5401 Chad Rd · Oklahoma City, OK 73135

$160,900

3 bd · 2.0 ba · 1,246 sqft · SingleFamily public records · 32 Days on market

Built 1978 7,004 sqft lot Est $151k · 7% 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 +14.3/30.0
• ARV discount +4.5/15.0
• DSCR +4.3/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this charming 3-bedroom, 2-bath brick home designed with family living in mind! One of the biggest highlights is the brand-new roof, offering peace of mind and lasting value for the next owners. Offering 1,246 square feet of comfortable space, this home welcomes you with warm touches throughout, including new flooring, cozy built-ins surrounding the fireplace, and plenty of room to gather together and make lasting memories. All bedrooms are spacious, and the primary suite features its own private bathroom with a walk-in shower for added comfort and convenience. The spacious kitchen offers abundant storage, a gas range making everyday meals, holiday baking, and busy family mo

Key facts

• Cozy built-ins
• Mature shade tree
• Brand-new roof

Tags

• BRAND-NEW ROOF
• COZY BUILT-INS
• GAS RANGE
• IRON SECURITY WINDOW
• FULLY FENCED BACKYARD
• MATURE SHADE TREE

Property features AI

Finance

• Other: Homestead not indicated; No storm shelter
• Financial info: Loan qualification allowed; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Security: No specific security features listed
• Utilities: No specific utility provider details provided
• Home design: Single family residence; Residential property; One story
• Construction: Brick and frame construction; Shingle roof; Built/existing property
• Exterior features: Open patio; Outbuildings; Interior lot

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: 3 bedrooms
• Flooring: No flooring details provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: Gas log fireplace; Seven living areas; Occupies one level; Slab foundation
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $161k.

Deal economics

• At list price, monthly cash flow is $29 ($343/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 $134k (17.0% below list).
• Recommended offer: $134k (17.0% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.7% in Oklahoma 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 80/100 on livability (#3 in OK, #1,635 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: 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 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 fast (+4.8%/yr); 89 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 32 days — a 3% lower offer ($156k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $133,564 (17.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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: 0.83% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.76%
• DSCR: 1.03
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $150,766
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5725 Evanbrook Ter	0.35mi	3/2.0	1,251 (+0%)	1mo	$155,000	$124	82
3916 SE 46th St	0.43mi	3/1.5	1,220 (-2%)	3mo	$135,000	$111	72
5201 Keith Dr	0.10mi	3/2.0	1,422 (+14%)	2mo	$175,000	$123	70
5104 N Oak Valley Rd	0.15mi	3/2.0	1,426 (+14%)	3mo	$172,000	$121	66
4500 Lunow Dr	0.59mi	3/2.0	1,289 (+4%)	2mo	$165,000	$128	65
3217 SE 56th St	0.45mi	3/1.5	1,134 (-9%)	2mo	$110,000	$97	60
3776 SE 48th Pl	0.34mi	3/2.0	1,416 (+14%)	4mo	$152,000	$107	59
4516 Lunow Dr	0.64mi	3/2.0	1,159 (-7%)	1mo	$133,600	$115	58
5004 S Briarwood Dr	0.42mi	4/1.5 (+1)	1,352 (+8%)	2mo	$160,000	$118	58
3017 SE 56th St	0.55mi	3/2.0	1,137 (-9%)	4mo	$175,000	$154	57
5024 Union Cir	0.49mi	3/2.0	1,394 (+12%)	1mo	$139,400	$100	56
4336 SE 54th St	0.49mi	3/1.0	1,060 (-15%)	5mo	$135,000	$127	44

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 · 4.76% rent growth · sell at horizon

5-year hold

• IRR: -13.3%
• Equity multiple: 0.51×
• Total profit: $-21,879
• Equity at exit: $23,991

10-year hold

• IRR: -2.0%
• Equity multiple: 0.85×
• Total profit: $-6,604
• Equity at exit: $13,912

Cash invested: $45,052 (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 73135

• Home prices YoY: -8.0%
• Rents YoY: 4.8%
• Active inventory: 89
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,336 high
• Mortgage (P&I): −$844
• Tax from tax record: −$116 /mo · $1,389/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $29

