4620 SE 27th St · Del City, OK 73115

$105,000

2 bd · 1.0 ba · 1,017 sqft · SingleFamily public records · 4 Days on market

Built 1947 9,975 sqft lot Est $138k · 24% under

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Why this score? — see what drove the C+ 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 +25.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +6.0/10.0
• 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

Solid investment opportunity in Del City with strong upside potential. Located in an established neighborhood near Tinker AFB with convenient access to major highways, shopping, and employment centers. Property is well suited for a rental, light value-add, or long-term hold. Functional layout and lot provide flexibility for improvements to increase value and cash flow. Area supports consistent rental demand, making this a strong addition to an investor portfolio. Great opportunity for investors seeking a straightforward deal in a high-demand location.

Key facts

• Functional layout
• High-demand location
• 9,975 sq ft lot

Tags

• ESTABLISHED NEIGHBORHOOD
• FUNCTIONAL LAYOUT
• HIGH-DEMAND LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $234 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Cap rate 9.0% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $726 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.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1947 — 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 $105,000

Questions for the listing agent

1. Built in 1947 — 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: 1.10% ✓
• Cap rate: 8.97%
• Cash-on-cash: 9.55%
• DSCR: 1.42
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $138,312
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4620 SE 27th St	0.00mi	2/1.0	1,017 (0%)	0mo	$100,000	$98	100
4804 Park Vista Dr	0.28mi	3/1.0 (+1)	979 (-4%)	1mo	$139,000	$142	75
4745 SE 25th St	0.23mi	3/2.0 (+1)	1,065 (+5%)	0mo	$126,500	$119	72
4624 SE 22nd St	0.33mi	3/1.0 (+1)	1,071 (+5%)	1mo	$130,000	$121	70
4605 SE 20th St	0.50mi	2/1.0	1,055 (+4%)	2mo	$143,000	$136	69
4620 SE 21st St	0.40mi	3/1.0 (+1)	1,058 (+4%)	1mo	$110,000	$104	69
4732 Elmview Dr	0.35mi	3/1.5 (+1)	962 (-5%)	0mo	$155,000	$161	68
4617 SE 38th St	0.66mi	3/1.5 (+1)	1,012 (-0%)	0mo	$159,000	$157	61
4729 Meench Dr	0.65mi	3/1.5 (+1)	1,027 (+1%)	1mo	$135,000	$131	60
4008 Pine Ave	0.70mi	3/1.0 (+1)	1,026 (+1%)	2mo	$77,500	$76	59
4720 Meench Dr	0.67mi	3/1.5 (+1)	981 (-4%)	0mo	$140,000	$143	56
4813 Elmview Dr	0.51mi	3/2.0 (+1)	1,096 (+8%)	3mo	$179,900	$164	52

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: -3.8%
• Equity multiple: 0.86×
• Total profit: $-4,115
• Equity at exit: $15,656

10-year hold

• IRR: 3.9%
• Equity multiple: 1.26×
• Total profit: $7,664
• Equity at exit: $9,078

Cash invested: $29,400 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,159 high
• Mortgage (P&I): −$551
• Tax from tax record: −$87 /mo · $1,047/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $234

Break-even live

Break-even rent $863

Max offer price $105,000

Occupancy floor 75%

Sensitivity live

Price	-10% $293	-5% $264	+0% $234	+5% $204	+10% $175
Rent	-10% $142	-5% $188	+0% $234	+5% $280	+10% $326
Rate	-1.0pp $287	-0.5pp $261	base $234	+0.5pp $207	+1.0pp $179

