4620 SE 21st St · Del City, OK 73115

$98,000

3 bd · 1.0 ba · 825 sqft · SingleFamily public records · 11 Days on market

Built 1949 8,342 sqft lot Est $104k · 6% 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 +26.8/30.0
• ARV discount +10.1/15.0
• DSCR +9.2/10.0
• 1% rule +7.0/10.0
• 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

3 bed, 1 bath home in Del City just minutes from Tinker AFB! This property offers a functional layout, spacious yard, and great potential for both homeowners and investors. Great as a rental, light value-add project. Great opportunity in a convenient location near shopping, schools, and major highways.

Key facts

• Spacious yard
• Functional layout
• Convenient location

Tags

• FUNCTIONAL LAYOUT
• SPACIOUS YARD
• CONVENIENT LOCATION

Property features AI

Finance

• Other: Pending status (occupied); Days on market: 10; Backup offers wanted
• Financial info: Loan qualification allowed; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Utilities: Homestead exemption applied
• Home design: Single family residence; One story; Existing property; Residential property; Located in Epperly Heights 2nd
• Construction: Brick and frame construction; Composition roof; Combination foundation; Built (existing)
• Exterior features: Porch; Lot with other features

Interior

• Kitchen: No appliances listed
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Interior features: One living area; No fireplace; No study
• Laundry & utility: Combination foundation

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $268 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Cap rate 9.6% 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; 28 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 30% 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 $678 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 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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 $80k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,000

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 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: 1.20% ✓
• Cap rate: 9.57%
• Cash-on-cash: 11.70%
• DSCR: 1.52
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $103,950
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4608 SE 23rd St	0.14mi	2/1.0 (-1)	825 (0%)	1mo	$90,000	$109	87
2109 SE Mickey Rd	0.26mi	3/1.0	849 (+3%)	7mo	$114,500	$135	77
4036 Pine Ave	0.43mi	3/1.0	834 (+1%)	2mo	$70,000	$84	76
3904 Pine Ave	0.60mi	3/1.0	830 (+1%)	3mo	$70,800	$85	69
4601 SE 26th St	0.31mi	2/1.0 (-1)	874 (+6%)	5mo	$119,000	$136	66
4753 SE 19th St	0.29mi	3/1.0	913 (+11%)	4mo	$115,000	$126	65
4229 SE 22nd St	0.43mi	2/1.0 (-1)	790 (-4%)	5mo	$105,000	$133	64
1812 Karen Dr	0.56mi	2/1.0 (-1)	748 (-9%)	2mo	$27,000	$36	51
2400 Mccracken Dr	0.46mi	3/1.0	931 (+13%)	9mo	$127,500	$137	50
1705 Elm Dr	0.68mi	2/1.0 (-1)	760 (-8%)	2mo	$60,000	$79	49
1932 Lariet Ln	0.74mi	3/1.0	905 (+10%)	8mo	$121,000	$134	42
4012 SE 24th St	0.67mi	2/1.0 (-1)	725 (-12%)	7mo	$88,000	$121	37

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: -0.8%
• Equity multiple: 0.97×
• Total profit: $-854
• Equity at exit: $14,612

10-year hold

• IRR: 6.9%
• Equity multiple: 1.48×
• Total profit: $13,214
• Equity at exit: $8,473

Cash invested: $27,440 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,176 high
• Mortgage (P&I): −$514
• Tax from tax record: −$107 /mo · $1,281/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $268

Break-even live

Break-even rent $837

Max offer price $98,000

Occupancy floor 72%

Sensitivity live

Price	-10% $323	-5% $295	+0% $268	+5% $240	+10% $212
Rent	-10% $175	-5% $221	+0% $268	+5% $314	+10% $360
Rate	-1.0pp $317	-0.5pp $293	base $268	+0.5pp $242	+1.0pp $216

