6908 NW 42nd St · Bethany, OK 73008

$136,000

3 bd · 2.0 ba · 1,188 sqft · SingleFamily public records · 93 Days on market

Built 1949 7,501 sqft lot Est $203k · 33% 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 +18.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• 1% rule +4.6/10.0
• Rent growth +4.2/5.0
• Schools +3.8/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Too Cute!Partial Wood floors.heat/Air added in 97',Master/bath just remodeled,new faucet(Kit)Ceiling fans thru-out,Bethany schools.Fenced front yard.Great starter home.....

Key facts

• 7,501 sq ft lot
• Garage
• Built 1949

Property features AI

Finance

• Other: Occupied; No historical designation; Located in Bethany City Add
• Financial info: Loan-qualifying financing available; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Home design: Single-family residence; Residential property; One story; Existing property
• Construction: Frame construction; Composition roof; Conventional foundation
• Exterior features: Front porch; Interior lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: One-level layout; Living area

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 $133 ($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 $130k (4.2% below list).
• Recommended offer: $124k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 4.5% in Bethany — 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 73/100 on livability (#18 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: employment C-, amenities F, commute F.
• Bethany (suburban): math 46% / reading 45% proficiency, ranked #7 of 270 in OK (top 3%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Earl Harris Es (math 50% / reading 54%, grade C-, #34 of 845 statewide, top 5%, 761 students, 0% FRL); Bethany Hs (math 32% / reading 42%, grade F, #42 of 447 statewide, top 10%, 528 students, 0% FRL) — zoned schools average 0% FRL vs 35% district-wide (35 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+6.9%/yr); 75 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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

• It's been on market 93 days — a 9% lower offer ($124k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 24y ago; this cycle's ask has dropped $11k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $136k implies a 109% 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 $123,760 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 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 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 D-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. 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.
7. 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.
8. 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: 7.47%
• Cash-on-cash: 4.20%
• DSCR: 1.19
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $203,148
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4501 N Rockwell Ave	0.22mi	3/2.0	1,157 (-3%)	13mo	$205,000	$177	75
4811 N Asbury Ave	0.42mi	3/2.0	1,257 (+6%)	1mo	$145,000	$115	70
4507 N Donald Ave	0.48mi	2/2.0 (-1)	1,218 (+2%)	8mo	$215,000	$177	62
4308 N Redmond Ave	0.54mi	3/1.5	1,166 (-2%)	10mo	$159,500	$137	62
6802 NW 45th St	0.22mi	3/1.0	1,034 (-13%)	8mo	$170,380	$165	58
4602 N Redmond Ave	0.58mi	3/2.0	1,288 (+8%)	2mo	$192,000	$149	58
5007 N Central Rd	0.54mi	3/2.0	1,080 (-9%)	4mo	$181,000	$168	56
6810 NW 50th St	0.50mi	3/2.0	1,288 (+8%)	8mo	$193,900	$151	55
7117 NW 45th St	0.31mi	3/1.0	1,022 (-14%)	3mo	$174,900	$171	55
4813 N Donald Ave	0.58mi	3/1.0	1,230 (+4%)	12mo	$219,500	$178	53
5004 N Asbury Rd	0.52mi	3/2.0	1,063 (-10%)	13mo	$184,000	$173	47
4604 N Redmond Ave	0.58mi	3/1.0	1,079 (-9%)	12mo	$189,000	$175	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 · 6.93% rent growth · sell at horizon

5-year hold

• IRR: -5.6%
• Equity multiple: 0.78×
• Total profit: $-8,202
• Equity at exit: $20,278

10-year hold

• IRR: 8.1%
• Equity multiple: 1.72×
• Total profit: $27,589
• 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 73008

• Rents YoY: 6.9%
• Active inventory: 75
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,303 high
• Mortgage (P&I): −$713
• Tax from tax record: −$126 /mo · $1,514/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $133

Break-even live

Break-even rent $1,134

Max offer price $136,000

Occupancy floor 85%

Sensitivity live

Price	-10% $210	-5% $172	+0% $133	+5% $95	+10% $56
Rent	-10% $30	-5% $82	+0% $133	+5% $185	+10% $236
Rate	-1.0pp $202	-0.5pp $168	base $133	+0.5pp $98	+1.0pp $62

