2512 S Glenn Ave · Del City, OK 73115

$139,900

3 bd · 1.0 ba · 836 sqft · SingleFamily public records · 14 Days on market

Built 1953 0.30 ac lot Est $119k · 18% over

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Why this score? — see what drove the F 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 +16.0/30.0
• DSCR +4.9/10.0
• 1% rule +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Looking for a super cute 3/1/1 house to call home? You need to schedule to see this home off of I35 E and SE 29th St close to restaurants, middle school, and easy interstate access. Fully updated throughout making this house move-in ready. Sitting on a large, corner lot, the new homeowner has unlimited options for outdoor fun with fresh landscaping providing perfect curb appeal. Co-listing agent related to seller.

Key facts

• Move-in ready
• Close to restaurants
• Fresh landscaping

Tags

• CORNER LOT
• FRESH LANDSCAPING
• EASY INTERSTATE ACCESS
• CLOSE TO RESTAURANTS
• MOVE-IN READY

Property features AI

Finance

• Other: Property status: Existing
• Financial info: Loan qualification possible; Assumable loan: No
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Utilities: No storm shelter
• Home design: Single family residence; One-level home; Faces northwest; Residential property
• Construction: Brick and frame construction; Other construction materials; Composition roof (replaced/updated 2018); Conventional foundation
• Exterior features: Covered porch; Rain gutters; Wood fencing; Corner lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Interior features: Living area includes one living area; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $68 ($816/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 $117k (16.4% below list).
• Recommended offer: $117k (16.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#180 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, amenities D, crime F.
• Midwest City-Del City (suburban): math 10% / reading 17% proficiency, ranked #231 of 270 in OK (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Epperly Heights Es (math 2% / reading 8%, grade F, #766 of 845 statewide, top 94%, 644 students, 0% FRL); Del City Hs (math 5% / reading 15%, grade F, #361 of 447 statewide, top 94%, 1,158 students, 0% FRL) — zoned schools average 0% FRL vs 57% district-wide (57 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+1.3%/yr); 119 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 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 $967 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 14 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $45k; list at $140k implies a 211% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — 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 $116,923 (16.4% below list)

Questions for the listing agent

1. Built in 1953 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.84% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.08%
• DSCR: 1.09
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $118,712
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2512 S Glenn Ave	0.00mi	3/1.0	836 (0%)	1mo	$135,000	$161	100
3904 Pine Ave	0.53mi	3/1.0	830 (-1%)	3mo	$70,800	$85	72
3708 SE 23rd St	0.11mi	2/1.0 (-1)	747 (-11%)	2mo	$125,000	$167	70
2716 Eagle Dr	0.11mi	3/1.0	948 (+13%)	6mo	$141,500	$149	67
4036 Pine Ave	0.66mi	3/1.0	834 (-0%)	2mo	$70,000	$84	67
3301 SE 21st St	0.36mi	3/1.0	756 (-10%)	2mo	$115,000	$152	66
2304 S Krowse Dr	0.36mi	3/1.0	912 (+9%)	7mo	$98,000	$107	62
3304 SE 24th St	0.28mi	3/1.0	950 (+14%)	6mo	$135,000	$142	59
4229 SE 22nd St	0.62mi	2/1.0 (-1)	790 (-6%)	5mo	$105,000	$133	53
3108 SE 19th St	0.52mi	3/1.0	945 (+13%)	5mo	$135,000	$143	50
3004 SE 18th Pl	0.65mi	3/1.0	938 (+12%)	1mo	$122,000	$130	49
1705 Elm Dr	0.72mi	2/1.0 (-1)	760 (-9%)	2mo	$60,000	$79	45

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 · 1.26% rent growth · sell at horizon

5-year hold

• IRR: -14.8%
• Equity multiple: 0.48×
• Total profit: $-20,401
• Equity at exit: $20,860

