4713 Hemlock Cir · Oklahoma City, OK 73162

$165,000

3 bd · 2.0 ba · 1,668 sqft · Townhouse public records · 64 Days on market

Built 1983 2,226 sqft lot $99/sqft · at area comps Est $201k · 18% under $42/mo HOA · 2% of rent

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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 +19.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +5.3/10.0
• Livability +4.0/5.0
• Rent growth +3.9/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling all investors! This beautiful home is waiting for you to make it your own with your personal touch. It has great potential. Spacious 3 bedroom, 3 bathroom with 1 bedroom and bathroom on the main level and 2 bedrooms and 2 bathrooms on the 2nd level. The living area is a great space with a coffee bar, fireplace and a wall of windows leading to a enclosed porch with heat and air along with a cozy gas burning fireplace to enjoy the view overlooking the greenbelt. You have access to the neighborhood pools, parks and walking trails. Home is close to many amenities such as shopping, restaurants, turnpike and Lake Hefner! Welcome Home!

Key facts

• $42 HOA
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $165k.

Deal economics

• At list price, monthly cash flow is $188 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $155k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 3.7% in Oklahoma 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 80/100 on livability (#3 in OK, #1,635 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools F, crime F.
• Oklahoma City (urban): math 7% / reading 10% proficiency, ranked #254 of 270 in OK (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+5.6%/yr); 166 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 64 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y ago; this cycle's ask has dropped $33k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $120k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.03% ✓
• Cap rate: 7.66%
• Cash-on-cash: 4.88%
• DSCR: 1.22
• GRM: 8.1

CMA / ARV

• ARV (median comp): $201,213
• List price: $165,000
• Delta: -18.00%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4702 Hemlock Cir	0.05mi	3/2.0	1,641 (-2%)	0mo	$175,000	$107	95
4610 Hemlock St	0.08mi	3/2.0	1,721 (+3%)	1mo	$189,677	$110	90
4715 Hemlock Ln	0.06mi	3/2.0	1,736 (+4%)	1mo	$205,000	$118	89
4717 Hemlock Ln	0.06mi	3/2.0	1,714 (+3%)	11mo	$205,000	$120	83
4611 Hemlock Ln	0.10mi	2/2.0 (-1)	1,549 (-7%)	8mo	$174,000	$112	72
4702 Hemlock Ln	0.02mi	2/2.5 (-1)	1,480 (-11%)	6mo	$175,000	$118	68
12209 Banyan Ln	0.14mi	3/2.0	1,817 (+9%)	16mo	$223,000	$123	65
4614 Hemlock Ln	0.07mi	3/2.5	1,892 (+13%)	10mo	$193,000	$102	64
4417 Brandt Dr	0.48mi	3/2.0	1,595 (-4%)	10mo	$196,000	$123	62
4720 NW 118th St	0.22mi	3/2.5	1,910 (+14%)	13mo	$270,000	$141	53
4420 Alturas Ct	0.44mi	2/2.0 (-1)	1,466 (-12%)	13mo	$244,000	$166	44
5605 NW 125th St	0.66mi	3/2.0	1,863 (+12%)	12mo	$387,500	$208	40

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 · 5.59% rent growth · sell at horizon

5-year hold

• IRR: -5.8%
• Equity multiple: 0.78×
• Total profit: $-10,177
• Equity at exit: $24,602

10-year hold

• IRR: 6.8%
• Equity multiple: 1.57×
• Total profit: $26,442
• Equity at exit: $14,266

Cash invested: $46,200 (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 73162

• Rents YoY: 5.6%
• Active inventory: 166
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,707 high
• Mortgage (P&I): −$865
• Tax from tax record: −$185 /mo · $2,219/yr
• Insurance: −$69
• HOA: −$42
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $188

