4113 SE 43rd St · Del City, OK 73115

$125,000

3 bd · 1.0 ba · 840 sqft · SingleFamily public records · 36 Days on market

Built 1953 0.26 ac lot Est $118k · 6% 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 +21.6/30.0
• DSCR +6.9/10.0
• ARV discount +5.0/15.0
• 1% rule +4.7/10.0
• 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

Significant recent improvements make this home move-in ready and easy to love. Updates include a brand new roof, foundation repairs and reinforcement, fresh interior paint, new vinyl flooring throughout, a fully renovated bathroom, and refreshed kitchen cabinetry with modern touches. This beautifully updated home offers both comfort and peace of mind. Conveniently located near Tinker AFB, shopping, dining, and quick access to I-40, it’s perfectly positioned for everyday living and commuting. Don’t miss your chance to own a thoughtfully updated home in a prime location. If you want, I can give you a second version that leans more investor-focused or one that hits emotional storyt

Key facts

• Attached garage
• Covered carport
• Ample cabinet space

Tags

• DURABLE TILE FLOORING
• AMPLE CABINET SPACE
• GAS RANGE
• FENCED BACKYARD
• COVERED CARPORT
• ATTACHED GARAGE

Property features AI

Finance

• Other: Leased previously; currently vacant; Living area listed from assessor
• Financial info: Loan qualifying: Yes
• HOA & community: No mandatory association dues

Exterior

• Parking: Concrete parking; 1-car garage
• Utilities: No flood insurance indicated
• Home design: Single family residence; One-level property; Existing property
• Construction: Frame and masonry veneer construction; Composition roof; Slab foundation; Built previously (existing)
• Exterior features: Covered porch; Front porch; Outbuildings; Rain gutters; Interior lot

Interior

• Bedrooms: Three bedrooms
• Bathrooms: One full bathroom
• Heating & cooling: Central gas cooling
• Interior features: Five living areas; Dining area; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $190 ($2k/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 $122k (2.7% below list).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 5.9% in Del 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 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: Townsend Es (math 8% / reading 17%, grade F, #652 of 845 statewide, top 79%, 459 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 31% 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 $864 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 36 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts; this cycle's ask is 30% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $50k; list at $125k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — 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 $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — 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: 0.97% ✗
• Cap rate: 8.12%
• Cash-on-cash: 6.53%
• DSCR: 1.29
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $118,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4308 S Wofford Ave	0.37mi	3/1.5	888 (+6%)	2mo	$150,000	$169	69
4308 Sunnylane Cir	0.24mi	3/1.5	900 (+7%)	8mo	$178,000	$198	68
4428 SE 39th St	0.51mi	3/1.0	867 (+3%)	4mo	$85,000	$98	68
3401 Lazy Ln	0.50mi	3/1.0	884 (+5%)	6mo	$125,000	$141	63
4709 S Dimple Dr	0.26mi	3/1.0	960 (+14%)	8mo	$135,000	$141	58
5101 S Karen St	0.51mi	3/1.5	941 (+12%)	3mo	$75,000	$80	52
3100 Dentwood Ter	0.74mi	3/1.5	924 (+10%)	0mo	$150,000	$162	46
4317 SE 55th St	0.71mi	2/1.0 (-1)	910 (+8%)	3mo	$75,000	$82	45
3029 Dentwood Ter	0.74mi	3/1.5	926 (+10%)	7mo	$128,000	$138	40
5404 S Huddleston St	0.67mi	3/2.0	963 (+15%)	1mo	$81,500	$85	40
3205 Overland Dr	0.72mi	3/1.0	945 (+12%)	8mo	$132,500	$140	39
3101 Dentwood Ter	0.73mi	3/1.5	948 (+13%)	9mo	$143,000	$151	35

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: -8.1%
• Equity multiple: 0.71×
• Total profit: $-10,262
• Equity at exit: $18,638

10-year hold

• IRR: -0.8%
• Equity multiple: 0.95×
• Total profit: $-1,778
• Equity at exit: $10,808