Break-even live

Break-even rent $1,299

Max offer price $160,900

Occupancy floor 93%

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: $40,225
• Closing costs: $4,827
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5609 Evanbrook Ter Oklahoma City, OK	3.0	2.0	1175	$1,395	$1.19	23d	1	0.30mi
5609 Evanbrook Ter Oklahoma City, OK	3.0	2.0	1175	$1,395	$1.19	2d	1	0.30mi
5316 S Briarwood Dr Oklahoma City, OK	3.0	2.0	980	$1,149	$1.17	23d	1	0.32mi
4917 S Karen St Oklahoma City, OK	3.0	1.5	960	$1,100	$1.15	23d	1	0.32mi
3409 Parker Dr Oklahoma City, OK	3.0	1.0	918	$1,250	$1.36	4d	1	0.33mi
3925 SE 59th St Oklahoma City, OK	2.0	1.5	993	$1,211	$1.22	21d	1	0.36mi
4215 SE 53rd St Oklahoma City, OK	1.0–2.0	1.0	769	$915	$1.19	23d	1	0.37mi
4101 SE 48th St Oklahoma City, OK	3.0	1.0	974	$1,245	$1.28	16d	1	0.37mi
3741 SE 48th Pl Oklahoma City, OK	3.0	2.0	1370	$1,225	$0.89	2d	1	0.38mi
4008 SE 47th St Oklahoma City, OK	3.0	1.5	1082	$1,145	$1.06	2d	1	0.38mi
3424 Parker Dr Oklahoma City, OK	3.0	1.0	1125	$450	$0.40	43d	1	0.38mi
5305 Brookdale St Oklahoma City, OK	3.0	2.0	1205	$1,195	$0.99	11d	1	0.39mi
4016 SE 47th St Oklahoma City, OK	3.0	1.5	1245	$1,199	$0.96	4d	1	0.39mi
4700 Clendon Way Oklahoma City, OK	3.0	2.0	1434	$1,450	$1.01	14d	1	0.40mi
5024 Brookdale St Oklahoma City, OK	3.0	1.5	1039	$1,550	$1.49	21d	1	0.40mi
3916 SE 46th St Oklahoma City, OK	3.0	1.5	1220	$1,295	$1.06	23d	1	0.41mi
4900 S Dimple Dr Oklahoma City, OK	3.0	1.5	1463	$1,025	$0.70	2d	1	0.41mi
5537 S Sunnylane Rd Oklahoma City, OK	1.0–2.0	1.0–1.5	840	$850	$1.01	2d	11	0.41mi
4220 SE 49th St Oklahoma City, OK	3.0	2.0	1223	$1,175	$0.96	23d	1	0.43mi
5012 Creekwood Ter Oklahoma City, OK	3.0	1.5	1250	$1,395	$1.12	43d	1	0.46mi
3205 SE 55th St Oklahoma City, OK	3.0	1.5	1119	$1,300	$1.16	43d	1	0.46mi
5216 Foster Dr Oklahoma City, OK	3.0	1.5	894	$995	$1.11	43d	1	0.47mi
4217 SE 48th Ter Oklahoma City, OK	3.0	1.5	1043	$1,295	$1.24	23d	1	0.49mi
4004 SE 45th Ter Oklahoma City, OK	3.0	1.0	1006	$995	$0.99	23d	1	0.52mi
3005 SE 51st St Oklahoma City, OK	2.0	1.0	842	$995	$1.18	43d	1	0.54mi
4309 SE 48th Ter Oklahoma City, OK	3.0	2.0	1458	$1,525	$1.05	1d	1	0.54mi
4104 SE 45th Ter Oklahoma City, OK	4.0	1.5	1111	$1,275	$1.15	2d	1	0.55mi
3451 SE 44th St Oklahoma City, OK	1.0–3.0	1.0–2.0	974	$950	$0.98	11d	4	0.59mi
3451 SE 44th St Unit 269 Del City, OK	2.0	1.0	924	$850	$0.92	2d	1	0.59mi
4900 Sunny Ct Oklahoma City, OK	3.0	2.0	1281	$1,600	$1.25	2d	1	0.59mi
3305 Neighbors Ln Oklahoma City, OK	3.0	1.0	945	$1,250	$1.32	2d	1	0.71mi
2908 SE 47th St Oklahoma City, OK	3.0	1.0	1100	$1,350	$1.23	2d	1	0.74mi
3224 Lazy Ln Oklahoma City, OK	3.0	2.0	1440	$1,300	$0.90	23d	1	0.81mi
4721 SE 46th St Oklahoma City, OK	3.0	2.0	1002	$1,275	$1.27	11d	1	0.89mi
2621 SE 50th St Oklahoma City, OK	3.0	1.5	1022	$1,150	$1.13	2d	1	0.92mi
4116 Overland Dr Oklahoma City, OK	3.0	2.0	1363	$1,500	$1.10	1d	1	0.94mi
4825 Eric Dr Oklahoma City, OK	3.0	2.0	1488	$1,695	$1.14	14d	1	0.99mi
2532 SE 47th St Oklahoma City, OK	4.0	1.0	1215	$1,550	$1.28	1d	1	1.00mi
4500 Cherry Hill Ln Oklahoma City, OK	2.0	1.0	850	$820	$0.96	23d	1	1.00mi
4600 Loch Ln Oklahoma City, OK	2.0	1.0	834	$1,195	$1.43	20d	1	1.05mi

