4764 SE 23rd St · Del City, OK 73115

$139,900

3 bd · 1.0 ba · 1,030 sqft · SingleFamily public records · 39 Days on market

Built 1950 7,501 sqft lot Est $140k · 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 +17.2/30.0
• ARV discount +7.6/15.0
• DSCR +5.4/10.0
• 1% rule +3.8/10.0
• 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 MLS

Home has lots of space..large second living area in back. Kitchen is nice size and has an indoor laundry area, Garage is converted to give a 3rd bedroom. There is a carport and a shed out back. Large back patio Buyer to verify all information including schools.

Key facts

• Indoor laundry area
• Great location
• Filled with windows

Tags

• GREAT LOCATION
• QUICK ACCESS TO I-40
• SPACIOUS SECOND LIVING AREA
• FILLED WITH WINDOWS
• INDOOR LAUNDRY AREA
• COVERED PATIO

Property features AI

Finance

• Other: Homestead exempt; Vacant and available; Smoke alarm installed
• Financial info: Loan financing available; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: Concrete parking surface
• Utilities: Cable available; Electricity available; Natural gas available; High-speed internet available; Public utilities
• Home design: Single-family residence; One-level; North-facing; Existing property
• Construction: Frame construction with vinyl siding; Composition roof (roof replaced/installed 2019); Slab foundation
• Exterior features: Covered patio; Covered porch; Rain gutters; Chain link fence; Interior lot; Below-ground outdoor storm shelter

Interior

• Kitchen: Free-standing electric range/oven; Dishwasher
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating
• Interior features: Ceiling fans; In-law plan; Disposal; Water heater
• Laundry & utility: Washer/dryer hookup (utility details not specified)

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 $99 ($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 $123k (11.8% below list).
• Recommended offer: $123k (11.8% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 5.9% in Del City — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Del City Es (math 8% / reading 12%, grade F, #711 of 845 statewide, top 87%, 523 students, 0% FRL); Del City Ms (math 4% / reading 11%, grade F, #306 of 345 statewide, top 90%, 925 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); 121 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 5,365 units permitted in Oklahoma County in 2024 (569 in 5+ unit buildings).
• This rent runs 32% 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 $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

• It's been on market 39 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y 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 $59k; list at $140k implies a 137% gain — meaningful room to come down on a strong offer.

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 $123,343 (11.8% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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: 0.88% ✗
• Cap rate: 7.14%
• Cash-on-cash: 3.04%
• DSCR: 1.14
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $140,080
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4745 SE 25th St	0.12mi	3/2.0	1,065 (+3%)	0mo	$126,500	$119	85
4624 SE 22nd St	0.21mi	3/1.0	1,071 (+4%)	1mo	$130,000	$121	83
4804 Park Vista Dr	0.19mi	3/1.0	979 (-5%)	1mo	$139,000	$142	82
4620 SE 21st St	0.29mi	3/1.0	1,058 (+3%)	1mo	$110,000	$104	82
4620 SE 27th St	0.34mi	2/1.0 (-1)	1,017 (-1%)	0mo	$100,000	$98	77
4605 SE 20th St	0.37mi	2/1.0 (-1)	1,055 (+2%)	2mo	$143,000	$136	72
4609 SE 22nd St	0.28mi	3/1.0	1,107 (+8%)	3mo	$155,000	$140	72
4753 SE 19th St	0.29mi	3/1.0	913 (-11%)	4mo	$115,000	$126	64
4809 S Park Vista Dr	0.17mi	4/1.5 (+1)	1,164 (+13%)	0mo	$175,000	$150	63
4341 SE 16th St	0.74mi	3/1.0	1,044 (+1%)	3mo	$95,000	$91	61
4732 Elmview Dr	0.58mi	3/1.5	962 (-7%)	0mo	$155,000	$161	60
4813 Elmview Dr	0.59mi	3/2.0	1,096 (+6%)	3mo	$179,900	$164	55

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: -13.3%
• Equity multiple: 0.53×
• Total profit: $-18,508
• Equity at exit: $20,860

10-year hold

• IRR: -7.2%
• Equity multiple: 0.58×
• Total profit: $-16,540
• 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: 121
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,233 high
• Mortgage (P&I): −$734
• Tax from tax record: −$83 /mo · $998/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $99

Break-even live

Break-even rent $1,108

Max offer price $139,900

Occupancy floor 87%

Sensitivity live

Price	-10% $178	-5% $139	+0% $99	+5% $60	+10% $20
Rent	-10% $2	-5% $51	+0% $99	+5% $148	+10% $197
Rate	-1.0pp $170	-0.5pp $135	base $99	+0.5pp $63	+1.0pp $26

