4720 Meench Dr · Del City, OK 73115

$140,000

3 bd · 2.0 ba · 981 sqft · SingleFamily public records · 2 Days on market

Built 1965 7,200 sqft lot Est $154k · 9% under

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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 +15.3/30.0
• ARV discount +11.6/15.0
• DSCR +4.7/10.0
• 1% rule +3.5/10.0
• 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

Charming 3 bed, 1.5 bath bungalow inspired home located in an established, centrally located neighborhood. Very close to Tinker AFB & only minutes from downtown, highways, dining, shopping & more. Recent updates include new roof (2017) & full HVAC (2017), vinyl windows (2016), privacy fence (2016), HW tank (2015), breaker box (2017), dishwasher & ceiling fans. Pass through between kitchen & living provides open concept functionality, perfect for entertaining. Galley kitchen w/ ample counter space, cabinets & gas stove. Don’t miss the high, vaulted ceilings w/ dark beam accents in the living & dining. Neutral laminate & tile throughout make maintaining this home a breeze. Interior laundry & spacious attached 2 car garage. Backyard is large & features storage shed, concrete patio w/ pergola & storm shelter to boot! 100% Move-in ready & would make an excellent care free investment property or starter home. All the above for less than 100K! Come take a look, you won't be disappointed!

Key facts

• Large windows
• Central location
• Wood accent beams

Tags

• CENTRAL LOCATION
• SPACIOUS LIVING ROOM
• VAULTED CEILINGS
• WOOD ACCENT BEAMS
• LARGE WINDOWS
• PASS-THROUGH OPENING

Property features AI

Finance

• Other: Located in Frolich Heights Sec 2
• Financial info: Loan qualifying available; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Utilities: Homestead status (yes)
• Home design: Single-family residence; One story; Residential property; Existing property
• Construction: Brick and frame construction; Composition roof; Slab foundation; Built (existing)
• Exterior features: Interior lot; Storm shelter

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bath; 1 half bath
• Interior features: Open patio; Storage; No fireplace; One living area; One dining area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $52 ($618/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 $119k (14.7% below list).
• Recommended offer: $119k (14.7% below list) — sets the bar for 1% rule.

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); 119 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $968 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 26y 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 $96k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $119,364 (14.7% below list)

Questions for the listing agent

1. Built in 1965 — 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. 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?
6. 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.
7. 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.
8. 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: 0.85% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.58%
• DSCR: 1.07
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $154,017
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4720 Meench Dr	0.00mi	3/1.5	981 (0%)	0mo	$140,000	$143	98
4729 Meench Dr	0.04mi	3/1.5	1,027 (+5%)	1mo	$135,000	$131	88
4769 Spiva Dr	0.14mi	3/1.5	1,016 (+4%)	0mo	$180,000	$177	85
4617 SE 38th St	0.16mi	3/1.5	1,012 (+3%)	0mo	$159,000	$157	85
4732 Elmview Dr	0.35mi	3/1.5	962 (-2%)	0mo	$155,000	$161	78
4300 S Vickie Dr	0.25mi	3/1.5	1,074 (+10%)	1mo	$177,700	$165	70
4705 SE 42nd St	0.27mi	3/1.5	1,117 (+14%)	1mo	$179,900	$161	62
4321 Epperly Dr	0.48mi	3/2.0	1,075 (+10%)	0mo	$155,000	$144	61
4201 Vickie Dr	0.26mi	2/1.5 (-1)	1,097 (+12%)	1mo	$170,000	$155	60
4308 S Wofford Ave	0.49mi	3/1.5	888 (-10%)	2mo	$150,000	$169	57
4721 SE 45th St	0.61mi	3/1.5	1,060 (+8%)	3mo	$150,000	$142	54
4620 SE 27th St	0.67mi	2/1.0 (-1)	1,017 (+4%)	0mo	$100,000	$98	53

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: -15.6%
• Equity multiple: 0.45×
• Total profit: $-21,486
• Equity at exit: $20,874