Listing history 16 events

1. 2026-06-19
   status $160,900 Pending 32 DOM
2. 2026-06-18
   days on market $160,900 Active 32 DOM
3. 2026-06-17
   days on market $160,900 Active 31 DOM
4. 2026-06-16
   days on market $160,900 Active 30 DOM
5. 2026-06-15
   days on market $160,900 Active 29 DOM
6. 2026-06-13
   days on market $160,900 Active 27 DOM
7. 2026-06-13
   days on market $160,900 Active 26 DOM
8. 2026-06-09
   pricedays on market $160,900 Active 23 DOM
9. 2026-06-08
   days on market $163,900 Active 22 DOM
10. 2026-06-07
    days on market $163,900 Active 21 DOM
11. 2026-06-05
    pricedays on market $163,900 Active 18 DOM
12. 2026-06-03
    days on market $172,000 Active 17 DOM
13. 2026-06-02
    days on market $172,000 Active 16 DOM
14. 2026-06-01
    days on market $172,000 Active 15 DOM
15. 2026-05-31
    days on market $172,000 Active 14 DOM
16. 2026-05-16
    listed $172,000 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: $1,389 · $116/mo
• Projected year-2 tax: $1,448 · $121/mo
• Expected delta: +$59/yr (+$5/mo · 4.2%)

ⓘ 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 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: $16,028
• − Mortgage interest: −$9,013
• − Property taxes: −$1,389
• − Insurance: −$804
• − Repairs & maintenance: −$1,282
• − Management: −$1,282
• − Depreciation: −$4,681
• Taxable loss: −$2,424
• Est. tax savings @ 24.0%: +$582
• After-tax cash flow: $925/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 — Oklahoma City

• Score: 80/100
• State rank: #3
• US rank: #1635

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment C Housing A+ Health & safety A+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oklahoma City, OK
• County: Oklahoma County · 771,644 people
• City population: 498,656
• Metro: Oklahoma City, OK
• Population (ZIP): 22,022
• Household income: $63,478
• Rent vs Own: 44.8% rent · 55.2% own
• Severe rent burden: 1083.0

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: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: White 41% Black 25% Hispanic / Latino 19% Two or more races 15% Asian 6% Native American 2%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 83% English-only · Spanish 11% Vietnamese 3% Other Asian/Pacific 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: ▼ -20.17%
• Current HPI: 232.4241
• Rent YoY: ▲ 4.76%
• 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

1 event — show timeline

• 2026-05-16 Listed $172,000 MLSOK

Property tax history

+3.0%/yr

Latest (2025): $1,389 · +1.6% YoY. Source: county tax records.