5413 NW 45th St · Warr Acres, OK 73122

$150,000

4 bd · 2.0 ba · 1,538 sqft · SingleFamily public records · 2 Days on market

Built 1950 8,699 sqft lot Est $201k · 26% 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 +22.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +5.4/10.0
• Livability +3.5/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Totally remodeled/Move-in 4bed/2bath home in Warr Acres. Kitchen has travertine dry-stacked backsplash, built-in stainless steel Fridgaire Gallery appliances (convection oven), 3cm granite countertops, and new cabinets. Fresh paint and carpet! Master bedroom has a huge walk in close, walk-in shower with overhead spout, and granite in the bathrooms as well. 4th bedroom could be a flex study. 2 HUGE living areas! Outside is beautifully landscaped.

Key facts

• 8,699 sq ft lot
• Built 1950
• Listed 2 days

Property features AI

Finance

• Other: No storm shelter; Property located in Mager Sub Add
• Financial info: Loan qualification allowed; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Home design: Single family residence; One level; Residential property
• Construction: Frame construction; Composition roof; Slab foundation; Existing property
• Exterior features: Interior lot

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: One living area; No fireplace; Storage available

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $245 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 8.3% vs local median 5.0% in Warr Acres — 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 70/100 on livability (#35 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: employment C-, crime F, amenities F.
• Putnam City (urban): math 12% / reading 16% proficiency, ranked #227 of 270 in OK (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Arbor Grove Es (math 6% / reading 12%, grade F, #735 of 845 statewide, top 87%, 519 students, 0% FRL); Putnam City Hs (math 12% / reading 23%, grade F, #307 of 447 statewide, top 69%, 2,014 students, 0% FRL) — zoned schools average 0% FRL vs 65% district-wide (65 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents flat; 48 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 5,365 units permitted in Oklahoma County in 2024 (569 in 5+ unit buildings).
• This rent runs 37% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 13y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $100k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $150,000

Questions for the listing agent

1. Built in 1950 — 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: 1.04% ✓
• Cap rate: 8.25%
• Cash-on-cash: 7.00%
• DSCR: 1.31
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $201,478
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5417 NW 45th Ter	0.06mi	3/1.0 (-1)	1,480 (-4%)	9mo	$175,000	$118	74
5704 NW 45th St	0.23mi	4/2.0	1,379 (-10%)	0mo	$195,000	$141	72
4711 N Grove Ave	0.27mi	3/2.0 (-1)	1,402 (-9%)	2mo	$197,900	$141	66
4125 N Reeder Ave	0.33mi	3/2.5 (-1)	1,628 (+6%)	6mo	$220,000	$135	63
4232 N Libby Ave	0.39mi	4/2.0	1,712 (+11%)	3mo	$200,000	$117	61
5345 NW 44th St	0.17mi	3/1.5 (-1)	1,348 (-12%)	5mo	$150,000	$111	60
5604 NW 37th St	0.63mi	3/2.0 (-1)	1,432 (-7%)	0mo	$229,000	$160	54
4215 N Barr Ave	0.34mi	3/2.5 (-1)	1,695 (+10%)	12mo	$222,000	$131	50
5800 NW 45th St	0.34mi	3/2.0 (-1)	1,308 (-15%)	5mo	$137,500	$105	50
4520 NW 46th St	0.47mi	3/1.5 (-1)	1,747 (+14%)	1mo	$115,000	$66	48
5812 NW 56th St	0.72mi	3/2.0 (-1)	1,712 (+11%)	9mo	$130,000	$76	35
5620 NW 37th St	0.64mi	3/1.5 (-1)	1,359 (-12%)	12mo	$220,000	$162	34

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 · 0.73% rent growth · sell at horizon

5-year hold

• IRR: -8.1%
• Equity multiple: 0.71×
• Total profit: $-12,212
• Equity at exit: $22,365

10-year hold

• IRR: -1.7%
• Equity multiple: 0.90×
• Total profit: $-4,281
• Equity at exit: $12,969

Cash invested: $42,000 (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 73122

• Home prices YoY: -27.8%
• Rents YoY: 0.7%
• Active inventory: 48
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,566 high
• Mortgage (P&I): −$787
• Tax from tax record: −$143 /mo · $1,720/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $245

Break-even live

Break-even rent $1,256

Max offer price $150,000

Occupancy floor 79%

Sensitivity live

Price	-10% $330	-5% $287	+0% $245	+5% $202	+10% $160
Rent	-10% $121	-5% $183	+0% $245	+5% $307	+10% $369
Rate	-1.0pp $320	-0.5pp $283	base $245	+0.5pp $206	+1.0pp $166

