2201 Doris Ave · Del City, OK 73115

$85,000

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 5 Days on market

Built 1948 6,625 sqft lot Est $114k · 26% 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 +8.7/10.0
• 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 MLS

Close to everything whether it's school or work this cute little 3 bedroom, on a spacious corner lot, is within close distance. Minutes away from Tinker, or downtown Oklahoma City. Schedule your showing as this one won't last long.

Key facts

• 6,625 sq ft lot
• Garage
• Built 1948

Property features AI

Finance

• Other: Lender approval / Short Sale may affect sale conditions; Occupied; Directions available from S. Sunnylane Rd to SE 22nd St to Doris Ave
• Financial info: Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Utilities: No storm shelter
• Home design: Single family residence; One story; Residential property; Located in Epperly Heights Subdivision; Homestead eligible
• Construction: Shingle roof; Other construction materials; Built (existing)
• Exterior features: Corner lot; No additional exterior features listed

Interior

• Kitchen: Range (2-burner?)
• Bedrooms: 3 bedrooms (single-level)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Other heating; Other cooling
• Interior features: One living area; No fireplace; Existing property
• Laundry & utility: Conventional foundation

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $345 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Cap rate 11.2% 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: Del City Es (math 8% / reading 12%, grade F, #711 of 845 statewide, top 87%, 523 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); 119 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 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 $588 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 + 1.3% rent growth), your $24k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 22y ago; this cycle's ask has dropped $40k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1948 — 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 $85,000

Questions for the listing agent

1. Built in 1948 — 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. 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.
6. 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.
7. 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: 1.37% ✓
• Cap rate: 11.16%
• Cash-on-cash: 17.37%
• DSCR: 1.77
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $114,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4008 Pine Ave	0.17mi	3/1.0	1,026 (+7%)	2mo	$77,500	$76	79
4036 Pine Ave	0.13mi	3/1.0	834 (-13%)	2mo	$70,000	$84	70
1736 Cherry Ln	0.50mi	3/1.0	1,025 (+7%)	0mo	$102,900	$100	65
4620 SE 21st St	0.39mi	3/1.0	1,058 (+10%)	1mo	$110,000	$104	64
4804 Park Vista Dr	0.74mi	3/1.0	979 (+2%)	1mo	$139,000	$142	61
4624 SE 22nd St	0.44mi	3/1.0	1,071 (+12%)	1mo	$130,000	$121	60
4620 SE 27th St	0.54mi	2/1.0 (-1)	1,017 (+6%)	0mo	$100,000	$98	60
4605 SE 20th St	0.37mi	2/1.0 (-1)	1,055 (+10%)	2mo	$143,000	$136	60
4404 SE 13th St	0.63mi	3/1.0	1,026 (+7%)	2mo	$151,000	$147	58
4608 SE 23rd St	0.38mi	2/1.0 (-1)	825 (-14%)	1mo	$90,000	$109	52
4745 SE 25th St	0.62mi	3/2.0	1,065 (+11%)	0mo	$126,500	$119	49
2512 S Glenn Ave	0.64mi	3/1.0	836 (-13%)	1mo	$135,000	$161	48

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: 6.8%
• Equity multiple: 1.26×
• Total profit: $6,180
• Equity at exit: $12,674

10-year hold

• IRR: 14.6%
• Equity multiple: 2.08×
• Total profit: $25,749
• Equity at exit: $7,349

Cash invested: $23,800 (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: 119
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,163 high
• Mortgage (P&I): −$446
• Tax from tax record: −$93 /mo · $1,113/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $345

Break-even live

Break-even rent $726

Max offer price $85,000

Occupancy floor 65%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3932 Mallard Dr Oklahoma City, OK	3.0	1.0	958	$950	$0.99	2d	1	0.15mi
3900 Mallard Dr Oklahoma City, OK	3.0	1.0	960	$975	$1.02	16d	1	0.23mi
3928 Teal Dr Oklahoma City, OK	3.0	1.0	1033	$1,200	$1.16	17d	1	0.28mi
1608 Breckenridge Dr Del City, OK	2.0	1.0	820	$1,050	$1.28	2d	1	0.34mi
3812 SE 25th St Del City, OK	3.0	1.0	1044	$1,050	$1.01	23d	1	0.44mi
1700 Karen Dr Oklahoma City, OK	2.0	1.0	748	$950	$1.27	23d	1	0.46mi
4613 SE 27th St Oklahoma City, OK	2.0	1.0	768	$1,050	$1.37	23d	1	0.51mi
4713 SE 23rd St Oklahoma City, OK	3.0	1.0	750	$1,095	$1.46	23d	1	0.52mi
4613 SE 28th St Del City, OK	3.0	1.0	1056	$1,255	$1.19	2d	1	0.55mi
3628 Firethorn Dr Oklahoma City, OK	3.0	1.0	968	$995	$1.03	23d	1	0.58mi
1321 Mallard Dr Oklahoma City, OK	3.0	1.0	920	$1,288	$1.40	23d	1	0.61mi
2312 Mustang St Oklahoma City, OK	3.0	1.5	912	$1,100	$1.21	10d	1	0.62mi
4772 SE 23rd St Oklahoma City, OK	3.0	1.0	1044	$1,300	$1.25	2d	1	0.66mi
4765 SE 25th St Oklahoma City, OK	2.0	1.0	864	$895	$1.04	4d	1	0.67mi
4650 SE 29th St Del City, OK	2.0	1.0	1100	$900	$0.82	23d	1	0.68mi
2333 Becker Pl Del City, OK	3.0	1.0	972	$1,025	$1.05	21d	1	0.71mi
4769 SE 27th St Oklahoma City, OK	3.0	1.0	1000	$1,300	$1.30	23d	1	0.73mi
4340 Woodedge Dr Oklahoma City, OK	3.0	1.0	1026	$1,250	$1.22	2d	1	0.74mi
3204 SE 19th St Oklahoma City, OK	2.0	1.0	822	$1,100	$1.34	4d	1	0.78mi
4741 Ridgeway Dr Oklahoma City, OK	2.0	1.0	615	$850	$1.38	2d	7	0.80mi
4625 Tinker Diagonal Oklahoma City, OK	2.0	2.0	900	$1,050	$1.17	11d	1	0.81mi
3107 SE 21st St Oklahoma City, OK	2.0	1.0	720	$900	$1.25	3d	1	0.87mi
1424 Tanglewood Dr Oklahoma City, OK	3.0	1.0	968	$1,145	$1.18	2d	1	0.91mi
1401 Hampton Dr Oklahoma City, OK	4.0	1.5	1032	$1,150	$1.11	4d	1	0.93mi
3224 SE 24th St Oklahoma City, OK	3.0	1.0	1122	$1,195	$1.07	4d	1	0.94mi
4814 Kristie Dr Oklahoma City, OK	2.0	1.0	825	$895	$1.08	23d	1	1.07mi
4128 SE 43rd St Oklahoma City, OK	3.0	1.0	620	$1,275	$2.06	23d	1	1.41mi