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4772 SE 23rd St Oklahoma City, OK	3.0	1.0	1044	$1,300	$1.25	4d	1	0.04mi
4713 SE 23rd St Oklahoma City, OK	3.0	1.0	750	$1,095	$1.46	25d	1	0.10mi
4765 SE 25th St Oklahoma City, OK	2.0	1.0	864	$895	$1.04	6d	1	0.12mi
4769 SE 27th St Oklahoma City, OK	3.0	1.0	1000	$1,300	$1.30	25d	1	0.26mi
4722 SE 27th St Oklahoma City, OK	3.0	2.0	1130	$1,175	$1.04	25d	1	0.29mi
4628 SE 27th St Oklahoma City, OK	4.0	1.0	1432	$1,225	$0.86	3d	1	0.33mi
4613 SE 27th St Oklahoma City, OK	2.0	1.0	768	$1,050	$1.37	25d	1	0.34mi
4613 SE 28th St Del City, OK	3.0	1.0	1056	$1,255	$1.19	3d	1	0.39mi
4650 SE 29th St Del City, OK	2.0	1.0	1100	$900	$0.82	25d	1	0.45mi
4638 SE 29th St Del City, OK	2.0	1.0	1250	$1,300	$1.04	25d	1	0.46mi
4741 Ridgeway Dr Oklahoma City, OK	2.0	1.0	615	$850	$1.38	4d	7	0.51mi
4814 Kristie Dr Oklahoma City, OK	2.0	1.0	825	$895	$1.08	25d	1	0.59mi
809 Markdrive Delcity Del City, OK	3.0	1.5	1250	$1,250	$1.00	25d	1	0.62mi
4625 Tinker Diagonal Oklahoma City, OK	2.0	2.0	900	$1,050	$1.17	13d	1	0.69mi
4625 Tinker Diagonal Oklahoma City, OK	3.0	3.0	1400	$1,300	$0.93	19d	1	0.69mi
3932 Mallard Dr Oklahoma City, OK	3.0	1.0	958	$950	$0.99	4d	1	0.78mi
3928 Teal Dr Oklahoma City, OK	3.0	1.0	1033	$1,200	$1.16	19d	1	0.83mi
1608 Breckenridge Dr Del City, OK	2.0	1.0	820	$1,050	$1.28	4d	1	0.85mi
3900 Mallard Dr Oklahoma City, OK	3.0	1.0	960	$975	$1.02	18d	1	0.85mi
3901 Pine Ave Oklahoma City, OK	3.0	2.0	1180	$1,195	$1.01	4d	1	0.87mi
1700 Karen Dr Oklahoma City, OK	2.0	1.0	748	$950	$1.27	25d	1	0.87mi
1817 Breckenridge Dr Del City, OK	3.0	2.0	1155	$1,295	$1.12	25d	1	0.90mi
1817 Breckenridge Dr Del City, OK	3.0	2.0	1155	$1,295	$1.12	4d	1	0.90mi
4340 Woodedge Dr Oklahoma City, OK	3.0	1.0	1026	$1,250	$1.22	4d	1	0.95mi
3812 SE 25th St Del City, OK	3.0	1.0	1044	$1,050	$1.01	25d	1	1.00mi
4812 Gina Pl Oklahoma City, OK	3.0	1.5	1138	$1,100	$0.97	25d	1	1.03mi
1904 Cherry Ln Del City, OK	4.0	1.0	1277	$1,025	$0.80	4d	1	1.08mi
1841 Cherry Ln Del City, OK	3.0	1.0	1200	$1,200	$1.00	25d	1	1.09mi
4010 SE 14th Pl Del City, OK	3.0	2.0	1500	$1,295	$0.86	25d	1	1.10mi
3628 Firethorn Dr Oklahoma City, OK	3.0	1.0	968	$995	$1.03	25d	1	1.14mi
1321 Mallard Dr Oklahoma City, OK	3.0	1.0	920	$1,288	$1.40	25d	1	1.20mi
423 W Douglas Dr Oklahoma City, OK	3.0	1.0	1014	$1,095	$1.08	23d	1	1.20mi
3920 SE 14th St Del City, OK	3.0	2.0	1161	$1,295	$1.12	25d	1	1.22mi
6608 SE 15th St Oklahoma City, OK	3.0	2.0	1103	$1,425	$1.29	23d	1	1.24mi
2312 Mustang St Oklahoma City, OK	3.0	1.5	912	$1,100	$1.21	12d	1	1.24mi
3939 SE 14th Pl Del City, OK	3.0	2.0	1134	$1,395	$1.23	6d	1	1.24mi
3939 SE 14th Pl Del City, OK	3.0	2.0	1134	$1,395	$1.23	25d	1	1.24mi
4700 SE 42nd St Oklahoma City, OK	3.0	2.0	1130	$1,400	$1.24	25d	1	1.24mi
6001 SE 8th St Oklahoma City, OK	3.0	2.0	1435	$1,900	$1.32	3d	1	1.27mi
407 W Fairchild Dr Oklahoma City, OK	3.0	1.0	1062	$1,045	$0.98	4d	1	1.30mi