Break-even live

Break-even rent $1,470

Max offer price $165,000

Occupancy floor 84%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4707 Hemlock Ln Oklahoma City, OK	2.0	2.0	1200	$1,395	$1.16	3d	1	0.05mi
4605 Dove Tree Ln Oklahoma City, OK	3.0	2.0	1507	$1,650	$1.09	44d	1	0.15mi
5613 NW 115th St Oklahoma City, OK	4.0	2.0	1978	$2,200	$1.11	21d	1	0.59mi
12425 Acadia Ct Oklahoma City, OK	3.0	2.0	1746	$1,700	$0.97	24d	1	0.84mi
5757 W Hefner Rd Oklahoma City, OK	2.0	1.0–2.0	825	$1,425	$1.73	3d	20	0.94mi
12405 Bannockburn Pl Oklahoma City, OK	3.0	2.0	1642	$1,450	$0.88	24d	1	0.96mi
12508 Green Valley Dr Oklahoma City, OK	3.0	3.0	1562	$3,500	$2.24	44d	1	1.08mi
5924 W Hefner Rd Oklahoma City, OK	2.0	1.0	1200	$1,200	$1.00	3d	1	1.10mi
5300 W Memorial Rd Oklahoma City, OK	1.0–2.0	1.0–2.5	1008	$1,435	$1.42	2d	24	1.11mi
12400 Eric Field Pl Oklahoma City, OK	3.0	3.0	2233	$1,725	$0.77	14d	1	1.14mi
4045 Thunderbird Dr Oklahoma City, OK	3.0	2.0	1968	$1,800	$0.91	24d	1	1.16mi
13128 Green Valley Dr Oklahoma City, OK	3.0	2.0	1968	$2,050	$1.04	24d	1	1.16mi
3816 NW 125th St Oklahoma City, OK	3.0	3.0	2160	$1,895	$0.88	24d	1	1.22mi
6701 NW 124th Ter Oklahoma City, OK	4.0	2.0	1384	$1,650	$1.19	2d	1	1.35mi
10201 Island View Dr Oklahoma City, OK	3.0	2.0	2023	$1,700	$0.84	3d	1	1.45mi
6300 W Memorial Rd Oklahoma City, OK	1.0–3.0	1.0–3.0	1056	$2,560	$2.42	2d	12	1.49mi
6801 NW 122nd St Oklahoma City, OK	1.0–3.0	1.0–2.0	952	$1,350	$1.42	2d	7	1.49mi

HOA detail

• Monthly dues: $42 · $504/yr
• Likely covers: gaspool

Listing history 25 events

1. 2026-06-09
   days on market $165,000 Active 64 DOM
2. 2026-06-08
   days on market $165,000 Active 63 DOM
3. 2026-06-07
   days on market $165,000 Active 62 DOM
4. 2026-06-05
   days on market $165,000 Active 59 DOM
5. 2026-06-03
   days on market $165,000 Active 58 DOM
6. 2026-06-02
   days on market $165,000 Active 57 DOM
7. 2026-06-01
   days on market $165,000 Active 56 DOM
8. 2026-05-31
   days on market $165,000 Active 55 DOM
9. 2026-04-29
   price $165,000 644-char remark

   Show marketing remark (644 chars)

   Calling all investors! This beautiful home is waiting for you to make it your own with your personal touch. It has great potential. Spacious 3 bedroom, 3 bathroom with 1 bedroom and bathroom on the main level and 2 bedrooms and 2 bathrooms on the 2nd level. The living area is a great space with a coffee bar, fireplace and a wall of windows leading to a enclosed porch with heat and air along with a cozy gas burning fireplace to enjoy the view overlooking the greenbelt. You have access to the neighborhood pools, parks and walking trails. Home is close to many amenities such as shopping, restaurants, turnpike and Lake Hefner! Welcome Home!

10. 2026-04-20
    price $175,000 644-char remark

    Show marketing remark (644 chars)

    Calling all investors! This beautiful home is waiting for you to make it your own with your personal touch. It has great potential. Spacious 3 bedroom, 3 bathroom with 1 bedroom and bathroom on the main level and 2 bedrooms and 2 bathrooms on the 2nd level. The living area is a great space with a coffee bar, fireplace and a wall of windows leading to a enclosed porch with heat and air along with a cozy gas burning fireplace to enjoy the view overlooking the greenbelt. You have access to the neighborhood pools, parks and walking trails. Home is close to many amenities such as shopping, restaurants, turnpike and Lake Hefner! Welcome Home!