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
7118 NW 43rd St Bethany, OK	3.0	2.0	914	$1,250	$1.37	5d	1	0.21mi
7001 NW 45th St Bethany, OK	2.0	1.0	1006	$1,175	$1.17	3d	1	0.21mi
3901 N Rockwell Ave Bethany, OK	1.0–2.0	1.0	662	$775	$1.17	13d	2	0.37mi
3811 N Asbury Ave Unit B Bethany, OK	2.0	1.5	1300	$1,195	$0.92	13d	1	0.40mi
7307 NW 38th St Bethany, OK	3.0	2.0	1200	$1,595	$1.33	25d	1	0.43mi
4913 N Willow Ave Unit 4913 Bethany, OK	2.0	1.0	800	$1,049	$1.31	25d	1	0.45mi
3801 Franks Way Bethany, OK	2.0	2.0	1150	$1,545	$1.34	25d	1	0.55mi
5111 N Dawson Dr Bethany, OK	4.0	2.0	1451	$1,600	$1.10	25d	1	0.59mi
5212 Oakwood Villas Ct Bethany, OK	3.0	2.0	1200	$1,350	$1.12	3d	1	0.63mi
3803 N Redmond Ave Bethany, OK	3.0	2.0	1260	$2,100	$1.67	3d	1	0.67mi
5107 N Hammond Ave Unit 5103B Warr Acres, OK	2.0	1.5	1050	$999	$0.95	25d	1	0.84mi
5107 N Hammond Ave Unit 5109D Warr Acres, OK	3.0	2.0	1300	$1,399	$1.08	25d	1	0.84mi
6618 NW 31st St Bethany, OK	2.0	1.0	1005	$1,200	$1.19	3d	1	0.93mi
5617 N Donald Ave Oklahoma City, OK	2.0	1.0	720	$1,045	$1.45	18d	1	0.98mi
4500 N MacArthur Blvd Warr Acres, OK	1.0–2.0	1.0	755	$770	$1.02	3d	1	0.99mi
5901 NW 34th St Oklahoma City, OK	1.0–2.0	1.0–2.0	925	$1,049	$1.13	3d	28	1.03mi
6100-6114 NW 32nd St Unit 224 Bethany, OK	2.0	1.0	895	$825	$0.92	25d	1	1.05mi
6100-6114 NW 32nd St Unit 117 Bethany, OK	2.0	1.5	955	$935	$0.98	15d	1	1.05mi
6100-6114 NW 32nd St Unit 129 Bethany, OK	2.0	1.0	895	$725	$0.81	25d	1	1.06mi
6100-6114 NW 32nd St Unit 124 Bethany, OK	2.0	1.0	895	$790	$0.88	25d	1	1.06mi
3717 N Street Charles St Warr Acres, OK	2.0	1.5	1047	$1,200	$1.15	25d	1	1.09mi
3707 N Street Charles St Unit 3717 Warr Acres, OK	2.0	1.5	1047	$1,200	$1.15	25d	1	1.10mi
6808 NW 59th St Bethany, OK	4.0	2.0	1420	$1,500	$1.06	25d	1	1.10mi
6909 NW 59th St Bethany, OK	3.0	1.0	925	$1,365	$1.48	25d	1	1.12mi
5811 NW 34th St Oklahoma City, OK	1.0–2.0	1.0	875	$925	$1.06	25d	1	1.16mi
7505 NW 29th St Bethany, OK	3.0	2.0	1311	$1,495	$1.14	3d	1	1.20mi
5801 NW 33rd St Oklahoma City, OK	2.0	1.0	707	$875	$1.24	25d	1	1.23mi
6714 NW 27th St Bethany, OK	2.0	1.0	773	$1,050	$1.36	25d	1	1.27mi
6905 NW 60th St Bethany, OK	4.0	1.5	1331	$1,500	$1.13	3d	1	1.28mi
4301 N Wall St Warr Acres, OK	3.0	1.0	747	$1,775	$2.38	20d	1	1.33mi
7520 NW 28th St Bethany, OK	3.0	2.0	1100	$1,295	$1.18	13d	1	1.35mi
5577 NW 50th St Oklahoma City, OK	1.0–2.0	1.0–2.0	725	$1,149	$1.58	4d	6	1.37mi
6703 NW 25th St Bethany, OK	3.0	1.0	1100	$1,249	$1.14	25d	1	1.38mi
4401 N Ann Arbor Ave Warr Acres, OK	3.0	1.0	1216	$1,245	$1.02	25d	1	1.39mi
3712 N Markwell Ave Bethany, OK	3.0	1.0	1000	$1,400	$1.40	25d	1	1.42mi
3712 N Markwell Ave Bethany, OK	3.0	1.0	1000	$1,350	$1.35	5d	1	1.42mi

