi	3/1.0	999 (+0%)	3mo	$145,500	$146	76
2436 SW 53rd St	0.45mi	3/1.0	999 (+0%)	5mo	$144,000	$144	71
2401 SW 54th St	0.42mi	3/1.0	935 (-6%)	1mo	$177,000	$189	66
2601 SW 63rd Pl	0.31mi	3/1.5	1,096 (+10%)	3mo	$126,900	$116	65
2509 SW 64th St	0.31mi	3/1.5	1,096 (+10%)	4mo	$199,000	$182	64
2621 SW 70th St	0.74mi	3/1.5	1,032 (+3%)	1mo	$150,000	$145	57
1432 SW 60th St	0.71mi	3/1.5	942 (-6%)	2mo	$133,000	$141	54
1433 SW 60th St	0.71mi	3/1.5	942 (-6%)	4mo	$160,000	$170	53
2341 SW 50th St	0.71mi	3/1.0	950 (-5%)	4mo	$124,000	$131	52
1452 SW 62nd St	0.69mi	3/1.5	1,116 (+12%)	4mo	$147,000	$132	43
1600 SW 64th St	0.63mi	2/1.0 (-1)	883 (-12%)	2mo	$155,000	$176	41

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 · 3.49% rent growth · sell at horizon

5-year hold

• IRR: -7.6%
• Equity multiple: 0.72×
• Total profit: $-10,235
• Equity at exit: $19,383

10-year hold

• IRR: 2.5%
• Equity multiple: 1.18×
• Total profit: $6,711
• Equity at exit: $11,240

Cash invested: $36,400 (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 73159

• Rents YoY: 3.5%
• Active inventory: 38
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,242 high
• Mortgage (P&I): −$682
• Tax from tax record: −$85 /mo · $1,016/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $161

Break-even live

Break-even rent $1,039

Max offer price $130,000

Occupancy floor 82%

Sensitivity live

Price	-10% $234	-5% $198	+0% $161	+5% $124	+10% $87
Rent	-10% $63	-5% $112	+0% $161	+5% $210	+10% $259
Rate	-1.0pp $226	-0.5pp $194	base $161	+0.5pp $127	+1.0pp $93

