1132 SW Binkley St · Oklahoma City, OK 73109

$109,500

2 bd · 1.0 ba · 1,052 sqft · SingleFamily public records · 11 Days on market

Built 1940 7,000 sqft lot Est $135k · 19% 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 +18.9/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.0/10.0
• 1% rule +4.3/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks

Investor-Friendly South OKC Opportunity Investor-friendly opportunity in South Oklahoma City with a practical layout, manageable footprint, and strong rental potential. This 2 bed, 1 bath home offers approximately 1,052 square feet on a roughly 7,000 square foot lot, making it a straightforward option for a rental portfolio, first investment property, or value-add hold. The floor plan keeps things simple with defined living spaces, two bedrooms, one full bath, and a functional single-story layout. The lot provides usable outdoor space without being overly difficult to maintain, which can be a plus for long-term rental ownership. Located near Capitol Hill-area conveniences, major roads, sch

Key facts

• Usable outdoor space
• 7,000 sq ft lot
• Garage

Tags

• STRONG RENTAL POTENTIAL
• USABLE OUTDOOR SPACE
• FUNCTIONAL SINGLE-STORY LAYOUT
• ESTABLISHED OKC LOCATION

Property features AI

Finance

• Other: Lot size approximately 0.1607 acre; Located in Academy Heights addition
• Financial info: Current listing price provided; Assumability unknown; Loan qualification unknown
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Security: No storm shelter
• Utilities: No specific utilities listed
• Home design: Single-family residence; One-level home; Residential property
• Construction: Frame construction; Composition roof; Conventional foundation; Existing structure
• Exterior features: Front porch; Interior lot

Interior

• Kitchen: No specific appliances listed
• Bedrooms: 2 bedrooms
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Floor furnace heating; Window air conditioning units
• Interior features: Living area with one living space; Dining area
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $112 ($1k/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 $102k (6.5% below list).
• Recommended offer: $102k (6.5% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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: Heronville Es (math 2% / reading 8%, grade F, #766 of 845 statewide, top 94%, 559 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 fast (+4.5%/yr); 83 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 5,365 units permitted in Oklahoma County in 2024 (569 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($757 loan paydown + $11k appreciation (10.0% local appreciation)).
• Oklahoma County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 4.5% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $62k; list at $110k implies a 75% 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 $102,332 (6.5% below list)

Questions for the listing agent

1. Built in 1940 — 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: 0.93% ✗
• Cap rate: 7.52%
• Cash-on-cash: 4.39%
• DSCR: 1.20
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $134,656
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1321 SW 31st St	0.23mi	3/2.0 (+1)	1,059 (+1%)	14mo	$165,000	$156	67
1028 34th St	0.22mi	2/1.0	1,128 (+7%)	14mo	$145,000	$129	66
1128 SW 38th St	0.45mi	3/2.0 (+1)	1,076 (+2%)	0mo	$138,000	$128	66
1216 SW 39th St	0.52mi	3/2.0 (+1)	1,064 (+1%)	2mo	$87,550	$82	63
1233 SW 34th St	0.19mi	2/1.0	918 (-13%)	9mo	$120,000	$131	62
1440 SW 25th St	0.61mi	2/1.0	1,064 (+1%)	9mo	$52,500	$49	62
1428 Reding Dr	0.58mi	3/1.0 (+1)	973 (-8%)	4mo	$68,000	$70	52
1325 SW 28th St	0.37mi	2/1.5	1,200 (+14%)	8mo	$74,000	$62	50
1134 SW 42nd St	0.69mi	3/1.0 (+1)	1,154 (+10%)	3mo	$175,000	$152	44
717 SW 25th St	0.74mi	2/1.0	926 (-12%)	2mo	$70,000	$76	44
1353 Kinkaid Dr	0.62mi	3/1.0 (+1)	1,172 (+11%)	8mo	$150,000	$128	41
1521 SW 25th St	0.69mi	3/2.0 (+1)	916 (-13%)	1mo	$162,000	$177	36

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

Projected returns pro-forma

10.0% appreciation · 4.51% rent growth · sell at horizon

5-year hold

• IRR: 28.0%
• Equity multiple: 3.23×
• Total profit: $68,339
• Equity at exit: $98,646

10-year hold

• IRR: 24.8%
• Equity multiple: 7.49×
• Total profit: $198,989
• Equity at exit: $212,734

Cash invested: $30,660 (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 73109

• Home prices YoY: 9.5%
• Rents YoY: 4.5%
• Active inventory: 83
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,023 high
• Mortgage (P&I): −$574
• Tax from tax record: −$76 /mo · $916/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $112