10-year hold

• IRR: -9.0%
• Equity multiple: 0.48×
• Total profit: $-20,366
• Equity at exit: $12,096

Cash invested: $39,172 (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 73115

• Home prices YoY: -20.9%
• Rents YoY: 1.3%
• Active inventory: 119
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,169 high
• Mortgage (P&I): −$734
• Tax from tax record: −$64 /mo · $765/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $68

Break-even live

Break-even rent $1,083

Max offer price $139,900

Occupancy floor 89%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3812 SE 25th St Del City, OK	3.0	1.0	1044	$1,050	$1.01	23d	1	0.20mi
2333 Becker Pl Del City, OK	3.0	1.0	972	$1,025	$1.05	21d	1	0.23mi
2312 Mustang St Oklahoma City, OK	3.0	1.5	912	$1,100	$1.21	10d	1	0.24mi
3224 SE 24th St Oklahoma City, OK	3.0	1.0	1122	$1,195	$1.07	4d	1	0.37mi
3900 Mallard Dr Oklahoma City, OK	3.0	1.0	960	$975	$1.02	16d	1	0.47mi
3107 SE 21st St Oklahoma City, OK	2.0	1.0	720	$900	$1.25	3d	1	0.47mi
3204 SE 19th St Oklahoma City, OK	2.0	1.0	822	$1,100	$1.34	4d	1	0.50mi
3932 Mallard Dr Oklahoma City, OK	3.0	1.0	958	$950	$0.99	2d	1	0.53mi
1321 Mallard Dr Oklahoma City, OK	3.0	1.0	920	$1,288	$1.40	23d	1	0.62mi
3928 Teal Dr Oklahoma City, OK	3.0	1.0	1033	$1,200	$1.16	17d	1	0.65mi
3628 Firethorn Dr Oklahoma City, OK	3.0	1.0	968	$995	$1.03	23d	1	0.69mi
1608 Breckenridge Dr Del City, OK	2.0	1.0	820	$1,050	$1.28	2d	1	0.73mi
1700 Karen Dr Oklahoma City, OK	2.0	1.0	748	$950	$1.27	23d	1	0.88mi
1424 Tanglewood Dr Oklahoma City, OK	3.0	1.0	968	$1,145	$1.18	2d	1	0.91mi
4613 SE 27th St Oklahoma City, OK	2.0	1.0	768	$1,050	$1.37	23d	1	0.96mi
4613 SE 28th St Del City, OK	3.0	1.0	1056	$1,255	$1.19	2d	1	0.97mi
1401 Hampton Dr Oklahoma City, OK	4.0	1.5	1032	$1,150	$1.11	4d	1	0.97mi
4650 SE 29th St Del City, OK	2.0	1.0	1100	$900	$0.82	23d	1	1.05mi
3305 Neighbors Ln Oklahoma City, OK	3.0	1.0	945	$1,250	$1.32	2d	1	1.10mi
4713 SE 23rd St Oklahoma City, OK	3.0	1.0	750	$1,095	$1.46	23d	1	1.10mi
3451 SE 44th St Oklahoma City, OK	1.0–3.0	1.0–2.0	974	$950	$0.98	11d	4	1.14mi
3451 SE 44th St Unit 269 Del City, OK	2.0	1.0	924	$850	$0.92	3d	1	1.14mi
4741 Ridgeway Dr Oklahoma City, OK	2.0	1.0	615	$850	$1.38	2d	7	1.16mi
4128 SE 43rd St Oklahoma City, OK	3.0	1.0	620	$1,275	$2.06	23d	1	1.20mi
4340 Woodedge Dr Oklahoma City, OK	3.0	1.0	1026	$1,250	$1.22	2d	1	1.21mi
4765 SE 25th St Oklahoma City, OK	2.0	1.0	864	$895	$1.04	4d	1	1.21mi
4769 SE 27th St Oklahoma City, OK	3.0	1.0	1000	$1,300	$1.30	23d	1	1.22mi
4772 SE 23rd St Oklahoma City, OK	3.0	1.0	1044	$1,300	$1.25	2d	1	1.24mi
4004 SE 45th Ter Oklahoma City, OK	3.0	1.0	1006	$995	$0.99	23d	1	1.28mi
4104 SE 45th Ter Oklahoma City, OK	4.0	1.5	1111	$1,275	$1.15	2d	1	1.30mi
4625 Tinker Diagonal Oklahoma City, OK	2.0	2.0	900	$1,050	$1.17	11d	1	1.41mi
4008 SE 47th St Oklahoma City, OK	3.0	1.5	1082	$1,145	$1.06	3d	1	1.47mi
4814 Kristie Dr Oklahoma City, OK	2.0	1.0	825	$895	$1.08	23d	1	1.48mi
4101 SE 48th St Oklahoma City, OK	3.0	1.0	974	$1,245	$1.28	16d	1	1.50mi