Cash invested: $35,000 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,217 high
• Mortgage (P&I): −$656
• Tax from tax record: −$63 /mo · $760/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $190

Break-even live

Break-even rent $976

Max offer price $125,000

Occupancy floor 79%

Sensitivity live

Price	-10% $261	-5% $226	+0% $190	+5% $155	+10% $120
Rent	-10% $94	-5% $142	+0% $190	+5% $238	+10% $287
Rate	-1.0pp $253	-0.5pp $222	base $190	+0.5pp $158	+1.0pp $125

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4128 SE 43rd St Oklahoma City, OK	3.0	1.0	620	$1,275	$2.06	25d	1	0.07mi
4004 SE 45th Ter Oklahoma City, OK	3.0	1.0	1006	$995	$0.99	25d	1	0.14mi
4104 SE 45th Ter Oklahoma City, OK	4.0	1.5	1111	$1,275	$1.15	3d	1	0.14mi
3451 SE 44th St Oklahoma City, OK	1.0–3.0	1.0–2.0	974	$950	$0.98	13d	4	0.32mi
3451 SE 44th St Unit 269 Del City, OK	2.0	1.0	924	$850	$0.92	4d	1	0.32mi
4008 SE 47th St Oklahoma City, OK	3.0	1.5	1082	$1,145	$1.06	4d	1	0.32mi
4101 SE 48th St Oklahoma City, OK	3.0	1.0	974	$1,245	$1.28	17d	1	0.35mi
4217 SE 48th Ter Oklahoma City, OK	3.0	1.5	1043	$1,295	$1.24	25d	1	0.39mi
4917 S Karen St Oklahoma City, OK	3.0	1.5	960	$1,100	$1.15	25d	1	0.41mi
3305 Neighbors Ln Oklahoma City, OK	3.0	1.0	945	$1,250	$1.32	4d	1	0.54mi
4721 SE 46th St Oklahoma City, OK	3.0	2.0	1002	$1,275	$1.27	13d	1	0.65mi
4215 SE 53rd St Oklahoma City, OK	1.0–2.0	1.0	769	$915	$1.19	25d	1	0.66mi
4600 Loch Ln Oklahoma City, OK	2.0	1.0	834	$1,195	$1.43	22d	1	0.67mi
4500 Cherry Hill Ln Oklahoma City, OK	2.0	1.0	850	$820	$0.96	25d	1	0.68mi
4702 Loch Ln Unit 4309 Oklahoma City, OK	2.0	1.0	950	$1,200	$1.26	6d	1	0.74mi
5024 Brookdale St Oklahoma City, OK	3.0	1.5	1039	$1,550	$1.49	23d	1	0.78mi
5537 S Sunnylane Rd Oklahoma City, OK	1.0–2.0	1.0–1.5	840	$850	$1.01	4d	11	0.80mi
5316 S Briarwood Dr Oklahoma City, OK	3.0	2.0	980	$1,149	$1.17	25d	1	0.89mi
2908 SE 47th St Oklahoma City, OK	3.0	1.0	1100	$1,350	$1.23	4d	1	0.95mi
5216 Foster Dr Oklahoma City, OK	3.0	1.5	894	$995	$1.11	45d	1	0.96mi
3005 SE 51st St Oklahoma City, OK	2.0	1.0	842	$995	$1.18	45d	1	0.97mi
3409 Parker Dr Oklahoma City, OK	3.0	1.0	918	$1,250	$1.36	5d	1	0.97mi
3925 SE 59th St Oklahoma City, OK	2.0	1.5	993	$1,211	$1.22	23d	1	1.00mi
3424 Parker Dr Oklahoma City, OK	3.0	1.0	1125	$450	$0.40	45d	1	1.03mi
3205 SE 55th St Oklahoma City, OK	3.0	1.5	1119	$1,300	$1.16	45d	1	1.05mi
4741 Ridgeway Dr Oklahoma City, OK	2.0	1.0	615	$850	$1.38	4d	7	1.12mi
4650 SE 29th St Del City, OK	2.0	1.0	1100	$900	$0.82	25d	1	1.12mi
3812 SE 25th St Del City, OK	3.0	1.0	1044	$1,050	$1.01	25d	1	1.14mi
4613 SE 28th St Del City, OK	3.0	1.0	1056	$1,255	$1.19	3d	1	1.17mi
4613 SE 27th St Oklahoma City, OK	2.0	1.0	768	$1,050	$1.37	25d	1	1.22mi
2621 SE 50th St Oklahoma City, OK	3.0	1.5	1022	$1,150	$1.13	3d	1	1.23mi
4814 Kristie Dr Oklahoma City, OK	2.0	1.0	825	$895	$1.08	25d	1	1.36mi
2333 Becker Pl Del City, OK	3.0	1.0	972	$1,025	$1.05	23d	1	1.37mi
4769 SE 27th St Oklahoma City, OK	3.0	1.0	1000	$1,300	$1.30	25d	1	1.37mi
3224 SE 24th St Oklahoma City, OK	3.0	1.0	1122	$1,195	$1.07	6d	1	1.37mi
2312 Mustang St Oklahoma City, OK	3.0	1.5	912	$1,100	$1.21	12d	1	1.40mi
4909 Cinderella Dr Oklahoma City, OK	3.0	2.0	1113	$1,150	$1.03	4d	1	1.40mi
5707 SE 48th St Oklahoma City, OK	1.0–3.0	1.0–2.0	899	$1,363	$1.52	3d	6	1.40mi
4816 S Fairmont Ave Oklahoma City, OK	3.0	2.0	1091	$1,275	$1.17	25d	1	1.41mi
3900 Mallard Dr Oklahoma City, OK	3.0	1.0	960	$975	$1.02	17d	1	1.43mi

