7205 NW 46th St · Bethany, OK 73008

$160,000

3 bd · 2.0 ba · 1,344 sqft · Townhouse public records · 15 Days on market

Built 1949 7,248 sqft lot

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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 +15.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• Rent growth +4.2/5.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

This lovingly maintained home offers spacious living areas, generous room sizes, and timeless character throughout. Colorful accents in select rooms add warmth and personality, creating an inviting atmosphere that truly feels like home. The thoughtfully updated secondary bathroom provides a refreshed touch, while the private primary suite features its own bath with vintage charm, offering a cozy retreat full of character and opportunity to make it your own. From the maintained original features to the inviting layout, this home blends comfort, charm, and potential. With plenty of storage and room to personalize, this is a wonderful opportunity for buyers seeking a home with personality and

Key facts

• Built 1949
• Listed 15 days

Property features AI

Finance

• Financial info: Financing options: Cash, Conventional, FHA or VA; Loan qualification possible
• HOA & community: No mandatory association dues

Exterior

• Utilities: Electricity available; Natural gas available; Public utilities
• Home design: One level; Residential half-duplex
• Construction: Aluminum siding; Vinyl siding; Frame construction; Composition roof; Conventional foundation; Existing property
• Exterior features: Covered patio; Covered porch; Exterior storage; Interior lot

Interior

• Kitchen: Built-in gas oven; Dishwasher; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Wood
• Bathrooms: 2 full bathrooms
• Interior features: Ceiling fan(s); Open living area
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $160k.

Deal economics

• At list price, monthly cash flow is $69 ($832/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 $138k (13.6% below list).
• Recommended offer: $138k (13.6% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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.
• Putnam City (urban): math 12% / reading 16% proficiency, ranked #227 of 270 in OK (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Central Es (math 9% / reading 12%, grade F, #692 of 845 statewide, top 82%, 601 students, 0% FRL); James L. Capps Ms (math 9% / reading 18%, grade F, #252 of 345 statewide, top 74%, 975 students, 0% FRL); Putnam City Hs (math 12% / reading 23%, grade F, #307 of 447 statewide, top 69%, 2,014 students, 0% FRL) — zoned schools average 0% FRL vs 65% district-wide (65 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+6.9%/yr); 75 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 15 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago 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.
• Current owner paid $74k; list at $160k implies a 116% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — 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 $138,163 (13.6% below list)

Questions for the listing agent

1. Built in 1949 — 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 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?
4. 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?
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: 0.86% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.86%
• DSCR: 1.08
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.93% rent growth · sell at horizon

5-year hold

• IRR: -9.3%
• Equity multiple: 0.65×
• Total profit: $-15,863
• Equity at exit: $23,857

10-year hold

• IRR: 4.5%
• Equity multiple: 1.38×
• Total profit: $17,019
• Equity at exit: $13,834

Cash invested: $44,800 (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 73008

• Rents YoY: 6.9%
• Active inventory: 75
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,382 high
• Mortgage (P&I): −$839
• Tax from tax record: −$116 /mo · $1,397/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $69

Break-even live

Break-even rent $1,294

Max offer price $160,000

Occupancy floor 90%

Sensitivity live

Price	-10% $160	-5% $115	+0% $69	+5% $24	+10% $-21
Rent	-10% $-40	-5% $15	+0% $69	+5% $124	+10% $178
Rate	-1.0pp $150	-0.5pp $110	base $69	+0.5pp $28	+1.0pp $-14

