6910 NW 53rd St · Bethany, OK 73008

$169,900

2 bd · 1.0 ba · 747 sqft · SingleFamily public records · 126 Days on market

Built 1951 7,501 sqft lot Est $129k · 31% 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 +7.1/30.0
• Rent growth +4.2/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0
• Schools +1.3/10.0
• 1% rule +1.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Quiet Bethany street, this home has new insulation, indoor utilities, new carpet, fresh paint, HVAC is only 3 years old, fans in all the bedrooms, large backward with storage building.

Key facts

• Remodeled bathroom
• New appliances
• Remodeled property

Tags

• REMODELED PROPERTY
• HUGE LOT
• OUTDOOR LIVING
• UPDATED KITCHEN
• NEW APPLIANCES
• REMODELED BATHROOM

Property features AI

Finance

• Other: Homestead exempt; Located in Ingram Hatley Fairview 3rd addition
• Financial info: Loan qualifying available; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Utilities: Cable available; Electricity available; Natural gas available; Public utilities
• Home design: Single-family residence; One-level; North-facing; Residential property
• Construction: Frame and vinyl exterior; Architectural shingle roof; Conventional foundation; Built (existing)
• Exterior features: Covered porch; Interior lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central gas heating
• Interior features: Ceiling fans

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-243 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $127k (25.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $103k (39.5% below list).
• Recommended offer: $103k (39.5% below list) — sets the bar for 1% rule.

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.
• 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: Central Es (math 9% / reading 12%, grade F, #692 of 845 statewide, top 82%, 601 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 rising fast (+6.9%/yr); 73 active listings in the ZIP; 12 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 $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 126 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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 $115k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1951 — 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 $102,720 (39.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 40% concession, seller financing, or rate buy-down credit?
3. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.60% ✗
• Cap rate: 4.58%
• Cash-on-cash: -6.13%
• DSCR: 0.73
• GRM: 13.8

CMA / ARV

• ARV (on-the-fly): $129,231
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6808 NW 53rd St	0.09mi	2/1.0	720 (-4%)	6mo	$105,000	$146	84
5202 N Rockwell Ave	0.15mi	2/1.0	725 (-3%)	6mo	$104,000	$143	83
6823 N NW 50th St	0.20mi	2/1.0	721 (-4%)	10mo	$98,000	$136	77
5107 N Dawson Ave	0.17mi	2/1.0	797 (+7%)	9mo	$137,500	$173	73
7003 NW 57th St	0.28mi	2/1.0	690 (-8%)	2mo	$68,000	$99	73
6904 NW 59th Ter	0.44mi	2/1.0	736 (-2%)	9mo	$140,000	$190	70
7002 NW 50th St	0.23mi	2/1.0	810 (+8%)	8mo	$105,000	$130	68
7007 NW 48th St	0.33mi	2/1.0	816 (+9%)	6mo	$125,000	$153	65
6021 NW 57th St	0.59mi	3/1.0 (+1)	736 (-2%)	1mo	$130,000	$177	64
4908 N Central Rd	0.40mi	2/1.0	673 (-10%)	6mo	$125,000	$186	60
4900 Beaver	0.33mi	2/1.0	642 (-14%)	10mo	$114,900	$179	52
6109 NW 55th St	0.50mi	3/1.5 (+1)	811 (+9%)	10mo	$159,000	$196	47

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: -23.2%
• Equity multiple: 0.18×
• Total profit: $-38,853
• Equity at exit: $25,333

10-year hold

• IRR: -10.7%
• Equity multiple: 0.26×
• Total profit: $-35,220
• Equity at exit: $14,690

Cash invested: $47,572 (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: 73
• Price-to-rent: 13.8×

Monthly cashflow live

• Estimated rent: $1,027 high
• Mortgage (P&I): −$891
• Tax from tax record: −$93 /mo · $1,114/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $-243

Break-even live

Break-even rent $1,335

Max offer price $126,947

Occupancy floor —

Sensitivity live

Price	-10% $-147	-5% $-195	+0% $-243	+5% $-291	+10% $-339
Rent	-10% $-324	-5% $-284	+0% $-243	+5% $-203	+10% $-162
Rate	-1.0pp $-158	-0.5pp $-200	base $-243	+0.5pp $-287	+1.0pp $-332