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4713 SE 23rd St Oklahoma City, OK	3.0	1.0	750	$1,095	$1.46	24d	1	0.18mi
4772 SE 23rd St Oklahoma City, OK	3.0	1.0	1044	$1,300	$1.25	3d	1	0.31mi
4765 SE 25th St Oklahoma City, OK	2.0	1.0	864	$895	$1.04	5d	1	0.36mi
4613 SE 27th St Oklahoma City, OK	2.0	1.0	768	$1,050	$1.37	24d	1	0.39mi
4613 SE 28th St Del City, OK	3.0	1.0	1056	$1,255	$1.19	2d	1	0.45mi
4769 SE 27th St Oklahoma City, OK	3.0	1.0	1000	$1,300	$1.30	24d	1	0.47mi
3932 Mallard Dr Oklahoma City, OK	3.0	1.0	958	$950	$0.99	3d	1	0.54mi
4625 Tinker Diagonal Oklahoma City, OK	2.0	2.0	900	$1,050	$1.17	12d	1	0.56mi
4650 SE 29th St Del City, OK	2.0	1.0	1100	$900	$0.82	24d	1	0.57mi
3928 Teal Dr Oklahoma City, OK	3.0	1.0	1033	$1,200	$1.16	17d	1	0.57mi
1608 Breckenridge Dr Del City, OK	2.0	1.0	820	$1,050	$1.28	3d	1	0.58mi
1700 Karen Dr Oklahoma City, OK	2.0	1.0	748	$950	$1.27	24d	1	0.61mi
3900 Mallard Dr Oklahoma City, OK	3.0	1.0	960	$975	$1.02	16d	1	0.62mi
4741 Ridgeway Dr Oklahoma City, OK	2.0	1.0	615	$850	$1.38	3d	7	0.67mi
4340 Woodedge Dr Oklahoma City, OK	3.0	1.0	1026	$1,250	$1.22	3d	1	0.72mi
4814 Kristie Dr Oklahoma City, OK	2.0	1.0	825	$895	$1.08	24d	1	0.83mi
3812 SE 25th St Del City, OK	3.0	1.0	1044	$1,050	$1.01	24d	1	0.83mi
3628 Firethorn Dr Oklahoma City, OK	3.0	1.0	968	$995	$1.03	24d	1	0.88mi
1321 Mallard Dr Oklahoma City, OK	3.0	1.0	920	$1,288	$1.40	24d	1	0.95mi
2312 Mustang St Oklahoma City, OK	3.0	1.5	912	$1,100	$1.21	11d	1	1.02mi
2333 Becker Pl Del City, OK	3.0	1.0	972	$1,025	$1.05	21d	1	1.11mi
3204 SE 19th St Oklahoma City, OK	2.0	1.0	822	$1,100	$1.34	5d	1	1.15mi
1401 Hampton Dr Oklahoma City, OK	4.0	1.5	1032	$1,150	$1.11	5d	1	1.19mi
1424 Tanglewood Dr Oklahoma City, OK	3.0	1.0	968	$1,145	$1.18	3d	1	1.20mi
3107 SE 21st St Oklahoma City, OK	2.0	1.0	720	$900	$1.25	3d	1	1.26mi
3224 SE 24th St Oklahoma City, OK	3.0	1.0	1122	$1,195	$1.07	5d	1	1.34mi
6608 SE 15th St Oklahoma City, OK	3.0	2.0	1103	$1,425	$1.29	21d	1	1.39mi
423 W Douglas Dr Oklahoma City, OK	3.0	1.0	1014	$1,095	$1.08	21d	1	1.45mi

Listing history 9 events

1. 2026-04-28
   status Pending
2. 2026-04-17
   listed $98,000 Active
3. 2026-04-14
   status Active
4. 2026-04-14
   price $98,000
5. 2026-04-06
   status Pending
6. 2026-04-06
   historical
7. 2026-03-31
   price $105,000
8. 2026-03-05
   listed $110,000 Active
9. 2024-01-31
   soldstatus $80,000

ⓘ 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: $1,281 · $107/mo
• Projected year-2 tax: $1,281 · $107/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 · 18 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: $14,112
• − Mortgage interest: −$5,490
• − Property taxes: −$1,281
• − Insurance: −$490
• − Repairs & maintenance: −$1,129
• − Management: −$1,129
• − Depreciation: −$2,851
• Taxable income: $1,743
• Est. tax owed @ 24.0%: −$418
• After-tax cash flow: $2,793/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

+22.5% since first listed

9 events — show timeline

• 2026-04-28 Pending — MLSOK
• 2026-04-17 Listed $98,000 MLSOK
• 2026-04-14 Relisted — MLSOK
• 2026-04-14 Price Changed $98,000 MLSOK
• 2026-04-06 Pending — MLSOK
• 2026-04-06 Listing Removed — MLSOK
• 2026-03-31 Price Changed $105,000 MLSOK
• 2026-03-05 Listed $110,000 MLSOK
• 2024-01-31 Sold (Public Records) $80,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $1,281 · +7.4% YoY. Source: county tax records.