10-year hold

• IRR: -10.3%
• Equity multiple: 0.42×
• Total profit: $-22,739
• Equity at exit: $12,105

Cash invested: $39,200 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,194 high
• Mortgage (P&I): −$734
• Tax from tax record: −$99 /mo · $1,187/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $52

Break-even live

Break-even rent $1,128

Max offer price $140,000

Occupancy floor 91%

Sensitivity live

Price	-10% $131	-5% $91	+0% $52	+5% $12	+10% $-28
Rent	-10% $-43	-5% $4	+0% $52	+5% $99	+10% $146
Rate	-1.0pp $122	-0.5pp $87	base $52	+0.5pp $15	+1.0pp $-22

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4702 Loch Ln Unit 4309 Oklahoma City, OK	2.0	1.0	950	$1,200	$1.26	5d	1	0.42mi
4600 Loch Ln Oklahoma City, OK	2.0	1.0	834	$1,195	$1.43	21d	1	0.43mi
4741 Ridgeway Dr Oklahoma City, OK	2.0	1.0	615	$850	$1.38	3d	7	0.46mi
4500 Cherry Hill Ln Oklahoma City, OK	2.0	1.0	850	$820	$0.96	24d	1	0.52mi
4814 Kristie Dr Oklahoma City, OK	2.0	1.0	825	$895	$1.08	24d	1	0.54mi
4650 SE 29th St Del City, OK	2.0	1.0	1100	$900	$0.82	24d	1	0.55mi
4721 SE 46th St Oklahoma City, OK	3.0	2.0	1002	$1,275	$1.27	12d	1	0.64mi
4613 SE 28th St Del City, OK	3.0	1.0	1056	$1,255	$1.19	2d	1	0.67mi
4769 SE 27th St Oklahoma City, OK	3.0	1.0	1000	$1,300	$1.30	24d	1	0.72mi
4613 SE 27th St Oklahoma City, OK	2.0	1.0	768	$1,050	$1.37	24d	1	0.73mi
4128 SE 43rd St Oklahoma City, OK	3.0	1.0	620	$1,275	$2.06	24d	1	0.81mi
4765 SE 25th St Oklahoma City, OK	2.0	1.0	864	$895	$1.04	5d	1	0.85mi
4104 SE 45th Ter Oklahoma City, OK	4.0	1.5	1111	$1,275	$1.15	2d	1	0.89mi
5707 SE 48th St Oklahoma City, OK	1.0–3.0	1.0–2.0	899	$1,363	$1.52	2d	6	0.91mi
4217 SE 48th Ter Oklahoma City, OK	3.0	1.5	1043	$1,295	$1.24	24d	1	0.92mi
4608 Tinker Rd Oklahoma City, OK	3.0	1.0	1123	$1,200	$1.07	2d	1	0.94mi
4004 SE 45th Ter Oklahoma City, OK	3.0	1.0	1006	$995	$0.99	24d	1	0.95mi
4772 SE 23rd St Oklahoma City, OK	3.0	1.0	1044	$1,300	$1.25	3d	1	0.95mi
4713 SE 23rd St Oklahoma City, OK	3.0	1.0	750	$1,095	$1.46	24d	1	0.98mi
4008 SE 47th St Oklahoma City, OK	3.0	1.5	1082	$1,145	$1.06	3d	1	1.03mi
4101 SE 48th St Oklahoma City, OK	3.0	1.0	974	$1,245	$1.28	16d	1	1.03mi
4917 S Karen St Oklahoma City, OK	3.0	1.5	960	$1,100	$1.15	24d	1	1.08mi
4713 Love Dr Oklahoma City, OK	3.0	2.0	1112	$1,200	$1.08	24d	1	1.11mi
5900 SE 48th St Oklahoma City, OK	2.0–3.0	1.0–2.0	1132	$1,299	$1.15	5d	1	1.13mi
3451 SE 44th St Unit 269 Del City, OK	2.0	1.0	924	$850	$0.92	3d	1	1.17mi
3451 SE 44th St Oklahoma City, OK	1.0–3.0	1.0–2.0	974	$950	$0.98	12d	4	1.17mi
4215 SE 53rd St Oklahoma City, OK	1.0–2.0	1.0	769	$915	$1.19	24d	1	1.18mi
3812 SE 25th St Del City, OK	3.0	1.0	1044	$1,050	$1.01	24d	1	1.22mi
3932 Mallard Dr Oklahoma City, OK	3.0	1.0	958	$950	$0.99	3d	1	1.30mi
5537 S Sunnylane Rd Oklahoma City, OK	1.0–2.0	1.0–1.5	840	$850	$1.01	3d	11	1.30mi
3900 Mallard Dr Oklahoma City, OK	3.0	1.0	960	$975	$1.02	16d	1	1.34mi
3305 Neighbors Ln Oklahoma City, OK	3.0	1.0	945	$1,250	$1.32	3d	1	1.37mi
3928 Teal Dr Oklahoma City, OK	3.0	1.0	1033	$1,200	$1.16	17d	1	1.45mi
423 W Douglas Dr Oklahoma City, OK	3.0	1.0	1014	$1,095	$1.08	22d	1	1.49mi