Listing history 14 events

1. 2026-05-17
   status Pending
2. 2026-05-11
   price $85,000
3. 2026-05-11
   status Active
4. 2026-05-08
   status Pending
5. 2026-04-21
   listed $125,000 Active
6. 2025-05-01
   historical $1,095
7. 2025-04-17
   listed $1,095
8. 2021-11-08
   soldstatus $79,500
9. 2021-11-05
   soldstatus $79,500 Sold 232-char remark

   Show marketing remark (232 chars)

   Close to everything whether it's school or work this cute little 3 bedroom, on a spacious corner lot, is within close distance. Minutes away from Tinker, or downtown Oklahoma City. Schedule your showing as this one won't last long.

10. 2021-09-28
    status Pending 232-char remark

    Show marketing remark (232 chars)

    Close to everything whether it's school or work this cute little 3 bedroom, on a spacious corner lot, is within close distance. Minutes away from Tinker, or downtown Oklahoma City. Schedule your showing as this one won't last long.

11. 2021-09-24
    listed $89,500 Active 232-char remark

    Show marketing remark (232 chars)

    Close to everything whether it's school or work this cute little 3 bedroom, on a spacious corner lot, is within close distance. Minutes away from Tinker, or downtown Oklahoma City. Schedule your showing as this one won't last long.

12. 2004-06-02
    soldstatus $48,000
13. 2004-05-28
    soldstatus $48,000 191-char remark

    Show marketing remark (191 chars)

    GREAT AREA IN WELL ESTABLISHED NEIGHBOORHOOD CLOSE TO SCHOOLS & SHOPPING. EASY ACCES TO TINKER, GM, OR ROSE STATE!!! HARDWOOD FLOORS THROUGHOUT, STORAGE BLDG, CHAIN LINK FENCED BACK YARD.

14. 2004-03-16
    listed $42,900 191-char remark

    Show marketing remark (191 chars)

    GREAT AREA IN WELL ESTABLISHED NEIGHBOORHOOD CLOSE TO SCHOOLS & SHOPPING. EASY ACCES TO TINKER, GM, OR ROSE STATE!!! HARDWOOD FLOORS THROUGHOUT, STORAGE BLDG, CHAIN LINK FENCED BACK YARD.

ⓘ 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: $1,113 · $93/mo
• Projected year-2 tax: $1,113 · $93/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 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: $13,952
• − Mortgage interest: −$4,761
• − Property taxes: −$1,113
• − Insurance: −$425
• − Repairs & maintenance: −$1,116
• − Management: −$1,116
• − Depreciation: −$2,473
• Taxable income: $2,947
• Est. tax owed @ 24.0%: −$707
• After-tax cash flow: $3,427/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

+98.1% since first listed

14 events — show timeline

• 2026-05-17 Pending — MLSOK
• 2026-05-11 Price Changed $85,000 MLSOK
• 2026-05-11 Relisted — MLSOK
• 2026-05-08 Pending — MLSOK
• 2026-04-21 Listed $125,000 MLSOK
• 2025-05-01 Rental Removed $1,095 MLSOK
• 2025-04-17 Listed for Rent $1,095 MLSOK
• 2021-11-08 Sold (Public Records) $79,500 Public Records
• 2021-11-05 Sold (MLS) $79,500 MLSOK
• 2021-09-28 Pending — MLSOK
• 2021-09-24 Listed $89,500 MLSOK
• 2004-06-02 Sold (Public Records) $48,000 Public Records
• 2004-05-28 Sold (MLS) $48,000 MLSOK
• 2004-03-16 Listed $42,900 MLSOK

Property tax history

+5.9%/yr

Latest (2025): $1,113 · +2.8% YoY. Source: county tax records.