Listing history 26 events

1. 2026-06-21
   days on market $139,900 Active 39 DOM
2. 2026-06-18
   days on market $139,900 Active 36 DOM
3. 2026-06-17
   days on market $139,900 Active 35 DOM
4. 2026-06-16
   days on market $139,900 Active 34 DOM
5. 2026-06-15
   days on market $139,900 Active 33 DOM
6. 2026-06-13
   days on market $139,900 Active 31 DOM
7. 2026-06-13
   days on market $139,900 Active 30 DOM
8. 2026-06-09
   days on market $139,900 Active 27 DOM
9. 2026-06-08
   days on market $139,900 Active 26 DOM
10. 2026-06-07
    days on market $139,900 Active 25 DOM
11. 2026-06-05
    days on market $139,900 Active 22 DOM
12. 2026-06-03
    days on market $139,900 Active 21 DOM
13. 2026-06-02
    days on market $139,900 Active 20 DOM
14. 2026-06-01
    days on market $139,900 Active 19 DOM
15. 2026-05-31
    days on market $139,900 Active 18 DOM
16. 2026-05-13
    listed $139,900 Active
17. 2019-04-30
    soldstatus $59,000
18. 2019-04-24
    soldstatus $59,000 Sold 264-char remark

    Show marketing remark (264 chars)

    Home has lots of space..large second living area in back. Kitchen is nice size and has an indoor laundry area, Garage is converted to give a 3rd bedroom. There is a carport and a shed out back. Large back patio Buyer to verify all information including schools.

19. 2019-04-08
    status Pending 264-char remark

    Show marketing remark (264 chars)

    Home has lots of space..large second living area in back. Kitchen is nice size and has an indoor laundry area, Garage is converted to give a 3rd bedroom. There is a carport and a shed out back. Large back patio Buyer to verify all information including schools.

20. 2019-04-01
    listed $65,000 Active 264-char remark

    Show marketing remark (264 chars)

    Home has lots of space..large second living area in back. Kitchen is nice size and has an indoor laundry area, Garage is converted to give a 3rd bedroom. There is a carport and a shed out back. Large back patio Buyer to verify all information including schools.

21. 2009-04-27
    soldstatus $39,000 300-char remark

    Show marketing remark (300 chars)

    Foreclosure!! Must have proof of funds or pre-approval letter from local Countrywide Branch with all offers. CHL will offer buyer free credit report and appraisal if loan is closed with CHL. Nice solid home in Del City. Easy to show. Make offer. Property is owned by VA. VA will not pay for TI

22. 2009-01-07
    listed $41,900 300-char remark

    Show marketing remark (300 chars)

    Foreclosure!! Must have proof of funds or pre-approval letter from local Countrywide Branch with all offers. CHL will offer buyer free credit report and appraisal if loan is closed with CHL. Nice solid home in Del City. Easy to show. Make offer. Property is owned by VA. VA will not pay for TI

23. 2008-10-14
    historical
24. 2008-04-30
    listed $43,150
25. 1999-03-03
    soldstatus $44,500
26. 1986-08-04
    soldstatus $32,100

ⓘ 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: $998 · $83/mo
• Projected year-2 tax: $1,259 · $105/mo
• Expected delta: +$261/yr (+$22/mo · 26.1%)

ⓘ 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 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,801
• − Mortgage interest: −$7,837
• − Property taxes: −$998
• − Insurance: −$700
• − Repairs & maintenance: −$1,184
• − Management: −$1,184
• − Depreciation: −$4,070
• Taxable loss: −$1,171
• Est. tax savings @ 24.0%: +$281
• After-tax cash flow: $1,472/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

+335.8% since first listed

11 events — show timeline

• 2026-05-13 Listed $139,900 MLSOK
• 2019-04-30 Sold (Public Records) $59,000 Public Records
• 2019-04-24 Sold (MLS) $59,000 MLSOK
• 2019-04-08 Pending — MLSOK
• 2019-04-01 Listed $65,000 MLSOK
• 2009-04-27 Sold (MLS) $39,000 MLSOK
• 2009-01-07 Listed $41,900 MLSOK
• 2008-10-14 Listing Removed — MLSOK
• 2008-04-30 Listed $43,150 MLSOK
• 1999-03-03 Sold (Public Records) $44,500 Public Records
• 1986-08-04 Sold (Public Records) $32,100 Public Records

Property tax history

+2.7%/yr

Latest (2025): $998 · +2.8% YoY. Source: county tax records.