Listing history 19 events

1. 2026-05-21
   status Pending
2. 2026-05-19
   listed $140,000 Active
3. 2018-04-24
   soldstatus $95,500
4. 2018-04-23
   soldstatus $95,500 Sold 1051-char remark

   Show marketing remark (1051 chars)

   Charming 3 bed, 1.5 bath bungalow inspired home located in an established, centrally located neighborhood. Very close to Tinker AFB & only minutes from downtown, highways, dining, shopping & more. Recent updates include new roof (2017) & full HVAC (2017), vinyl windows (2016), privacy fence (2016), HW tank (2015), breaker box (2017), dishwasher & ceiling fans. Pass through between kitchen & living provides open concept functionality, perfect for entertaining. Galley kitchen w/ ample counter space, cabinets & gas stove. Don’t miss the high, vaulted ceilings w/ dark beam accents in the living & dining. Neutral laminate & tile throughout make maintaining this home a breeze. Interior laundry & spacious attached 2 car garage. Backyard is large & features storage shed, concrete patio w/ pergola & storm shelter to boot! 100% Move-in ready & would make an excellent care free investment property or starter home. All the above for less than 100K! Come take a look, you won't be disappointed!

5. 2018-03-16
   status Pending 1051-char remark

   Show marketing remark (1051 chars)

   Charming 3 bed, 1.5 bath bungalow inspired home located in an established, centrally located neighborhood. Very close to Tinker AFB & only minutes from downtown, highways, dining, shopping & more. Recent updates include new roof (2017) & full HVAC (2017), vinyl windows (2016), privacy fence (2016), HW tank (2015), breaker box (2017), dishwasher & ceiling fans. Pass through between kitchen & living provides open concept functionality, perfect for entertaining. Galley kitchen w/ ample counter space, cabinets & gas stove. Don’t miss the high, vaulted ceilings w/ dark beam accents in the living & dining. Neutral laminate & tile throughout make maintaining this home a breeze. Interior laundry & spacious attached 2 car garage. Backyard is large & features storage shed, concrete patio w/ pergola & storm shelter to boot! 100% Move-in ready & would make an excellent care free investment property or starter home. All the above for less than 100K! Come take a look, you won't be disappointed!

6. 2018-03-13
   price $94,990 1051-char remark

   Show marketing remark (1051 chars)

   Charming 3 bed, 1.5 bath bungalow inspired home located in an established, centrally located neighborhood. Very close to Tinker AFB & only minutes from downtown, highways, dining, shopping & more. Recent updates include new roof (2017) & full HVAC (2017), vinyl windows (2016), privacy fence (2016), HW tank (2015), breaker box (2017), dishwasher & ceiling fans. Pass through between kitchen & living provides open concept functionality, perfect for entertaining. Galley kitchen w/ ample counter space, cabinets & gas stove. Don’t miss the high, vaulted ceilings w/ dark beam accents in the living & dining. Neutral laminate & tile throughout make maintaining this home a breeze. Interior laundry & spacious attached 2 car garage. Backyard is large & features storage shed, concrete patio w/ pergola & storm shelter to boot! 100% Move-in ready & would make an excellent care free investment property or starter home. All the above for less than 100K! Come take a look, you won't be disappointed!