11. 2026-04-10
    price $189,000 644-char remark

    Show marketing remark (644 chars)

    Calling all investors! This beautiful home is waiting for you to make it your own with your personal touch. It has great potential. Spacious 3 bedroom, 3 bathroom with 1 bedroom and bathroom on the main level and 2 bedrooms and 2 bathrooms on the 2nd level. The living area is a great space with a coffee bar, fireplace and a wall of windows leading to a enclosed porch with heat and air along with a cozy gas burning fireplace to enjoy the view overlooking the greenbelt. You have access to the neighborhood pools, parks and walking trails. Home is close to many amenities such as shopping, restaurants, turnpike and Lake Hefner! Welcome Home!

12. 2026-04-06
    listed $198,000 Active 644-char remark

    Show marketing remark (644 chars)

    Calling all investors! This beautiful home is waiting for you to make it your own with your personal touch. It has great potential. Spacious 3 bedroom, 3 bathroom with 1 bedroom and bathroom on the main level and 2 bedrooms and 2 bathrooms on the 2nd level. The living area is a great space with a coffee bar, fireplace and a wall of windows leading to a enclosed porch with heat and air along with a cozy gas burning fireplace to enjoy the view overlooking the greenbelt. You have access to the neighborhood pools, parks and walking trails. Home is close to many amenities such as shopping, restaurants, turnpike and Lake Hefner! Welcome Home!

13. 2018-02-27
    soldstatus $120,000
14. 2018-02-26
    soldstatus $120,000 Sold 908-char remark

    Show marketing remark (908 chars)

    Spacious 3 bedroom, 3 bathroom with one bedroom on the main level and 2 on upper level. This home is situated on the greenbelt/common area for a great open feel with plenty of indoor and outdoor living space in a wonderful community close to Hefner Parkway and all the local amenities! The living area is a great anchor for this space with a coffee bar, fireplace and wall of windows/doors leading to the amazing nature-inspired enclosed porch with heat and air. The 3 bedrooms make it easy to use one as a study. Generous closet and storage space throughout. Walk in closets, two pantry options for kitchen, indoor utility, and two car garage with private driveway. Gas fireplace in living room AND a fully enclosed living space off the back of the home with a cozy wood burning stove to enjoy the view overlooking the greenbelt! Perfectly ready to live in as is and priced to improve to your liking!

15. 2018-01-28
    status Pending 908-char remark

    Show marketing remark (908 chars)

    Spacious 3 bedroom, 3 bathroom with one bedroom on the main level and 2 on upper level. This home is situated on the greenbelt/common area for a great open feel with plenty of indoor and outdoor living space in a wonderful community close to Hefner Parkway and all the local amenities! The living area is a great anchor for this space with a coffee bar, fireplace and wall of windows/doors leading to the amazing nature-inspired enclosed porch with heat and air. The 3 bedrooms make it easy to use one as a study. Generous closet and storage space throughout. Walk in closets, two pantry options for kitchen, indoor utility, and two car garage with private driveway. Gas fireplace in living room AND a fully enclosed living space off the back of the home with a cozy wood burning stove to enjoy the view overlooking the greenbelt! Perfectly ready to live in as is and priced to improve to your liking!

16. 2018-01-12
    price $125,000 908-char remark

    Show marketing remark (908 chars)

    Spacious 3 bedroom, 3 bathroom with one bedroom on the main level and 2 on upper level. This home is situated on the greenbelt/common area for a great open feel with plenty of indoor and outdoor living space in a wonderful community close to Hefner Parkway and all the local amenities! The living area is a great anchor for this space with a coffee bar, fireplace and wall of windows/doors leading to the amazing nature-inspired enclosed porch with heat and air. The 3 bedrooms make it easy to use one as a study. Generous closet and storage space throughout. Walk in closets, two pantry options for kitchen, indoor utility, and two car garage with private driveway. Gas fireplace in living room AND a fully enclosed living space off the back of the home with a cozy wood burning stove to enjoy the view overlooking the greenbelt! Perfectly ready to live in as is and priced to improve to your liking!

17. 2017-11-30
    price $130,000 908-char remark

    Show marketing remark (908 chars)

    Spacious 3 bedroom, 3 bathroom with one bedroom on the main level and 2 on upper level. This home is situated on the greenbelt/common area for a great open feel with plenty of indoor and outdoor living space in a wonderful community close to Hefner Parkway and all the local amenities! The living area is a great anchor for this space with a coffee bar, fireplace and wall of windows/doors leading to the amazing nature-inspired enclosed porch with heat and air. The 3 bedrooms make it easy to use one as a study. Generous closet and storage space throughout. Walk in closets, two pantry options for kitchen, indoor utility, and two car garage with private driveway. Gas fireplace in living room AND a fully enclosed living space off the back of the home with a cozy wood burning stove to enjoy the view overlooking the greenbelt! Perfectly ready to live in as is and priced to improve to your liking!