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4401 N Ann Arbor Ave Warr Acres, OK	3.0	1.0	1216	$1,245	$1.02	25d	1	0.14mi
4207 N Reeder Ave Oklahoma City, OK	4.0	2.0	1954	$2,015	$1.03	3d	1	0.33mi
4608 N Libby Ave Warr Acres, OK	4.0	2.0	1290	$1,595	$1.24	3d	1	0.35mi
4316 N Libby Ave Warr Acres, OK	4.0	1.5	1377	$1,650	$1.20	25d	1	0.38mi
5304 Willow Cliff Rd Oklahoma City, OK	3.0	3.0	1505	$1,330	$0.88	15d	1	0.47mi
4213 N Westridge St Oklahoma City, OK	3.0	2.0	1474	$1,295	$0.88	4d	1	0.50mi
5107 N Hammond Ave Unit 5109D Warr Acres, OK	3.0	2.0	1300	$1,399	$1.08	25d	1	0.81mi
4406 NW 54th St Oklahoma City, OK	3.0	2.0	1710	$1,495	$0.87	25d	1	0.85mi
4206 N Donald Ave Bethany, OK	3.0	1.5	1867	$1,450	$0.78	3d	1	0.90mi
3803 N Redmond Ave Bethany, OK	3.0	2.0	1260	$2,100	$1.67	3d	1	1.03mi
4396 NW 36th St Oklahoma City, OK	1.0–3.0	1.0–2.0	848	$1,349	$1.59	3d	9	1.10mi
5633 Norman Rd Warr Acres, OK	3.0	2.0	1225	$1,375	$1.12	3d	1	1.13mi
6020 N Meridian Pl Oklahoma City, OK	3.0	2.0	1580	$1,550	$0.98	13d	1	1.14mi
5212 Oakwood Villas Ct Bethany, OK	3.0	2.0	1200	$1,350	$1.12	3d	1	1.22mi
4425 NW 31st St Oklahoma City, OK	3.0	1.5	1222	$1,500	$1.23	25d	1	1.24mi
5929 NW 62nd St Oklahoma City, OK	3.0	1.0	1103	$1,550	$1.41	3d	1	1.29mi
6505 Cherokee Dr Warr Acres, OK	3.0	1.5	1455	$1,390	$0.96	3d	1	1.42mi
5111 N Dawson Dr Bethany, OK	4.0	2.0	1451	$1,600	$1.10	25d	1	1.45mi

Listing history 3 events

1. 2026-06-21
   statusdays on market $150,000 Pending 2 DOM
2. 2026-06-17
   remarks 611-char remark
3. 2026-06-17
   listed $150,000 Active 1 DOM

ⓘ 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: $1,720 · $143/mo
• Projected year-2 tax: $1,720 · $143/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 1/10 Low
• 🌡 Heat 5/10 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,795
• − Mortgage interest: −$8,402
• − Property taxes: −$1,720
• − Insurance: −$750
• − Repairs & maintenance: −$1,504
• − Management: −$1,504
• − Depreciation: −$4,364
• Taxable income: $552
• Est. tax owed @ 24.0%: −$132
• After-tax cash flow: $2,806/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: Putnam City
• NCES district ID: 4025290
• Math proficiency: 12% ▼ -18.00%
• Reading proficiency: 16% ▼ -14.00%
• Median HH income: $46,657
• Composite: 12.61/100
• National rank: #9614
• State rank: #227 of 270 in OK

Livability — Warr Acres

• Score: 70/100
• State rank: #35
• US rank: #7446

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Warr Acres, OK
• County: Oklahoma County · 771,644 people
• City population: 12,635
• Metro: Oklahoma City, OK
• Population (ZIP): 12,635
• Household income: $51,227
• Rent vs Own: 44.7% rent · 55.3% own
• Severe rent burden: 826.0

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 45% Hispanic / Latino 30% Two or more races 21% Black 14% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Slovak 2% Iranian 1% Italian 1%
• Foreign-born: 16% · Canada, Vietnam, Philippines
• Languages at home: 75% English-only · Spanish 23% Other Indo-European 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: ▼ -96.26%
• Current HPI: 249.485
• Rent YoY: ▲ 0.73%
• 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

+512.2% since first listed

5 events — show timeline

• 2026-06-17 Listed $150,000 MLSOK
• 2013-10-18 Sold (Public Records) $100,500 Public Records
• 2013-10-16 Sold (MLS) $100,400 MLSOK
• 2013-08-06 Listed $99,900 MLSOK
• 1989-05-16 Sold (Public Records) $24,500 Public Records

Property tax history

+3.6%/yr

Latest (2025): $1,720 · -2.0% YoY. Source: county tax records.