Listing history 13 events

1. 2026-06-03
   days on market $136,000 Active 93 DOM
2. 2026-06-02
   days on market $136,000 Active 92 DOM
3. 2026-06-01
   days on market $136,000 Active 91 DOM
4. 2026-05-31
   days on market $136,000 Active 90 DOM
5. 2026-05-18
   price $136,000
6. 2026-05-18
   status Active
7. 2026-05-04
   status Pending
8. 2026-03-19
   price $143,000
9. 2026-02-16
   listed $147,000 Active
10. 2002-10-29
    soldstatus $65,000
11. 2002-10-25
    soldstatus $65,000 172-char remark

    Show marketing remark (172 chars)

    Too Cute!Partial Wood floors.heat/Air added in 97',Master/bath just remodeled,new faucet(Kit)Ceiling fans thru-out,Bethany schools.Fenced front yard.Great starter home.....

12. 2002-07-23
    listed $65,000 172-char remark

    Show marketing remark (172 chars)

    Too Cute!Partial Wood floors.heat/Air added in 97',Master/bath just remodeled,new faucet(Kit)Ceiling fans thru-out,Bethany schools.Fenced front yard.Great starter home.....

13. 1997-04-25
    soldstatus $35,000

ⓘ 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: $1,514 · $126/mo
• Projected year-2 tax: $1,514 · $126/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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $15,635
• − Mortgage interest: −$7,618
• − Property taxes: −$1,514
• − Insurance: −$680
• − Repairs & maintenance: −$1,251
• − Management: −$1,251
• − Depreciation: −$3,956
• Taxable loss: −$635
• Est. tax savings @ 24.0%: +$152
• After-tax cash flow: $1,752/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: Bethany
• NCES district ID: 4004110
• Math proficiency: 46% ▼ -13.00%
• Reading proficiency: 45% ▼ -6.00%
• Median HH income: $35,971
• Composite: 37.72/100
• National rank: #4356
• State rank: #7 of 270 in OK

Livability — Bethany

• Score: 73/100
• State rank: #18
• US rank: #5466

Category grades

Amenities F Commute F Cost of living A+ Crime B Employment C- Housing A+ Health & safety A- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bethany, OK
• County: Oklahoma County · 771,644 people
• City population: 21,472
• Metro: Oklahoma City, OK
• Population (ZIP): 21,472
• Household income: $57,459
• Rent vs Own: 46.0% rent · 54.0% own
• Severe rent burden: 892.0

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 0.62)
• Race & ethnicity: White 57% Hispanic / Latino 21% Two or more races 14% Black 11% Native American 4%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Italian 4% Iranian 2% Slovak 2%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 81% English-only · Spanish 17% French/Haitian/Cajun 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: ▼ -140.71%
• Current HPI: 251.1185
• Rent YoY: ▲ 6.93%
• 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

+288.6% since first listed

9 events — show timeline

• 2026-05-18 Price Changed $136,000 MLSOK
• 2026-05-18 Relisted — MLSOK
• 2026-05-04 Pending — MLSOK
• 2026-03-19 Price Changed $143,000 MLSOK
• 2026-02-16 Listed $147,000 MLSOK
• 2002-10-29 Sold (Public Records) $65,000 Public Records
• 2002-10-25 Sold (MLS) $65,000 MLSOK
• 2002-07-23 Listed $65,000 MLSOK
• 1997-04-25 Sold (Public Records) $35,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $1,514 · +2.9% YoY. Source: county tax records.