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6811 NW 49th St Bethany, OK	2.0	1.0	680	$1,075	$1.58	11d	1	0.26mi
5617 N Donald Ave Oklahoma City, OK	2.0	1.0	720	$1,045	$1.45	17d	1	0.47mi
4207 1/2 N Beaver Ave Bethany, OK	2.0	1.0	560	$850	$1.52	24d	1	0.72mi
4207 N Beaver Ave Bethany, OK	2.0	1.0	560	$850	$1.52	24d	1	0.72mi
4007 N Rockwell Ave Bethany, OK	2.0	1.0	636	$875	$1.38	24d	1	0.90mi
4005 N Rockwell Ave Bethany, OK	2.0	1.0	636	$900	$1.42	24d	1	0.91mi
3901 N Rockwell Ave Bethany, OK	1.0–2.0	1.0	662	$775	$1.17	12d	2	1.04mi
4500 N MacArthur Blvd Warr Acres, OK	1.0–2.0	1.0	755	$770	$1.02	3d	1	1.12mi
6103 NW 63rd St Oklahoma City, OK	1.0	1.0	696	$795	$1.14	24d	1	1.12mi
5912 NW 41st St Unit 29 Warr Acres, OK	1.0	1.0	552	$850	$1.54	24d	1	1.17mi
5577 NW 50th St Oklahoma City, OK	1.0–2.0	1.0–2.0	725	$1,149	$1.58	4d	6	1.29mi
4301 N Wall St Warr Acres, OK	3.0	1.0	747	$1,775	$2.38	20d	1	1.47mi

Listing history 24 events

1. 2026-06-18
   days on market $169,900 Active 126 DOM
2. 2026-06-17
   days on market $169,900 Active 125 DOM
3. 2026-06-16
   days on market $169,900 Active 124 DOM
4. 2026-06-15
   days on market $169,900 Active 123 DOM
5. 2026-06-13
   days on market $169,900 Active 121 DOM
6. 2026-06-13
   days on market $169,900 Active 120 DOM
7. 2026-06-09
   days on market $169,900 Active 117 DOM
8. 2026-06-08
   days on market $169,900 Active 116 DOM
9. 2026-06-07
   days on market $169,900 Active 115 DOM
10. 2026-06-03
    days on market $169,900 Active 111 DOM
11. 2026-06-02
    days on market $169,900 Active 110 DOM
12. 2026-06-01
    days on market $169,900 Active 109 DOM
13. 2026-05-31
    days on market $169,900 Active 108 DOM
14. 2026-02-27
    price $169,900
15. 2026-02-12
    listed $175,000 Active
16. 2025-12-16
    soldstatus $115,000
17. 2014-09-09
    historical
18. 2014-07-15
    listed $79,900
19. 2009-08-06
    soldstatus $67,000
20. 2009-07-03
    soldstatus $67,000 184-char remark

    Show marketing remark (184 chars)

    Quiet Bethany street, this home has new insulation, indoor utilities, new carpet, fresh paint, HVAC is only 3 years old, fans in all the bedrooms, large backward with storage building.

21. 2009-04-30
    listed $69,000 184-char remark

    Show marketing remark (184 chars)

    Quiet Bethany street, this home has new insulation, indoor utilities, new carpet, fresh paint, HVAC is only 3 years old, fans in all the bedrooms, large backward with storage building.

22. 2008-01-01
    historical
23. 2007-09-26
    listed $74,900
24. 1994-05-17
    soldstatus $36,500

ⓘ 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: $1,114 · $93/mo
• Projected year-2 tax: $1,529 · $127/mo
• Expected delta: +$415/yr (+$35/mo · 37.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°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: $12,326
• − Mortgage interest: −$9,517
• − Property taxes: −$1,114
• − Insurance: −$850
• − Repairs & maintenance: −$986
• − Management: −$986
• − Depreciation: −$4,943
• Taxable loss: −$6,069
• Est. tax savings @ 24.0%: +$1,457
• After-tax cash flow: $-1,461/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 — 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

+365.5% since first listed

11 events — show timeline

• 2026-02-27 Price Changed $169,900 MLSOK
• 2026-02-12 Listed $175,000 MLSOK
• 2025-12-16 Sold (Public Records) $115,000 Public Records
• 2014-09-09 Listing Removed — MLSOK
• 2014-07-15 Listed $79,900 MLSOK
• 2009-08-06 Sold (Public Records) $67,000 Public Records
• 2009-07-03 Sold (MLS) $67,000 MLSOK
• 2009-04-30 Listed $69,000 MLSOK
• 2008-01-01 Listing Removed — MLSOK
• 2007-09-26 Listed $74,900 MLSOK
• 1994-05-17 Sold (Public Records) $36,500 Public Records

Property tax history

+6.1%/yr

Latest (2025): $1,114 · +6.4% YoY. Source: county tax records.