Listing history 11 events

1. 2026-05-07
   status Pending
2. 2026-04-22
   listed $139,900 Active
3. 2018-03-20
   soldstatus $45,000
4. 2011-03-08
   soldstatus $32,000
5. 2011-02-03
   soldstatus $40,000
6. 2011-01-31
   soldstatus $500
7. 2006-01-11
   soldstatus $60,000
8. 2005-06-01
   soldstatus $59,500
9. 2005-03-21
   soldstatus $55,500
10. 2004-02-04
    soldstatus $53,000
11. 1998-08-12
    soldstatus $31,100

ⓘ 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: $765 · $64/mo
• Projected year-2 tax: $1,259 · $105/mo
• Expected delta: +$494/yr (+$41/mo · 64.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $14,031
• − Mortgage interest: −$7,837
• − Property taxes: −$765
• − Insurance: −$700
• − Repairs & maintenance: −$1,122
• − Management: −$1,122
• − Depreciation: −$4,070
• Taxable loss: −$1,585
• Est. tax savings @ 24.0%: +$380
• After-tax cash flow: $1,197/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: Midwest City-Del City
• NCES district ID: 4019950
• Math proficiency: 10% ▼ -11.00%
• Reading proficiency: 17% ▼ -8.00%
• Median HH income: $45,724
• Composite: 12.09/100
• National rank: #9658
• State rank: #231 of 270 in OK

Livability — Del City

• Score: 64/100
• State rank: #180
• US rank: #14305

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Del City, OK
• County: Oklahoma County · 771,644 people
• City population: 20,225
• Metro: Oklahoma City, OK
• Population (ZIP): 20,225
• Household income: $46,810
• Rent vs Own: 44.3% rent · 55.7% own
• Severe rent burden: 965.0

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 50% Black 19% Hispanic / Latino 15% Two or more races 14% Native American 5% Asian 1%
• Hispanic origin (detail): Mexican 11% Puerto Rican 2%
• Common ancestry: Italian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 8%

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: ▼ -71.80%
• Current HPI: 271.8383
• Rent YoY: ▲ 1.26%
• 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

+349.8% since first listed

11 events — show timeline

• 2026-05-07 Pending — MLSOK
• 2026-04-22 Listed $139,900 MLSOK
• 2018-03-20 Sold (Public Records) $45,000 Public Records
• 2011-03-08 Sold (Public Records) $32,000 Public Records
• 2011-02-03 Sold (Public Records) $40,000 Public Records
• 2011-01-31 Sold (Public Records) $500 Public Records
• 2006-01-11 Sold (Public Records) $60,000 Public Records
• 2005-06-01 Sold (Public Records) $59,500 Public Records
• 2005-03-21 Sold (Public Records) $55,500 Public Records
• 2004-02-04 Sold (Public Records) $53,000 Public Records
• 1998-08-12 Sold (Public Records) $31,100 Public Records

Property tax history

+3.7%/yr

Latest (2025): $765 · +2.8% YoY. Source: county tax records.