4803 N Asbury Ave · Bethany, OK 73008

$90,000

3 bd · 2.0 ba · 1,104 sqft · SingleFamily public records · 92 Days on market

Built 1931 8,198 sqft lot Est $179k · 50% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• Rent growth +4.2/5.0
• Schools +3.8/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Entry only. Buyer should verify all information. Dwelling is uninhabitable and needs to be demolished. No warranties implied. As-is. Where-is. How-is.

Key facts

• 8,198 sq ft lot
• Built 1931
• Listed 92 days

Property features AI

Finance

• Financial info: Not assumable
• HOA & community: No mandatory association dues

Exterior

• Home design: Single-family residence; One level
• Construction: Frame construction; Composition roof; Slab foundation; Property listed as dilapidated
• Exterior features: No notable exterior features listed; Infill lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: No heating; No cooling
• Interior features: No fireplace; No central heating reported; No central cooling reported

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $405 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 4.5% in Bethany — 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 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.
• Bethany (suburban): math 46% / reading 45% proficiency, ranked #7 of 270 in OK (top 3%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Earl Harris Es (math 50% / reading 54%, grade C-, #34 of 845 statewide, top 5%, 761 students, 0% FRL); Bethany Hs (math 32% / reading 42%, grade F, #42 of 447 statewide, top 10%, 528 students, 0% FRL) — zoned schools average 0% FRL vs 35% district-wide (35 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $622 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 6.9% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($82k) 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.

Risks & watch-outs

• Watch-outs: built in 1931 — 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 $81,900 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1931 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.44% ✓
• Cap rate: 11.69%
• Cash-on-cash: 19.28%
• DSCR: 1.86
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $178,848
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5007 N Central Rd	0.16mi	3/2.0	1,080 (-2%)	4mo	$181,000	$168	86
4811 N Asbury Ave	0.04mi	3/2.0	1,257 (+14%)	1mo	$145,000	$115	74
6802 NW 45th St	0.16mi	3/1.0	1,034 (-6%)	8mo	$170,380	$165	71
4604 N Redmond Ave	0.34mi	3/1.0	1,079 (-2%)	12mo	$189,000	$175	66
6748 NW 52nd St	0.33mi	2/1.5 (-1)	1,003 (-9%)	1mo	$162,000	$162	62
7117 NW 45th St	0.42mi	3/1.0	1,022 (-7%)	3mo	$174,900	$171	62
4308 N Redmond Ave	0.42mi	3/1.5	1,166 (+6%)	10mo	$159,500	$137	61
4507 N Donald Ave	0.28mi	2/2.0 (-1)	1,218 (+10%)	8mo	$215,000	$177	58
4400 N Wheeler Ave	0.46mi	3/1.0	992 (-10%)	7mo	$148,200	$149	51
4505 N Wheeler Ave	0.40mi	2/1.0 (-1)	975 (-12%)	3mo	$125,000	$128	51
5213 N Dawson	0.42mi	2/1.5 (-1)	980 (-11%)	6mo	$150,000	$153	49
7123 NW 44th St	0.46mi	2/1.0 (-1)	1,000 (-9%)	11mo	$161,000	$161	45

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: 15.6%
• Equity multiple: 1.66×
• Total profit: $16,542
• Equity at exit: $13,419

10-year hold

• IRR: 27.0%
• Equity multiple: 3.83×
• Total profit: $71,358
• Equity at exit: $7,782

Cash invested: $25,200 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,295 high
• Mortgage (P&I): −$472
• Tax from tax record: −$108 /mo · $1,300/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $405

Break-even live

Break-even rent $782

Max offer price $90,000

Occupancy floor 64%

Sensitivity live

Price	-10% $456	-5% $430	+0% $405	+5% $379	+10% $354
Rent	-10% $303	-5% $354	+0% $405	+5% $456	+10% $507
Rate	-1.0pp $450	-0.5pp $428	base $405	+0.5pp $382	+1.0pp $358