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2120 SW 61st St Oklahoma City, OK	3.0	1.0	1101	$1,200	$1.09	45d	1	0.40mi
2813 SW 62nd St Oklahoma City, OK	3.0	1.5	1001	$1,400	$1.40	25d	1	0.50mi
2741 SW 54th Pl Oklahoma City, OK	3.0	2.0	1059	$1,249	$1.18	3d	1	0.57mi
2728 SW 65th St Oklahoma City, OK	3.0	1.0	863	$1,250	$1.45	5d	1	0.60mi
2908 SW 62nd St Oklahoma City, OK	3.0	1.5	936	$1,450	$1.55	4d	1	0.64mi
5617 S May Ave Oklahoma City, OK	1.0–3.0	1.5	1000	$926	$0.93	25d	1	0.66mi
5901 S May Ave Unit 086 LI Oklahoma City, OK	2.0	2.0	859	$945	$1.10	22d	1	0.69mi
5901 S May Ave Unit 058- Up Oklahoma City, OK	2.0	2.0	859	$945	$1.10	3d	1	0.69mi
5901 S May Ave Unit 090 Oklahoma City, OK	2.0	2.0	859	$945	$1.10	45d	1	0.69mi
5901 S May Ave Unit 105 Oklahoma City, OK	2.0	2.0	859	$995	$1.16	3d	1	0.69mi
5901 S May Ave Apt 38 Oklahoma City, OK	2.0	2.0	859	$1,288	$1.50	45d	1	0.69mi
5901 S May Ave Unit 006 Oklahoma City, OK	2.0	2.0	859	$949	$1.10	45d	1	0.69mi
5901 S May Ave Apt 55 Oklahoma City, OK	2.0	2.0	859	$995	$1.16	45d	1	0.69mi
5901 S May Ave Unit 089 VLI Oklahoma City, OK	2.0	2.0	859	$999	$1.16	45d	1	0.69mi
1433 SW 60th St Oklahoma City, OK	3.0	2.0	942	$1,400	$1.49	45d	1	0.71mi
1432 SW 61st Ter Oklahoma City, OK	3.0	1.5	891	$1,145	$1.29	45d	1	0.72mi
2801 SW 51st St Oklahoma City, OK	2.0	1.0	840	$1,025	$1.22	3d	1	0.75mi
2759 W I 240 Service Rd Oklahoma City, OK	1.0–2.0	1.0–1.5	725	$924	$1.27	5d	4	0.76mi
5901 S May Ave Unit 004 VLI Up Oklahoma City, OK	2.0	2.0	859	$986	$1.15	45d	1	0.76mi
1402 SW 59th St Apt 1112 Oklahoma City, OK	2.0	1.5	925	$980	$1.06	45d	1	0.80mi
1402 SW 59th St Apt 3201 Oklahoma City, OK	2.0	1.0	950	$865	$0.91	45d	1	0.80mi
1402 SW 59th St Unit 3202 Oklahoma City, OK	2.0	1.0	950	$865	$0.91	25d	1	0.80mi
2500 SW 48th St Oklahoma City, OK	2.0	1.0	1096	$1,050	$0.96	45d	1	0.80mi
2812 SW 48th St Oklahoma City, OK	4.0	1.0	840	$1,350	$1.61	21d	1	0.84mi
1344 SW 62nd St Oklahoma City, OK	3.0	1.0	878	$1,300	$1.48	4d	1	0.85mi
2412 SW 47th St Oklahoma City, OK	3.0	1.0	638	$1,150	$1.80	25d	1	0.87mi
2741 SW Murray Dr Oklahoma City, OK	3.0	1.0	949	$1,395	$1.47	3d	1	0.88mi
16 SW Duplex Units Oklahoma City, OK	2.0	2.0	1000	$1,502	$1.50	5d	5	0.92mi
2600 W Interstate 240 Service Rd Unit 2731 Oklahoma City, OK	2.0	1.5	1056	$999	$0.95	45d	1	0.94mi
2600 W Interstate 240 Service Rd Unit 2729 Oklahoma City, OK	2.0	1.5	1056	$999	$0.95	25d	1	0.94mi
2300 SW 74th St Oklahoma City, OK	1.0–2.0	1.0–1.5	771	$1,050	$1.36	45d	1	1.02mi
1338 South Dr Oklahoma City, OK	2.0	1.0	720	$1,150	$1.60	17d	1	1.10mi
4330 S Barnes Ave Oklahoma City, OK	1.0–3.0	1.0–2.0	860	$1,099	$1.28	5d	9	1.23mi
1020 SW 65th St Oklahoma City, OK	3.0	1.0	956	$1,330	$1.39	45d	1	1.32mi
6111 S Klein Ave Oklahoma City, OK	2.0–3.0	1.0	617	$900	$1.46	5d	3	1.32mi
1004 SW 62nd St Oklahoma City, OK	3.0	1.0	968	$1,295	$1.34	5d	1	1.32mi
2128 SW 41st St Oklahoma City, OK	2.0	1.0	860	$820	$0.95	4d	1	1.33mi
1332 SW 77th Pl Oklahoma City, OK	2.0	1.0	1000	$1,195	$1.20	25d	1	1.42mi
1105 W I-240 Service Rd Oklahoma City, OK	2.0	2.0	1000	$945	$0.94	23d	1	1.46mi
1105 W Interstate 240 Service Rd Unit 1111-1 Oklahoma City, OK	2.0	1.0	950	$895	$0.94	25d	1	1.46mi

Listing history 23 events

1. 2026-04-16
   status Pending
2. 2026-04-01
   status Active
3. 2026-03-13
   status Pending
4. 2026-02-23
   price $130,000
5. 2026-02-03
   price $140,000
6. 2026-01-13
   price $150,000
7. 2025-12-27
   listed $155,000 Active
8. 2008-03-27
   soldstatus $55,000 242-char remark

   Show marketing remark (242 chars)