7. 2018-03-12
   listed $94,900 Active 1051-char remark

   Show marketing remark (1051 chars)

   Charming 3 bed, 1.5 bath bungalow inspired home located in an established, centrally located neighborhood. Very close to Tinker AFB & only minutes from downtown, highways, dining, shopping & more. Recent updates include new roof (2017) & full HVAC (2017), vinyl windows (2016), privacy fence (2016), HW tank (2015), breaker box (2017), dishwasher & ceiling fans. Pass through between kitchen & living provides open concept functionality, perfect for entertaining. Galley kitchen w/ ample counter space, cabinets & gas stove. Don’t miss the high, vaulted ceilings w/ dark beam accents in the living & dining. Neutral laminate & tile throughout make maintaining this home a breeze. Interior laundry & spacious attached 2 car garage. Backyard is large & features storage shed, concrete patio w/ pergola & storm shelter to boot! 100% Move-in ready & would make an excellent care free investment property or starter home. All the above for less than 100K! Come take a look, you won't be disappointed!

8. 2015-07-18
   historical
9. 2015-07-15
   status Active
10. 2015-07-01
    historical
11. 2015-05-19
    listed $87,500 Active
12. 2008-07-29
    soldstatus $90,000
13. 2008-07-25
    soldstatus $89,900
14. 2008-05-28
    listed $89,900
15. 2000-06-02
    soldstatus $58,000
16. 2000-05-31
    soldstatus $57,900
17. 2000-03-12
    listed $57,900
18. 1996-12-13
    soldstatus $51,500
19. 1996-05-31
    soldstatus $49,500

ⓘ 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: $1,187 · $99/mo
• Projected year-2 tax: $1,260 · $105/mo
• Expected delta: +$73/yr (+$6/mo · 6.1%)

ⓘ 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 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: $14,324
• − Mortgage interest: −$7,842
• − Property taxes: −$1,187
• − Insurance: −$700
• − Repairs & maintenance: −$1,146
• − Management: −$1,146
• − Depreciation: −$4,073
• Taxable loss: −$1,770
• Est. tax savings @ 24.0%: +$425
• After-tax cash flow: $1,043/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

+182.8% since first listed

19 events — show timeline

• 2026-05-21 Pending — MLSOK
• 2026-05-19 Listed $140,000 MLSOK
• 2018-04-24 Sold (Public Records) $95,500 Public Records
• 2018-04-23 Sold (MLS) $95,500 MLSOK
• 2018-03-16 Pending — MLSOK
• 2018-03-13 Price Changed $94,990 MLSOK
• 2018-03-12 Listed $94,900 MLSOK
• 2015-07-18 Listing Removed — MLSOK
• 2015-07-15 Relisted — MLSOK
• 2015-07-01 Listing Removed — MLSOK
• 2015-05-19 Listed $87,500 MLSOK
• 2008-07-29 Sold (Public Records) $90,000 Public Records
• 2008-07-25 Sold (MLS) $89,900 MLSOK
• 2008-05-28 Listed $89,900 MLSOK
• 2000-06-02 Sold (Public Records) $58,000 Public Records
• 2000-05-31 Sold (MLS) $57,900 MLSOK
• 2000-03-12 Listed $57,900 MLSOK
• 1996-12-13 Sold (Public Records) $51,500 Public Records
• 1996-05-31 Sold (Public Records) $49,500 Public Records

Property tax history

+1.7%/yr

Latest (2025): $1,187 · +1.1% YoY. Source: county tax records.