3409 Simmons Dr · Del City, OK 73115

$159,900

3 bd · 2.0 ba · 1,344 sqft · SingleFamily public records · 32 Days on market

Built 1971 9,448 sqft lot Est $167k · at est.

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Why this score? — see what drove the D 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 +16.3/30.0
• ARV discount +9.3/15.0
• DSCR +5.0/10.0
• 1% rule +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Well-maintained, one-owner home on a spacious corner lot just minutes from Tinker! This inviting property offers a 2-car garage plus an additional carport for extra parking. Inside, you’ll find an updated kitchen with top of the line appliances and an oversized pantry. The home features two generous living areas, providing flexible space for relaxing or hosting guests, with one living room centered around a cozy corner fireplace. New roof 2025 and new water heater 2026. Enjoy your large corner lot and huge backyard with three spacious storage sheds and a medium underground storm shelter. Fully fenced backyard with a large side-gate entrance. Pride of ownership shines throughout, maki

Key facts

• Two living areas
• Updated kitchen
• Corner lot

Tags

• CORNER LOT
• UPDATED KITCHEN
• OVERSIZED PANTRY
• TWO LIVING AREAS
• COZY CORNER FIREPLACE
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $87 ($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 $132k (17.7% below list).
• Recommended offer: $132k (17.7% 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; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 10d 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 34% of the median local income ($47k/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 $5k 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 32 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $8k; list at $160k implies a 1796% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $131,583 (17.7% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.82% ✗
• Cap rate: 6.95%
• Cash-on-cash: 2.33%
• DSCR: 1.10
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $166,656
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3409 Simmons Dr	0.00mi	3/2.0	1,344 (0%)	1mo	$163,000	$121	99
3426 Royalwood Cir	0.11mi	3/2.0	1,370 (+2%)	1mo	$167,000	$122	91
3701 Leonhardt Dr	0.13mi	3/1.5	1,242 (-8%)	2mo	$185,000	$149	78
3708 Greenway Ter	0.19mi	3/2.0	1,418 (+6%)	10mo	$199,900	$141	74
3701 Veterans Ln	0.37mi	3/2.0	1,249 (-7%)	0mo	$185,000	$148	70
3105 Neighbors Ln	0.41mi	3/1.0	1,316 (-2%)	4mo	$152,000	$116	70
4125 Overland Dr	0.49mi	3/2.0	1,384 (+3%)	3mo	$196,000	$142	70
3909 Greenway Ter	0.30mi	3/2.0	1,486 (+11%)	2mo	$183,700	$124	66
3809 Corbett Dr	0.35mi	3/2.0	1,240 (-8%)	10mo	$190,000	$153	63
3040 Overland Dr	0.29mi	4/1.5 (+1)	1,184 (-12%)	7mo	$100,000	$84	53
3900 Chetwood Dr	0.43mi	4/1.5 (+1)	1,462 (+9%)	8mo	$169,000	$116	52
3725 SE 48th Pl	0.68mi	3/2.0	1,438 (+7%)	10mo	$175,000	$122	48

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: -14.4%
• Equity multiple: 0.49×
• Total profit: $-22,712
• Equity at exit: $23,842

10-year hold

• IRR: -8.4%
• Equity multiple: 0.51×
• Total profit: $-21,921
• Equity at exit: $13,825

Cash invested: $44,772 (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: 10.1×

Monthly cashflow live

• Estimated rent: $1,316 high
• Mortgage (P&I): −$839
• Tax from tax record: −$47 /mo · $569/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $87

