7725 NW 20th St · Bethany, OK 73008

$150,000

4 bd · 2.0 ba · 1,791 sqft · SingleFamily public records · 1 Days on market

Built 1968 9,361 sqft lot Est $219k · 31% 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 +23.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +5.8/10.0
• Rent growth +4.2/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 4-bedroom, 2-bath home situated on a beautiful wooded lot just under a quarter of an acre, featuring a rear-entry garage and open living area. This property offers great bones, plenty of space, and endless potential for the right buyer. With some TLC and vision, it could truly shine. Property is being sold as-is, making it a great opportunity to create your dream home or investment property in a peaceful setting!

Key facts

• 9,361 sq ft lot
• 2 garage spots
• Built 1968

Property features AI

Finance

• Other: Homestead eligible; Located in Deville Park 3rd addition; No storm shelter; Previously pending; now active listing; Living area reported from assessor
• Financial info: Assumable loan: Unknown; Loan qualification: Unknown
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Home design: Single-family residence; Residential property; Entry level: One
• Construction: Brick construction; Composition roof; Slab foundation; Built as existing structure
• Exterior features: Open patio

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: One-level living; Corner-lot orientation; Masonry fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $273 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 8.5% 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: Western Oaks Es (math 8% / reading 9%, grade F, #737 of 845 statewide, top 87%, 630 students, 0% FRL); Putnam City West Hs (math 10% / reading 20%, grade F, #323 of 447 statewide, top 74%, 1,803 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); 73 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 5,365 units permitted in Oklahoma County in 2024 (569 in 5+ unit buildings).
• This rent runs 34% of the median local income ($57k/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 $1k 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.
• At projected returns (-3.0% appreciation + 6.9% rent growth), your $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $74k; list at $150k implies a 101% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,000

Questions for the listing agent

1. Built in 1968 — 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. 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.
5. 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.
6. 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: 1.08% ✓
• Cap rate: 8.48%
• Cash-on-cash: 7.80%
• DSCR: 1.35
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $218,502
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7601 NW 14th St	0.53mi	4/2.5	1,764 (-2%)	0mo	$180,000	$102	71
7709 NW 26th St	0.44mi	4/2.0	1,723 (-4%)	4mo	$180,000	$104	70
1516 Brown Oaks Dr	0.43mi	3/2.0 (-1)	1,854 (+4%)	1mo	$290,000	$156	69
1724 N Fordson Ave	0.49mi	4/2.5	1,877 (+5%)	5mo	$220,000	$117	63
1717 N Fordson Ave	0.46mi	4/2.0	1,954 (+9%)	1mo	$260,000	$133	62
1409 Woodland Way	0.74mi	4/2.0	1,808 (+1%)	5mo	$203,000	$112	60
8117 NW 20th Ter	0.44mi	3/2.0 (-1)	1,607 (-10%)	2mo	$250,000	$156	56
1812 N Oakhill Rd	0.43mi	3/2.0 (-1)	2,045 (+14%)	2mo	$249,000	$122	50
1601 N Markwell Pl	0.59mi	3/2.5 (-1)	1,966 (+10%)	1mo	$220,000	$112	49
7625 NW 28th St	0.57mi	3/2.0 (-1)	2,012 (+12%)	1mo	$232,000	$115	47
3008 N Tropicana Ave	0.65mi	3/2.0 (-1)	1,578 (-12%)	6mo	$220,000	$139	40
2708 N Terry Ave	0.67mi	3/2.0 (-1)	1,537 (-14%)	6mo	$193,000	$126	35

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 · 6.93% rent growth · sell at horizon

5-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-239
• Equity at exit: $22,365

10-year hold

• IRR: 13.2%
• Equity multiple: 2.24×
• Total profit: $51,931
• Equity at exit: $12,969

Cash invested: $42,000 (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: 73
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,625 high
• Mortgage (P&I): −$787
• Tax from tax record: −$162 /mo · $1,943/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $273

Break-even live

Break-even rent $1,280

Max offer price $150,000

Occupancy floor 78%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7505 NW 29th St Bethany, OK	3.0	2.0	1311	$1,495	$1.14	2d	1	0.73mi
8300 NW 15th St Oklahoma City, OK	3.0	2.0	1966	$1,700	$0.86	1d	1	0.76mi
3032 N Glade Ave Bethany, OK	4.0	2.0	2280	$1,895	$0.83	1d	1	0.76mi
1800 N Rockwell Ave Bethany, OK	1.0–3.0	1.0–2.0	1036	$1,100	$1.06	2d	1	0.86mi
8031 NW 31st Ter Bethany, OK	5.0	3.0	2080	$2,000	$0.96	1d	1	0.97mi
6810 NW 16th St Oklahoma City, OK	1.0–3.0	1.0–2.0	1119	$1,199	$1.07	1d	20	1.00mi
1721 N Gleason Ave Bethany, OK	3.0	2.0	1514	$1,650	$1.09	2d	1	1.03mi
2017 N Keeton Ave Bethany, OK	3.0	1.5	1452	$1,375	$0.95	2d	1	1.14mi
6408 NW 23rd St Bethany, OK	4.0	2.0	1325	$1,445	$1.09	2d	1	1.33mi
8300 NW 38th St Bethany, OK	3.0	1.5	1650	$1,525	$0.92	16d	1	1.50mi

Listing history 6 events

1. 2026-05-21
   status Pending
2. 2026-05-20
   status Active
3. 2026-05-20
   status Pending
4. 2026-05-19
   listed $150,000 Active
5. 1989-06-30
   soldstatus $74,500
6. 1978-04-01
   soldstatus $74,500

ⓘ 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: $1,943 · $162/mo
• Projected year-2 tax: $1,943 · $162/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 6 d/yr ≥107°F today · 17 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,502
• − Mortgage interest: −$8,402
• − Property taxes: −$1,943
• − Insurance: −$750
• − Repairs & maintenance: −$1,560
• − Management: −$1,560
• − Depreciation: −$4,364
• Taxable income: $923
• Est. tax owed @ 24.0%: −$221
• After-tax cash flow: $3,053/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

+101.3% since first listed

6 events — show timeline

• 2026-05-21 Pending — MLSOK
• 2026-05-20 Relisted — MLSOK
• 2026-05-20 Pending — MLSOK
• 2026-05-19 Listed $150,000 MLSOK
• 1989-06-30 Sold (Public Records) $74,500 Public Records
• 1978-04-01 Sold (Public Records) $74,500 Public Records

Property tax history

+3.9%/yr

Latest (2025): $1,943 · +4.6% YoY. Source: county tax records.