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4913 N Willow Ave Unit 4913 Bethany, OK	2.0	1.0	800	$1,049	$1.31	24d	1	0.18mi
7001 NW 45th St Bethany, OK	2.0	1.0	1006	$1,175	$1.17	2d	1	0.25mi
5212 Oakwood Villas Ct Bethany, OK	3.0	2.0	1200	$1,350	$1.12	3d	1	0.26mi
5111 N Dawson Dr Bethany, OK	4.0	2.0	1451	$1,600	$1.10	24d	1	0.36mi
5107 N Hammond Ave Unit 5109D Warr Acres, OK	3.0	2.0	1300	$1,399	$1.08	24d	1	0.45mi
5107 N Hammond Ave Unit 5103B Warr Acres, OK	2.0	1.5	1050	$999	$0.95	24d	1	0.45mi
7118 NW 43rd St Bethany, OK	3.0	2.0	914	$1,250	$1.37	4d	1	0.48mi
5617 N Donald Ave Oklahoma City, OK	2.0	1.0	720	$1,045	$1.45	17d	1	0.58mi
3811 N Asbury Ave Unit B Bethany, OK	2.0	1.5	1300	$1,195	$0.92	12d	1	0.69mi
6808 NW 59th St Bethany, OK	4.0	2.0	1420	$1,500	$1.06	24d	1	0.76mi
3901 N Rockwell Ave Bethany, OK	1.0–2.0	1.0	662	$775	$1.17	12d	2	0.77mi
4500 N MacArthur Blvd Warr Acres, OK	1.0–2.0	1.0	755	$770	$1.02	3d	1	0.78mi
6909 NW 59th St Bethany, OK	3.0	1.0	925	$1,365	$1.48	24d	1	0.80mi
3803 N Redmond Ave Bethany, OK	3.0	2.0	1260	$2,100	$1.67	2d	1	0.81mi
7307 NW 38th St Bethany, OK	3.0	2.0	1200	$1,595	$1.33	24d	1	0.84mi
6905 NW 60th St Bethany, OK	4.0	1.5	1331	$1,500	$1.13	3d	1	0.95mi
3801 Franks Way Bethany, OK	2.0	2.0	1150	$1,545	$1.34	24d	1	0.96mi
5577 NW 50th St Oklahoma City, OK	1.0–2.0	1.0–2.0	725	$1,149	$1.58	3d	6	1.06mi
3717 N Street Charles St Warr Acres, OK	2.0	1.5	1047	$1,200	$1.15	24d	1	1.10mi
3707 N Street Charles St Unit 3717 Warr Acres, OK	2.0	1.5	1047	$1,200	$1.15	24d	1	1.11mi
5901 NW 34th St Oklahoma City, OK	1.0–2.0	1.0–2.0	925	$1,049	$1.13	3d	28	1.13mi
4301 N Wall St Warr Acres, OK	3.0	1.0	747	$1,775	$2.38	19d	1	1.14mi
5929 NW 62nd St Oklahoma City, OK	3.0	1.0	1103	$1,550	$1.41	3d	1	1.15mi
5304 Willow Cliff Rd Oklahoma City, OK	2.0	2.0	1060	$1,086	$1.02	4d	1	1.17mi
4401 N Ann Arbor Ave Warr Acres, OK	3.0	1.0	1216	$1,245	$1.02	24d	1	1.20mi
6100-6114 NW 32nd St Unit 117 Bethany, OK	2.0	1.5	955	$935	$0.98	15d	1	1.21mi
6100-6114 NW 32nd St Unit 224 Bethany, OK	2.0	1.0	895	$825	$0.92	24d	1	1.21mi
6100-6114 NW 32nd St Unit 124 Bethany, OK	2.0	1.0	895	$790	$0.88	24d	1	1.22mi
6100-6114 NW 32nd St Unit 129 Bethany, OK	2.0	1.0	895	$725	$0.81	24d	1	1.22mi
5811 NW 34th St Oklahoma City, OK	1.0–2.0	1.0	875	$925	$1.06	24d	1	1.22mi
6618 NW 31st St Bethany, OK	2.0	1.0	1005	$1,200	$1.19	3d	1	1.23mi
5633 Norman Rd Warr Acres, OK	3.0	2.0	1225	$1,375	$1.12	3d	1	1.25mi
5801 NW 33rd St Oklahoma City, OK	2.0	1.0	707	$875	$1.24	24d	1	1.31mi
6103 NW 63rd St Oklahoma City, OK	3.0	2.0	1300	$1,325	$1.02	3d	1	1.33mi
6916 Woodlake Dr Unit 6920 Oklahoma City, OK	3.0	2.0	1430	$1,300	$0.91	17d	1	1.35mi
6803 Woodlake Dr Oklahoma City, OK	2.0	2.0	977	$1,150	$1.18	24d	1	1.38mi
6605 Lyrewood Ln Oklahoma City, OK	2.0	2.0	1224	$1,100	$0.90	24d	1	1.39mi
7024 Woodlake Dr Oklahoma City, OK	3.0	2.0	1200	$1,450	$1.21	17d	1	1.40mi
6715 Lyrewood Ln Oklahoma City, OK	3.0	2.0	1309	$1,495	$1.14	4d	1	1.44mi
6713 Lyrewood Ln Oklahoma City, OK	3.0	2.0	1309	$1,395	$1.07	4d	1	1.44mi

Listing history 10 events

1. 2026-06-13
   days on market $90,000 Active 92 DOM
2. 2026-06-09
   days on market $90,000 Active 88 DOM
3. 2026-06-08
   days on market $90,000 Active 87 DOM
4. 2026-06-07
   days on market $90,000 Active 86 DOM
5. 2026-06-03
   days on market $90,000 Active 82 DOM
6. 2026-06-02
   days on market $90,000 Active 81 DOM
7. 2026-06-01
   days on market $90,000 Active 80 DOM
8. 2026-05-31
   days on market $90,000 Active 79 DOM
9. 2026-03-18
   status Active
10. 2026-03-11
    listed $90,000 Active

ⓘ 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: $1,300 · $108/mo
• Projected year-2 tax: $1,300 · $108/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $15,535
• − Mortgage interest: −$5,041
• − Property taxes: −$1,300
• − Insurance: −$450
• − Repairs & maintenance: −$1,243
• − Management: −$1,243
• − Depreciation: −$2,618
• Taxable income: $3,639
• Est. tax owed @ 24.0%: −$873
• After-tax cash flow: $3,985/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: Bethany
• NCES district ID: 4004110
• Math proficiency: 46% ▼ -13.00%
• Reading proficiency: 45% ▼ -6.00%
• Median HH income: $35,971
• Composite: 37.72/100
• National rank: #4356
• State rank: #7 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

2 events — show timeline

• 2026-03-18 Relisted — MLSOK
• 2026-03-11 Listed $90,000 MLSOK

Property tax history

+7.0%/yr

Latest (2025): $1,300 · +4.6% YoY. Source: county tax records.