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4613 SE 27th St Oklahoma City, OK	2.0	1.0	768	$1,050	$1.37	24d	1	0.02mi
4613 SE 28th St Del City, OK	3.0	1.0	1056	$1,255	$1.19	2d	1	0.04mi
4722 SE 27th St Oklahoma City, OK	3.0	2.0	1130	$1,175	$1.04	24d	1	0.15mi
4638 SE 29th St Del City, OK	2.0	1.0	1250	$1,300	$1.04	24d	1	0.16mi
4650 SE 29th St Del City, OK	2.0	1.0	1100	$900	$0.82	24d	1	0.17mi
4769 SE 27th St Oklahoma City, OK	3.0	1.0	1000	$1,300	$1.30	24d	1	0.26mi
4741 Ridgeway Dr Oklahoma City, OK	2.0	1.0	615	$850	$1.38	3d	7	0.28mi
4765 SE 25th St Oklahoma City, OK	2.0	1.0	864	$895	$1.04	5d	1	0.29mi
4713 SE 23rd St Oklahoma City, OK	3.0	1.0	750	$1,095	$1.46	24d	1	0.31mi
4772 SE 23rd St Oklahoma City, OK	3.0	1.0	1044	$1,300	$1.25	3d	1	0.37mi
809 Markdrive Delcity Del City, OK	3.0	1.5	1250	$1,250	$1.00	24d	1	0.52mi
4814 Kristie Dr Oklahoma City, OK	2.0	1.0	825	$895	$1.08	24d	1	0.55mi
3932 Mallard Dr Oklahoma City, OK	3.0	1.0	958	$950	$0.99	3d	1	0.67mi
3900 Mallard Dr Oklahoma City, OK	3.0	1.0	960	$975	$1.02	16d	1	0.73mi
3812 SE 25th St Del City, OK	3.0	1.0	1044	$1,050	$1.01	24d	1	0.77mi
3901 Pine Ave Oklahoma City, OK	3.0	2.0	1180	$1,195	$1.01	3d	1	0.79mi
3928 Teal Dr Oklahoma City, OK	3.0	1.0	1033	$1,200	$1.16	17d	1	0.80mi
1817 Breckenridge Dr Del City, OK	3.0	2.0	1155	$1,295	$1.12	24d	1	0.84mi
1817 Breckenridge Dr Del City, OK	3.0	2.0	1155	$1,295	$1.12	3d	1	0.84mi
1608 Breckenridge Dr Del City, OK	2.0	1.0	820	$1,050	$1.28	3d	1	0.84mi
1700 Karen Dr Oklahoma City, OK	2.0	1.0	748	$950	$1.27	24d	1	0.93mi
4116 Overland Dr Oklahoma City, OK	3.0	2.0	1363	$1,500	$1.10	2d	1	0.96mi
4700 SE 42nd St Oklahoma City, OK	3.0	2.0	1130	$1,400	$1.24	24d	1	0.96mi
4625 Tinker Diagonal Oklahoma City, OK	3.0	3.0	1400	$1,300	$0.93	17d	1	0.97mi
4625 Tinker Diagonal Oklahoma City, OK	2.0	2.0	900	$1,050	$1.17	12d	1	0.97mi
1841 Cherry Ln Del City, OK	3.0	1.0	1200	$1,200	$1.00	24d	1	1.02mi
2312 Mustang St Oklahoma City, OK	3.0	1.5	912	$1,100	$1.21	11d	1	1.06mi
4328 Edinburg Way Del City, OK	3.0	2.0	1145	$1,499	$1.31	24d	1	1.08mi
4600 Loch Ln Oklahoma City, OK	2.0	1.0	834	$1,195	$1.43	21d	1	1.10mi
3628 Firethorn Dr Oklahoma City, OK	3.0	1.0	968	$995	$1.03	24d	1	1.10mi
4702 Loch Ln Unit 4309 Oklahoma City, OK	2.0	1.0	950	$1,200	$1.26	5d	1	1.11mi
4340 Woodedge Dr Oklahoma City, OK	3.0	1.0	1026	$1,250	$1.22	3d	1	1.11mi
2333 Becker Pl Del City, OK	3.0	1.0	972	$1,025	$1.05	22d	1	1.12mi
1321 Mallard Dr Oklahoma City, OK	3.0	1.0	920	$1,288	$1.40	24d	1	1.14mi
4010 SE 14th Pl Del City, OK	3.0	2.0	1500	$1,295	$0.86	24d	1	1.16mi
4500 Cherry Hill Ln Oklahoma City, OK	2.0	1.0	850	$820	$0.96	24d	1	1.20mi
3920 SE 14th St Del City, OK	3.0	2.0	1161	$1,295	$1.12	24d	1	1.24mi
3204 SE 19th St Oklahoma City, OK	2.0	1.0	822	$1,100	$1.34	5d	1	1.26mi
3939 SE 14th Pl Del City, OK	3.0	2.0	1134	$1,395	$1.23	5d	1	1.28mi
3939 SE 14th Pl Del City, OK	3.0	2.0	1134	$1,395	$1.23	24d	1	1.28mi

Listing history 2 events

1. 2026-01-30
   status Pending
2. 2026-01-26
   listed $105,000 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: $1,047 · $87/mo
• Projected year-2 tax: $1,047 · $87/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 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: $13,908
• − Mortgage interest: −$5,882
• − Property taxes: −$1,047
• − Insurance: −$525
• − Repairs & maintenance: −$1,113
• − Management: −$1,113
• − Depreciation: −$3,055
• Taxable income: $1,175
• Est. tax owed @ 24.0%: −$282
• After-tax cash flow: $2,526/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

2 events — show timeline

• 2026-01-30 Pending — MLSOK
• 2026-01-26 Listed $105,000 MLSOK

Property tax history

+3.1%/yr

Latest (2025): $1,047 · +2.8% YoY. Source: county tax records.