Break-even live

Break-even rent $881

Max offer price $109,500

Occupancy floor 84%

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: $27,375
• Closing costs: $3,285
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1329 SW Grand Blvd Oklahoma City, OK	2.0	1.0	858	$1,050	$1.22	43d	1	0.36mi
1345 SW 27th St Oklahoma City, OK	3.0	2.0	1153	$1,095	$0.95	2d	1	0.48mi
1132 SW 40th St Oklahoma City, OK	3.0	2.0	1436	$1,350	$0.94	23d	1	0.57mi
3407 S Lee Ave Oklahoma City, OK	2.0	1.0	900	$980	$1.09	43d	1	0.69mi
3616 S Lee Ave Oklahoma City, OK	1.0	1.0	760	$775	$1.02	43d	1	0.74mi
3618 S Lee Ave Oklahoma City, OK	1.0	1.0	760	$850	$1.12	43d	1	0.74mi
2140 SW 35th St Oklahoma City, OK	3.0	2.0	976	$1,300	$1.33	43d	1	0.81mi
2119 SW 39th St Oklahoma City, OK	1.0–2.0	1.0	675	$909	$1.35	43d	1	0.85mi
1004 SW 45th St Oklahoma City, OK	2.0	1.0	756	$950	$1.26	23d	1	0.88mi
2125 SW 26th St Unit B Oklahoma City, OK	1.0	1.0	800	$700	$0.88	23d	1	0.88mi
1056 Hangar Dr Oklahoma City, OK	2.0	1.5	844	$2,400	$2.84	43d	1	0.91mi
4426 S Olie Ave Oklahoma City, OK	2.0	2.0	1159	$1,220	$1.05	11d	1	0.91mi
540 SW 24th St #3 Oklahoma City, OK	1.0	1.0	726	$625	$0.86	43d	1	0.91mi
934 Hangar Dr Unit 3 Oklahoma City, OK	2.0	2.0	864	$1,550	$1.79	43d	1	0.94mi
2128 SW 41st St Oklahoma City, OK	2.0	1.0	860	$820	$0.95	2d	1	0.96mi
900 Hangar Dr Oklahoma City, OK	2.0	1.0–2.0	743	$2,075	$2.79	1d	37	0.97mi
3906 S Hudson Ave Oklahoma City, OK	1.0	1.0	700	$750	$1.07	23d	1	1.00mi
632 SW 44th St Oklahoma City, OK	2.0	1.0	958	$1,000	$1.04	4d	1	1.00mi
624 SW 44th St Oklahoma City, OK	2.0	1.0	1206	$1,500	$1.24	43d	1	1.01mi
4330 S Barnes Ave Oklahoma City, OK	1.0–3.0	1.0–2.0	860	$937	$1.09	4d	9	1.02mi
3312 S Harvey Ave Oklahoma City, OK	2.0	1.0	840	$1,100	$1.31	20d	1	1.02mi
2336 SW Grand Blvd Oklahoma City, OK	2.0	1.0	770	$995	$1.29	43d	1	1.06mi
733 SW 47th St Oklahoma City, OK	3.0	1.5	1228	$1,180	$0.96	23d	1	1.07mi
1338 South Dr Oklahoma City, OK	2.0	1.0	720	$1,150	$1.60	16d	1	1.22mi
620 SW 50th St Oklahoma City, OK	2.0	1.0	977	$1,100	$1.13	2d	1	1.33mi
116 SW 23rd St Oklahoma City, OK	1.0	1.0	700	$650	$0.93	43d	1	1.34mi
115 SW 23rd St Oklahoma City, OK	1.0	1.0	750	$575	$0.77	16d	1	1.36mi
800 SW 52nd St Oklahoma City, OK	2.0	1.0	920	$995	$1.08	23d	1	1.39mi
2612 SW 41st St Oklahoma City, OK	3.0	1.0	1164	$1,200	$1.03	23d	1	1.42mi
2640 SW 38th St Oklahoma City, OK	3.0	2.0	944	$1,050	$1.11	2d	1	1.43mi
1416 S Daugherty Ave Oklahoma City, OK	3.0	1.0	1164	$1,120	$0.96	11d	1	1.47mi
1632 Birch St Oklahoma City, OK	2.0	1.0	935	$775	$0.83	2d	1	1.49mi

Listing history 9 events

1. 2026-06-07
   days on market $109,500 Active 11 DOM
2. 2026-06-05
   days on market $109,500 Active 8 DOM
3. 2026-06-03
   days on market $109,500 Active 7 DOM
4. 2026-06-02
   days on market $109,500 Active 6 DOM
5. 2026-06-01
   days on market $109,500 Active 5 DOM
6. 2026-05-31
   days on market $109,500 Active 4 DOM
7. 2026-05-27
   listed $109,500 Active
8. 2022-05-27
   soldstatus $62,500
9. 1993-04-20
   soldstatus $13,500

ⓘ 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: $916 · $76/mo
• Projected year-2 tax: $985 · $82/mo
• Expected delta: +$69/yr (+$6/mo · 7.5%)

ⓘ 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 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: $12,280
• − Mortgage interest: −$6,134
• − Property taxes: −$916
• − Insurance: −$548
• − Repairs & maintenance: −$982
• − Management: −$982
• − Depreciation: −$3,185
• Taxable loss: −$468
• Est. tax savings @ 24.0%: +$112
• After-tax cash flow: $1,459/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): 21,378
• Household income: $43,133
• Rent vs Own: 56.5% rent · 43.5% own
• Severe rent burden: 1473.0

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 0.55)
• Race & ethnicity: Hispanic / Latino 62% Two or more races 24% White 23% Black 9% Native American 5%
• Hispanic origin (detail): Mexican 58%
• Common ancestry: Italian 1% Hispanic 1% Scottish 1%
• Foreign-born: 26% · Canada
• Languages at home: 49% English-only · Spanish 50% Other Asian/Pacific 0%

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: ▲ 23.48%
• Current HPI: 270.5333
• Rent YoY: ▲ 4.51%
• 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

+711.1% since first listed

3 events — show timeline

• 2026-05-27 Listed $109,500 MLSOK
• 2022-05-27 Sold (Public Records) $62,500 Public Records
• 1993-04-20 Sold (Public Records) $13,500 Public Records

Property tax history

+4.8%/yr

Latest (2025): $916 · +4.4% YoY. Source: county tax records.