Listing history 14 events

1. 2026-06-21
   days on market $125,000 Active 36 DOM
2. 2026-06-18
   days on market $125,000 Active 33 DOM
3. 2026-06-17
   days on market $125,000 Active 32 DOM
4. 2026-06-16
   days on market $125,000 Active 31 DOM
5. 2026-06-15
   days on market $125,000 Active 30 DOM
6. 2026-06-13
   days on market $125,000 Active 28 DOM
7. 2026-06-13
   days on market $125,000 Active 27 DOM
8. 2026-06-09
   days on market $125,000 Active 24 DOM
9. 2026-06-08
   days on market $125,000 Active 23 DOM
10. 2026-06-07
    days on market $125,000 Active 22 DOM
11. 2026-06-05
    days on market $125,000 Active 19 DOM
12. 2026-06-03
    days on market $125,000 Active 18 DOM
13. 2026-06-02
    remarks 687-char remark
14. 2026-06-02
    listed $125,000 Active 17 DOM

ⓘ 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: $760 · $63/mo
• Projected year-2 tax: $1,125 · $94/mo
• Expected delta: +$365/yr (+$30/mo · 48.1%)

ⓘ 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 5/10 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: $14,602
• − Mortgage interest: −$7,002
• − Property taxes: −$760
• − Insurance: −$625
• − Repairs & maintenance: −$1,168
• − Management: −$1,168
• − Depreciation: −$3,636
• Taxable income: $243
• Est. tax owed @ 24.0%: −$58
• After-tax cash flow: $2,226/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

+150.0% since first listed

12 events — show timeline

• 2026-06-02 Relisted — MLSOK
• 2026-05-19 Price Changed $125,000 MLSOK
• 2026-05-17 Relisted — MLSOK
• 2026-04-21 Relisted — MLSOK
• 2026-03-30 Relisted — MLSOK
• 2026-03-24 Relisted — MLSOK
• 2026-03-02 Relisted — MLSOK
• 2026-02-02 Relisted — MLSOK
• 2025-09-28 Pending — MLSOK
• 2025-09-19 Listed $96,000 MLSOK
• 2022-12-04 Rental Removed — RENT.
• 2020-09-21 Sold (Public Records) $50,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $760 · +2.8% YoY. Source: county tax records.