4521 S Melrose Ln · Oklahoma City, OK 73109

$158,000

4 bd · 2.0 ba · 1,200 sqft · SingleFamily public records · 13 Days on market

Built 1943 6,874 sqft lot $132/sqft · 21% above area Est $130k · 21% over

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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 +15.0/30.0
• Appreciation +10.0/10.0
• DSCR +4.6/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

IT'S YOUR LUCKY DAY! BACK ON THE MARKET!!! Contract busted due to no fault of the seller or house! Welcome to your new home! This home has been thoughtfully renovated and ready for you and your family to make new memories! 4 bedrooms and 1 1/2 baths makes this a great home for a growing family, or a couple needing multiple office spaces. Beautiful tile work in the kitchen and bath. New plumbing, appliances, paint, fixtures, flooring, and most windows have been replaced. Laundry room is not included in the square footage listed and adds about 50sf to the space. Garage is oversized with plenty of room for storage or work area. Don't let this home slip away...schedule your showing today! Member of seller LLC is licensee.

Key facts

• 6,874 sq ft lot
• Garage
• Built 1943

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $158k.

Deal economics

• At list price, monthly cash flow is $48 ($576/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 $128k (19.0% below list).
• Recommended offer: $128k (19.0% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: schools F, 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.
• Market conditions: Rents rising fast (+4.5%/yr); 83 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $17k of equity ($1k loan paydown + $16k 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 $44k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 22y 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 $36k; list at $158k implies a 339% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $128,019 (19.0% below list)

Questions for the listing agent

1. Built in 1943 — 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: 0.81% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.30%
• DSCR: 1.06
• GRM: 10.3

CMA / ARV

• ARV (median comp): $130,257
• List price: $158,000
• Delta: 21.30%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4521 S Melrose Ln	0.00mi	4/1.5	1,200 (0%)	1mo	$158,000	$132	97
4115 S Shields Blvd	0.41mi	3/1.5 (-1)	1,128 (-6%)	2mo	$110,000	$98	62
37 SW 50th St	0.31mi	3/1.5 (-1)	1,294 (+8%)	6mo	$157,500	$122	61
16 SE 51st St	0.43mi	3/1.0 (-1)	1,226 (+2%)	10mo	$45,000	$37	59
216 SE 40th St	0.49mi	3/2.0 (-1)	1,036 (-14%)	0mo	$130,000	$125	49
5404 S Broadway Ave	0.56mi	3/1.5 (-1)	1,076 (-10%)	2mo	$173,000	$161	48
320 SE 45th St	0.51mi	3/2.0 (-1)	1,376 (+15%)	1mo	$260,000	$189	46
219 SE 45th St	0.39mi	3/2.0 (-1)	1,376 (+15%)	9mo	$250,000	$182	45
5309 S Santa Fe Ave	0.51mi	3/1.5 (-1)	1,049 (-13%)	6mo	$139,000	$133	44
5400 S Broadway Ave	0.55mi	3/1.5 (-1)	1,030 (-14%)	2mo	$168,000	$163	42
316 SE 45th St	0.50mi	3/2.0 (-1)	1,376 (+15%)	9mo	$248,000	$180	40
44 SE 37th St	0.54mi	3/1.0 (-1)	1,022 (-15%)	3mo	$139,725	$137	38

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: 25.7%
• Equity multiple: 3.06×
• Total profit: $91,025
• Equity at exit: $142,339

10-year hold

• IRR: 22.9%
• Equity multiple: 7.10×
• Total profit: $269,789
• Equity at exit: $306,959

Cash invested: $44,240 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,280 high
• Mortgage (P&I): −$829
• Tax from tax record: −$69 /mo · $827/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $48

Break-even live

Break-even rent $1,219

Max offer price $158,000

Occupancy floor 91%

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: $39,500
• Closing costs: $4,740
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4101 S Shields Blvd Apt 3B Oklahoma City, OK	3.0	2.0	957	$1,025	$1.07	4d	1	0.43mi
4101 S Shields Blvd Unit Shields 3B Oklahoma City, OK	3.0	2.0	957	$1,050	$1.10	24d	1	0.43mi
5113 S Sage Ave Oklahoma City, OK	3.0	1.5	996	$1,025	$1.03	2d	1	0.44mi
24 SW 54th St Oklahoma City, OK	3.0	1.5	1272	$1,400	$1.10	44d	1	0.62mi
733 SW 47th St Oklahoma City, OK	3.0	1.5	1228	$1,180	$0.96	24d	1	0.76mi
5413 S Lee Ave Oklahoma City, OK	3.0	2.0	1460	$2,100	$1.44	2d	1	0.88mi
904 SE 34th St Oklahoma City, OK	4.0	2.0	1248	$1,495	$1.20	44d	1	1.24mi
449 SW 63rd Pl Unit 6400 S Byers Oklahoma City, OK	3.0	1.0	775	$850	$1.10	24d	1	1.27mi
1132 SW 40th St Oklahoma City, OK	3.0	2.0	1436	$1,350	$0.94	24d	1	1.29mi
6052 Johnnie Ter Oklahoma City, OK	3.0	2.0	1223	$1,295	$1.06	4d	1	1.34mi
6144 Cielo Ter Oklahoma City, OK	3.0	2.0	1149	$1,450	$1.26	2d	1	1.36mi
1025 SW 57th St Oklahoma City, OK	4.0	1.5	1288	$1,350	$1.05	44d	1	1.38mi
321 SE 25th St Oklahoma City, OK	3.0	1.0	1152	$1,095	$0.95	44d	1	1.43mi
407 SE 25th St Oklahoma City, OK	3.0	1.0	896	$1,275	$1.42	44d	1	1.46mi
6321 Johnnie Ter Oklahoma City, OK	3.0	1.0	850	$1,150	$1.35	44d	1	1.48mi
808 SE 61st St Oklahoma City, OK	3.0	1.0	736	$940	$1.28	44d	1	1.48mi
6111 S Klein Ave Oklahoma City, OK	2.0–3.0	1.0	617	$900	$1.46	3d	3	1.49mi