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7118 NW 43rd St Bethany, OK	3.0	2.0	914	$1,250	$1.37	6d	1	0.19mi
7001 NW 45th St Bethany, OK	2.0	1.0	1006	$1,175	$1.17	3d	1	0.25mi
5111 N Dawson Dr Bethany, OK	4.0	2.0	1451	$1,600	$1.10	25d	1	0.36mi
5212 Oakwood Villas Ct Bethany, OK	3.0	2.0	1200	$1,350	$1.12	4d	1	0.53mi
7307 NW 38th St Bethany, OK	3.0	2.0	1200	$1,595	$1.33	25d	1	0.63mi
3801 Franks Way Bethany, OK	2.0	2.0	1150	$1,545	$1.34	25d	1	0.75mi
3811 N Asbury Ave Unit B Bethany, OK	2.0	1.5	1300	$1,195	$0.92	13d	1	0.75mi
4206 N Donald Ave Bethany, OK	3.0	1.5	1867	$1,450	$0.78	3d	1	0.79mi
6808 NW 59th St Bethany, OK	4.0	2.0	1420	$1,500	$1.06	25d	1	0.88mi
6909 NW 59th St Bethany, OK	3.0	1.0	925	$1,365	$1.48	25d	1	0.88mi
5107 N Hammond Ave Unit 5103B Warr Acres, OK	2.0	1.5	1050	$999	$0.95	25d	1	0.89mi
5107 N Hammond Ave Unit 5109D Warr Acres, OK	3.0	2.0	1300	$1,399	$1.08	25d	1	0.89mi
3803 N Redmond Ave Bethany, OK	3.0	2.0	1260	$2,100	$1.67	3d	1	1.02mi
6905 NW 60th St Bethany, OK	4.0	1.5	1331	$1,500	$1.13	4d	1	1.04mi
6618 NW 31st St Bethany, OK	2.0	1.0	1005	$1,200	$1.19	4d	1	1.27mi
3712 N Markwell Ave Bethany, OK	3.0	1.0	1000	$1,350	$1.35	6d	1	1.34mi
3712 N Markwell Ave Bethany, OK	3.0	1.0	1000	$1,400	$1.40	25d	1	1.34mi
8300 NW 38th St Bethany, OK	3.0	1.5	1650	$1,525	$0.92	19d	1	1.36mi
7505 NW 29th St Bethany, OK	3.0	2.0	1311	$1,495	$1.14	4d	1	1.36mi
5901 NW 34th St Oklahoma City, OK	1.0–2.0	1.0–2.0	925	$1,049	$1.13	4d	28	1.38mi
6100-6114 NW 32nd St Unit 224 Bethany, OK	2.0	1.0	895	$825	$0.92	25d	1	1.41mi
6100-6114 NW 32nd St Unit 117 Bethany, OK	2.0	1.5	955	$935	$0.98	16d	1	1.41mi
6419 NW 63rd St Unit 1 Warr Acres, OK	3.0	2.5	1748	$1,425	$0.82	4d	1	1.41mi
6100-6114 NW 32nd St Unit 124 Bethany, OK	2.0	1.0	895	$790	$0.88	25d	1	1.41mi
6100-6114 NW 32nd St Unit 129 Bethany, OK	2.0	1.0	895	$725	$0.81	25d	1	1.41mi
3717 N Street Charles St Warr Acres, OK	2.0	1.5	1047	$1,200	$1.15	25d	1	1.42mi
3707 N Street Charles St Unit 3717 Warr Acres, OK	2.0	1.5	1047	$1,200	$1.15	25d	1	1.43mi
6916 Woodlake Dr Unit 6920 Oklahoma City, OK	3.0	2.0	1430	$1,300	$0.91	19d	1	1.43mi
7024 Woodlake Dr Oklahoma City, OK	3.0	2.0	1200	$1,450	$1.21	19d	1	1.44mi
5929 NW 62nd St Oklahoma City, OK	3.0	1.0	1103	$1,550	$1.41	4d	1	1.47mi
6803 Woodlake Dr Oklahoma City, OK	2.0	2.0	977	$1,150	$1.18	25d	1	1.50mi

Listing history 10 events

1. 2026-06-07
   statusdays on market $160,000 Pending 15 DOM
2. 2026-06-03
   days on market $160,000 Active 13 DOM
3. 2026-06-02
   days on market $160,000 Active 12 DOM
4. 2026-06-01
   days on market $160,000 Active 11 DOM
5. 2026-05-31
   days on market $160,000 Active 10 DOM
6. 2026-05-15
   listed $160,000 Active
7. 2015-04-20
   soldstatus $74,000 Sold
8. 2014-09-23
   soldstatus $74,000
9. 2014-07-30
   historical
10. 2014-05-01
    listed $74,900

ⓘ 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: $1,397 · $116/mo
• Projected year-2 tax: $1,440 · $120/mo
• Expected delta: +$43/yr (+$4/mo · 3.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $16,580
• − Mortgage interest: −$8,962
• − Property taxes: −$1,397
• − Insurance: −$800
• − Repairs & maintenance: −$1,326
• − Management: −$1,326
• − Depreciation: −$4,655
• Taxable loss: −$1,887
• Est. tax savings @ 24.0%: +$453
• After-tax cash flow: $1,285/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: Putnam City
• NCES district ID: 4025290
• Math proficiency: 12% ▼ -18.00%
• Reading proficiency: 16% ▼ -14.00%
• Median HH income: $46,657
• Composite: 12.61/100
• National rank: #9614
• State rank: #227 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

+113.6% since first listed

5 events — show timeline

• 2026-05-15 Listed $160,000 MLSOK
• 2015-04-20 Sold (MLS) $74,000 MLSOK
• 2014-09-23 Sold (Public Records) $74,000 Public Records
• 2014-07-30 Listing Removed — MLSOK
• 2014-05-01 Listed $74,900 MLSOK

Property tax history

+7.3%/yr

Latest (2025): $1,397 · +6.4% YoY. Source: county tax records.