Break-even live

Break-even rent $1,206

Max offer price $159,900

Occupancy floor 88%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3024 Hillside Dr Oklahoma City, OK	4.0	2.0	1686	$1,550	$0.92	10d	1	0.27mi
3224 Lazy Ln Oklahoma City, OK	3.0	2.0	1440	$1,300	$0.90	23d	1	0.41mi
3305 Neighbors Ln Oklahoma City, OK	3.0	1.0	945	$1,250	$1.32	2d	1	0.47mi
4116 Overland Dr Oklahoma City, OK	3.0	2.0	1363	$1,500	$1.10	1d	1	0.50mi
3451 SE 44th St Unit 269 Del City, OK	2.0	1.0	924	$850	$0.92	2d	1	0.54mi
3451 SE 44th St Oklahoma City, OK	1.0–3.0	1.0–2.0	974	$950	$0.98	11d	4	0.54mi
3920 Dentwood Ter Del City, OK	4.0	1.5	1624	$1,395	$0.86	2d	1	0.63mi
3812 SE 25th St Del City, OK	3.0	1.0	1044	$1,050	$1.01	23d	1	0.72mi
3224 SE 24th St Oklahoma City, OK	3.0	1.0	1122	$1,195	$1.07	4d	1	0.74mi
4700 Clendon Way Oklahoma City, OK	3.0	2.0	1434	$1,450	$1.01	14d	1	0.75mi
4004 SE 45th Ter Oklahoma City, OK	3.0	1.0	1006	$995	$0.99	23d	1	0.75mi
3741 SE 48th Pl Oklahoma City, OK	3.0	2.0	1370	$1,225	$0.89	2d	1	0.76mi
4104 SE 45th Ter Oklahoma City, OK	4.0	1.5	1111	$1,275	$1.15	1d	1	0.79mi
2333 Becker Pl Del City, OK	3.0	1.0	972	$1,025	$1.05	21d	1	0.80mi
3916 SE 46th St Oklahoma City, OK	3.0	1.5	1220	$1,295	$1.06	23d	1	0.83mi
2312 Mustang St Oklahoma City, OK	3.0	1.5	912	$1,100	$1.21	10d	1	0.86mi
2908 SE 47th St Oklahoma City, OK	3.0	1.0	1100	$1,350	$1.23	2d	1	0.91mi
4008 SE 47th St Oklahoma City, OK	3.0	1.5	1082	$1,145	$1.06	2d	1	0.93mi
4016 SE 47th St Oklahoma City, OK	3.0	1.5	1245	$1,199	$0.96	4d	1	0.94mi
3808 Oakcliff Dr Oklahoma City, OK	3.0	2.0	1715	$1,475	$0.86	2d	1	0.95mi
4101 SE 48th St Oklahoma City, OK	3.0	1.0	974	$1,245	$1.28	15d	1	0.96mi
5024 Brookdale St Oklahoma City, OK	3.0	1.5	1039	$1,550	$1.49	21d	1	0.99mi
5012 Creekwood Ter Oklahoma City, OK	3.0	1.5	1250	$1,395	$1.12	43d	1	1.00mi
4917 S Karen St Oklahoma City, OK	3.0	1.5	960	$1,100	$1.15	23d	1	1.01mi
4900 S Dimple Dr Oklahoma City, OK	3.0	1.5	1463	$1,025	$0.70	2d	1	1.01mi
4217 SE 48th Ter Oklahoma City, OK	3.0	1.5	1043	$1,295	$1.24	23d	1	1.04mi
3900 Mallard Dr Oklahoma City, OK	3.0	1.0	960	$975	$1.02	15d	1	1.05mi
2532 SE 47th St Oklahoma City, OK	4.0	1.0	1215	$1,550	$1.28	1d	1	1.07mi
4309 SE 48th Ter Oklahoma City, OK	3.0	2.0	1458	$1,525	$1.05	1d	1	1.08mi
3932 Mallard Dr Oklahoma City, OK	3.0	1.0	958	$950	$0.99	2d	1	1.08mi
4900 Sunny Ct Oklahoma City, OK	3.0	2.0	1281	$1,600	$1.25	2d	1	1.12mi
3901 Pine Ave Oklahoma City, OK	3.0	2.0	1180	$1,195	$1.01	2d	1	1.13mi
809 Markdrive Delcity Del City, OK	3.0	1.5	1250	$1,250	$1.00	23d	1	1.13mi
1904 Cherry Ln Del City, OK	4.0	1.0	1277	$1,025	$0.80	2d	1	1.13mi
4220 SE 49th St Oklahoma City, OK	3.0	2.0	1223	$1,175	$0.96	23d	1	1.14mi
5216 Foster Dr Oklahoma City, OK	3.0	1.5	894	$995	$1.11	43d	1	1.17mi
1841 Cherry Ln Del City, OK	3.0	1.0	1200	$1,200	$1.00	23d	1	1.18mi
2621 SE 50th St Oklahoma City, OK	3.0	1.5	1022	$1,150	$1.13	1d	1	1.18mi
4613 SE 28th St Del City, OK	3.0	1.0	1056	$1,255	$1.19	1d	1	1.19mi
5305 Brookdale St Oklahoma City, OK	3.0	2.0	1205	$1,195	$0.99	11d	1	1.19mi

Listing history 5 events

1. 2026-04-27
   status Pending
2. 2026-04-23
   status Active
3. 2026-03-26
   status Pending
4. 2026-02-26
   listed $159,900 Active
5. 1977-06-01
   soldstatus $8,433

ⓘ 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: $569 · $47/mo
• Projected year-2 tax: $1,439 · $120/mo
• Expected delta: +$870/yr (+$73/mo · 152.9%)

ⓘ 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: $15,790
• − Mortgage interest: −$8,957
• − Property taxes: −$569
• − Insurance: −$800
• − Repairs & maintenance: −$1,263
• − Management: −$1,263
• − Depreciation: −$4,652
• Taxable loss: −$1,713
• Est. tax savings @ 24.0%: +$411
• After-tax cash flow: $1,454/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

+1796.1% since first listed

5 events — show timeline

• 2026-04-27 Pending — MLSOK
• 2026-04-23 Relisted — MLSOK
• 2026-03-26 Pending — MLSOK
• 2026-02-26 Listed $159,900 MLSOK
• 1977-06-01 Sold (Public Records) $8,433 Public Records

Property tax history

+2.5%/yr

Latest (2025): $569 · +30.4% YoY. Source: county tax records.