   BACKS TO WILLOW CREEK GOLF COURSE!!!NICE HOME FOR INVESTOR OR 1ST TIME BUYER**POSSIBLE SETTLEMENT, MAY NEED REPAIRS**BEING SOLD 'AS IS' SELLER WILL MAKE NO REPAIRS**NO FHA/VA FINANCE**CLOSING TO BE HELD AT LAWYERS TITLE, 1113 S. DOUGLAS,MWC**

9. 2007-12-26
   listed $62,500 242-char remark

   Show marketing remark (242 chars)

   BACKS TO WILLOW CREEK GOLF COURSE!!!NICE HOME FOR INVESTOR OR 1ST TIME BUYER**POSSIBLE SETTLEMENT, MAY NEED REPAIRS**BEING SOLD 'AS IS' SELLER WILL MAKE NO REPAIRS**NO FHA/VA FINANCE**CLOSING TO BE HELD AT LAWYERS TITLE, 1113 S. DOUGLAS,MWC**

10. 2007-12-19
    historical
11. 2007-12-19
    historical
12. 2007-09-22
    historical
13. 2007-04-11
    listed $71,500
14. 2005-04-25
    soldstatus $74,000
15. 2005-04-22
    soldstatus $74,000
16. 2005-01-27
    listed $75,900
17. 2001-12-12
    soldstatus $65,000
18. 2001-12-10
    soldstatus $65,000
19. 2001-11-07
    listed $68,990
20. 2001-02-19
    listed $59,900
21. 2000-10-20
    listed $59,900
22. 1999-09-14
    soldstatus $45,000
23. 1978-05-01
    soldstatus $19,433

ⓘ 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: $1,016 · $85/mo
• Projected year-2 tax: $1,170 · $98/mo
• Expected delta: +$154/yr (+$13/mo · 15.2%)

ⓘ 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 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: $14,907
• − Mortgage interest: −$7,282
• − Property taxes: −$1,016
• − Insurance: −$650
• − Repairs & maintenance: −$1,193
• − Management: −$1,193
• − Depreciation: −$3,782
• Taxable loss: −$208
• Est. tax savings @ 24.0%: +$50
• After-tax cash flow: $1,980/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): 31,447
• Household income: $54,642
• Rent vs Own: 46.5% rent · 53.5% own
• Severe rent burden: 1138.0

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 0.69)
• Race & ethnicity: White 46% Hispanic / Latino 31% Two or more races 15% Black 9% Asian 5% Native American 5%
• Hispanic origin (detail): Mexican 27%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 14% · Canada, Vietnam, Dominican Republic
• Languages at home: 69% English-only · Spanish 24% Vietnamese 4% Other Asian/Pacific 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: ▼ -142.40%
• Current HPI: 245.4497
• Rent YoY: ▲ 3.49%
• 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

+569.0% since first listed

23 events — show timeline

• 2026-04-16 Pending — MLSOK
• 2026-04-01 Relisted — MLSOK
• 2026-03-13 Pending — MLSOK
• 2026-02-23 Price Changed $130,000 MLSOK
• 2026-02-03 Price Changed $140,000 MLSOK
• 2026-01-13 Price Changed $150,000 MLSOK
• 2025-12-27 Listed $155,000 MLSOK
• 2008-03-27 Sold (MLS) $55,000 MLSOK
• 2007-12-26 Listed $62,500 MLSOK
• 2007-12-19 Listing Removed — MLSOK
• 2007-12-19 Listing Removed — MLSOK
• 2007-09-22 Listing Removed — MLSOK
• 2007-04-11 Listed $71,500 MLSOK
• 2005-04-25 Sold (Public Records) $74,000 Public Records
• 2005-04-22 Sold (MLS) $74,000 MLSOK
• 2005-01-27 Listed $75,900 MLSOK
• 2001-12-12 Sold (Public Records) $65,000 Public Records
• 2001-12-10 Sold (MLS) $65,000 MLSOK
• 2001-11-07 Listed $68,990 MLSOK
• 2001-02-19 Listed $59,900 MLSOK
• 2000-10-20 Listed $59,900 MLSOK
• 1999-09-14 Sold (Public Records) $45,000 Public Records
• 1978-05-01 Sold (Public Records) $19,433 Public Records

Property tax history

+4.5%/yr

Latest (2025): $1,016 · +2.8% YoY. Source: county tax records.