18. 2017-11-08
    listed $139,900 Active 908-char remark

    Show marketing remark (908 chars)

    Spacious 3 bedroom, 3 bathroom with one bedroom on the main level and 2 on upper level. This home is situated on the greenbelt/common area for a great open feel with plenty of indoor and outdoor living space in a wonderful community close to Hefner Parkway and all the local amenities! The living area is a great anchor for this space with a coffee bar, fireplace and wall of windows/doors leading to the amazing nature-inspired enclosed porch with heat and air. The 3 bedrooms make it easy to use one as a study. Generous closet and storage space throughout. Walk in closets, two pantry options for kitchen, indoor utility, and two car garage with private driveway. Gas fireplace in living room AND a fully enclosed living space off the back of the home with a cozy wood burning stove to enjoy the view overlooking the greenbelt! Perfectly ready to live in as is and priced to improve to your liking!

19. 2010-07-01
    historical
20. 2010-03-28
    listed $159,900
21. 2004-12-14
    soldstatus $108,000
22. 2004-10-08
    soldstatus $108,000
23. 2004-07-16
    listed $119,900
24. 1998-11-30
    soldstatus $90,000
25. 1993-12-01
    soldstatus $75,000

ⓘ 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: $2,219 · $185/mo
• Projected year-2 tax: $2,219 · $185/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 · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,487
• − Mortgage interest: −$9,243
• − Property taxes: −$2,219
• − Insurance: −$825
• − Repairs & maintenance: −$1,639
• − Management: −$1,639
• − HOA: −$504
• − Depreciation: −$4,800
• Taxable loss: −$382
• Est. tax savings @ 24.0%: +$92
• After-tax cash flow: $2,345/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: Oklahoma City
• NCES district ID: 4022770
• Math proficiency: 7% ▼ -5.00%
• Reading proficiency: 10% ▼ -6.00%
• Median HH income: $35,606
• Composite: 7.0/100
• National rank: #9970
• State rank: #254 of 270 in OK

Livability — Oklahoma City

• Score: 80/100
• State rank: #3
• US rank: #1635

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment C Housing A+ Health & safety A+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oklahoma City, OK
• County: Oklahoma County · 771,644 people
• City population: 498,656
• Metro: Oklahoma City, OK
• Population (ZIP): 28,728
• Household income: $88,031
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 913.0

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 0.59)
• Race & ethnicity: White 62% Black 14% Two or more races 11% Hispanic / Latino 8% Asian 6% Native American 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 4% Italian 2% Serbian 1%
• Foreign-born: 8% · Vietnam, Canada, China
• Languages at home: 90% English-only · Spanish 4% Vietnamese 2% Other Asian/Pacific 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: ▼ -172.35%
• Current HPI: 205.6639
• Rent YoY: ▲ 5.59%
• 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

+120.0% since first listed

17 events — show timeline

• 2026-04-29 Price Changed $165,000 MLSOK
• 2026-04-20 Price Changed $175,000 MLSOK
• 2026-04-10 Price Changed $189,000 MLSOK
• 2026-04-06 Listed $198,000 MLSOK
• 2018-02-27 Sold (Public Records) $120,000 Public Records
• 2018-02-26 Sold (MLS) $120,000 MLSOK
• 2018-01-28 Pending — MLSOK
• 2018-01-12 Price Changed $125,000 MLSOK
• 2017-11-30 Price Changed $130,000 MLSOK
• 2017-11-08 Listed $139,900 MLSOK
• 2010-07-01 Listing Removed — MLSOK
• 2010-03-28 Listed $159,900 MLSOK
• 2004-12-14 Sold (Public Records) $108,000 Public Records
• 2004-10-08 Sold (MLS) $108,000 MLSOK
• 2004-07-16 Listed $119,900 MLSOK
• 1998-11-30 Sold (Public Records) $90,000 Public Records
• 1993-12-01 Sold (Public Records) $75,000 Public Records

Property tax history

+6.0%/yr

Latest (2025): $2,219 · +4.2% YoY. Source: county tax records.