Listing history 17 events

1. 2026-05-05
   status Pending 731-char remark

   Show marketing remark (731 chars)

   IT'S YOUR LUCKY DAY! BACK ON THE MARKET!!! Contract busted due to no fault of the seller or house! Welcome to your new home! This home has been thoughtfully renovated and ready for you and your family to make new memories! 4 bedrooms and 1 1/2 baths makes this a great home for a growing family, or a couple needing multiple office spaces. Beautiful tile work in the kitchen and bath. New plumbing, appliances, paint, fixtures, flooring, and most windows have been replaced. Laundry room is not included in the square footage listed and adds about 50sf to the space. Garage is oversized with plenty of room for storage or work area. Don't let this home slip away...schedule your showing today! Member of seller LLC is licensee.

2. 2026-05-02
   status Active 731-char remark

   Show marketing remark (731 chars)

   IT'S YOUR LUCKY DAY! BACK ON THE MARKET!!! Contract busted due to no fault of the seller or house! Welcome to your new home! This home has been thoughtfully renovated and ready for you and your family to make new memories! 4 bedrooms and 1 1/2 baths makes this a great home for a growing family, or a couple needing multiple office spaces. Beautiful tile work in the kitchen and bath. New plumbing, appliances, paint, fixtures, flooring, and most windows have been replaced. Laundry room is not included in the square footage listed and adds about 50sf to the space. Garage is oversized with plenty of room for storage or work area. Don't let this home slip away...schedule your showing today! Member of seller LLC is licensee.

3. 2026-04-18
   status Pending 731-char remark

   Show marketing remark (731 chars)

   IT'S YOUR LUCKY DAY! BACK ON THE MARKET!!! Contract busted due to no fault of the seller or house! Welcome to your new home! This home has been thoughtfully renovated and ready for you and your family to make new memories! 4 bedrooms and 1 1/2 baths makes this a great home for a growing family, or a couple needing multiple office spaces. Beautiful tile work in the kitchen and bath. New plumbing, appliances, paint, fixtures, flooring, and most windows have been replaced. Laundry room is not included in the square footage listed and adds about 50sf to the space. Garage is oversized with plenty of room for storage or work area. Don't let this home slip away...schedule your showing today! Member of seller LLC is licensee.

4. 2026-04-07
   listed $158,000 Active 731-char remark

   Show marketing remark (731 chars)

   IT'S YOUR LUCKY DAY! BACK ON THE MARKET!!! Contract busted due to no fault of the seller or house! Welcome to your new home! This home has been thoughtfully renovated and ready for you and your family to make new memories! 4 bedrooms and 1 1/2 baths makes this a great home for a growing family, or a couple needing multiple office spaces. Beautiful tile work in the kitchen and bath. New plumbing, appliances, paint, fixtures, flooring, and most windows have been replaced. Laundry room is not included in the square footage listed and adds about 50sf to the space. Garage is oversized with plenty of room for storage or work area. Don't let this home slip away...schedule your showing today! Member of seller LLC is licensee.

5. 2026-02-03
   historical
6. 2025-12-20
   price $98,000
7. 2025-12-20
   status Active
8. 2025-12-08
   status Pending
9. 2025-11-29
   listed $109,900 Active
10. 2019-01-28
    soldstatus $36,000 Sold
11. 2019-01-04
    status Pending
12. 2018-12-18
    listed $29,900 Active
13. 2018-12-07
    soldstatus $15,600 Sold
14. 2018-11-09
    status Pending
15. 2018-10-18
    listed $41,000 Active
16. 2004-03-15
    soldstatus $26,500
17. 2004-02-09
    listed $59,900

ⓘ 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: $827 · $69/mo
• Projected year-2 tax: $1,422 · $118/mo
• Expected delta: +$595/yr (+$50/mo · 72.0%)

ⓘ 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 6/10 Major 7 d/yr ≥107°F today · 18 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: $15,362
• − Mortgage interest: −$8,850
• − Property taxes: −$827
• − Insurance: −$790
• − Repairs & maintenance: −$1,229
• − Management: −$1,229
• − Depreciation: −$4,596
• Taxable loss: −$2,159
• Est. tax savings @ 24.0%: +$518
• After-tax cash flow: $1,095/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

+163.8% since first listed

17 events — show timeline

• 2026-05-05 Pending — MLSOK
• 2026-05-02 Relisted — MLSOK
• 2026-04-18 Pending — MLSOK
• 2026-04-07 Listed $158,000 MLSOK
• 2026-02-03 Listing Removed — MLSOK
• 2025-12-20 Price Changed $98,000 MLSOK
• 2025-12-20 Relisted — MLSOK
• 2025-12-08 Pending — MLSOK
• 2025-11-29 Listed $109,900 MLSOK
• 2019-01-28 Sold (MLS) $36,000 MLSOK
• 2019-01-04 Pending — MLSOK
• 2018-12-18 Listed $29,900 MLSOK
• 2018-12-07 Sold (MLS) $15,600 MLSOK
• 2018-11-09 Pending — MLSOK
• 2018-10-18 Listed $41,000 MLSOK
• 2004-03-15 Sold (MLS) $26,500 MLSOK
• 2004-02-09 Listed $59,900 MLSOK

Property tax history

+5.2%/yr

Latest (2025): $827 · +4.4% YoY. Source: county tax records.