4420 S Olie Ave · Oklahoma City, OK 73109

$155,000

2 bd · 2.0 ba · 1,279 sqft · Townhouse public records · 109 Days on market

Built 1985 4,373 sqft lot $121/sqft · at area comps Est $161k · at est. $50/mo HOA · 4% of rent

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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).

• Appreciation +10.0/10.0
• ARV discount +9.1/15.0
• Cash flow +8.2/30.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Schools +0.7/10.0

Listing remarks MLS

Charming and move-in ready brick half-duplex featuring 2 bedrooms, 2 bathrooms, and an oversized one-car garage with 1,279 sq ft of living space. This well-maintained home is ideal for first-time buyers, downsizers, or anyone seeking low-maintenance living. The spacious living room offers a cozy brick gas-log fireplace. The primary suite includes access to a covered patio, perfect for relaxing. The backyard features a charming stone walking path, several flower beds, and a new side fence for added privacy. HOA fee of $50/month covers lawn maintenance and common area upkeep. Roof replaced in 2020. Kitchen remodeled in 2023. Great location just minutes from Walmart, restaurants, and a hospital, offering convenient access to shopping and medical services. A wonderful opportunity that won’t last long!

Key facts

• Stone walking path
• Covered patio
• New side fence

Tags

• BRICK HALF-DUPLEX
• COZY BRICK GAS-LOG FIREPLACE
• COVERED PATIO
• STONE WALKING PATH
• NEW SIDE FENCE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $155k.

Deal economics

• At list price, monthly cash flow is $-144 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $130k (16.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $118k (23.9% below list).
• Recommended offer: $118k (23.9% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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: 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.
• Zoned schools: Adelaide Lee Es (math 2% / reading 2%, grade F, #802 of 845 statewide, top 100%, 410 students, 0% FRL); Classen Ms of Advanced Studies (math 35% / reading 46%, grade F, #6 of 345 statewide, top 1%, 855 students, 0% FRL); Capitol Hill Hs (math 2% / reading 4%, grade F, #444 of 447 statewide, top 99%, 1,455 students, 0% FRL) — zoned schools average 0% FRL vs 82% district-wide (82 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+4.5%/yr); 85 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 5,365 units permitted in Oklahoma County in 2024 (569 in 5+ unit buildings).
• This rent runs 33% of the median local income ($43k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Oklahoma County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.

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 $117,924 (23.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.76% ✗
• Cap rate: 5.18%
• Cash-on-cash: -3.97%
• DSCR: 0.82
• GRM: 11.0

CMA / ARV

• ARV (median comp): $160,790
• List price: $155,000
• Delta: -3.60%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4406 S Olie Ave	0.03mi	2/2.0	1,322 (+3%)	1mo	$170,000	$129	92

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 4.51% rent growth · sell at horizon

5-year hold

• IRR: 21.9%
• Equity multiple: 2.78×
• Total profit: $77,107
• Equity at exit: $139,636

10-year hold

• IRR: 20.1%
• Equity multiple: 6.49×
• Total profit: $238,226
• Equity at exit: $301,131

Cash invested: $43,400 (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 73109

• Home prices YoY: 9.5%
• Rents YoY: 4.5%
• Active inventory: 85
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,179 high
• Mortgage (P&I): −$813
• Tax from tax record: −$148 /mo · $1,774/yr
• Insurance: −$65
• HOA: −$50
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $-144

Break-even live

Break-even rent $1,361

Max offer price $129,623

Occupancy floor —

Sensitivity live

Price	-10% $-56	-5% $-100	+0% $-144	+5% $-188	+10% $-231
Rent	-10% $-237	-5% $-190	+0% $-144	+5% $-97	+10% $-50
Rate	-1.0pp $-66	-0.5pp $-104	base $-144	+0.5pp $-184	+1.0pp $-225

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4426 S Olie Ave Oklahoma City, OK	2.0	2.0	1159	$1,220	$1.05	13d	1	0.00mi
632 SW 44th St Oklahoma City, OK	2.0	1.0	958	$1,000	$1.04	6d	1	0.11mi
624 SW 44th St Oklahoma City, OK	2.0	1.0	1206	$1,500	$1.24	45d	1	0.13mi
733 SW 47th St Oklahoma City, OK	3.0	1.5	1228	$1,180	$0.96	25d	1	0.19mi
620 SW 50th St Oklahoma City, OK	2.0	1.0	977	$1,100	$1.13	4d	1	0.43mi
800 SW 52nd St Oklahoma City, OK	2.0	1.0	920	$995	$1.08	25d	1	0.56mi
1132 SW 40th St Oklahoma City, OK	3.0	2.0	1436	$1,350	$0.94	25d	1	0.57mi
5413 S Lee Ave Oklahoma City, OK	3.0	2.0	1460	$2,100	$1.44	4d	1	0.69mi
3407 S Lee Ave Oklahoma City, OK	2.0	1.0	900	$980	$1.09	45d	1	0.71mi
5113 S Sage Ave Oklahoma City, OK	3.0	1.5	996	$1,025	$1.03	4d	1	0.72mi
24 SW 54th St Oklahoma City, OK	3.0	1.5	1272	$1,400	$1.10	45d	1	1.01mi
1421 SW 52nd St Oklahoma City, OK	3.0	2.0	1535	$1,500	$0.98	4d	1	1.02mi
4101 S Shields Blvd Unit Shields 3B Oklahoma City, OK	3.0	2.0	957	$1,050	$1.10	25d	1	1.07mi
4101 S Shields Blvd Apt 3B Oklahoma City, OK	3.0	2.0	957	$1,025	$1.07	6d	1	1.07mi
4330 S Barnes Ave Oklahoma City, OK	1.0–3.0	1.0–2.0	860	$937	$1.09	6d	9	1.27mi
1004 SW 62nd St Oklahoma City, OK	3.0	1.0	968	$1,295	$1.34	6d	1	1.27mi
1402 SW 59th St Unit 3202 Oklahoma City, OK	2.0	1.0	950	$865	$0.91	25d	1	1.34mi
1402 SW 59th St Apt 3201 Oklahoma City, OK	2.0	1.0	950	$865	$0.91	45d	1	1.34mi
1402 SW 59th St Apt 1112 Oklahoma City, OK	2.0	1.5	925	$980	$1.06	45d	1	1.36mi
1345 SW 27th St Oklahoma City, OK	3.0	2.0	1153	$1,095	$0.95	4d	1	1.39mi
2140 SW 35th St Oklahoma City, OK	3.0	2.0	976	$1,300	$1.33	45d	1	1.40mi
1433 SW 60th St Oklahoma City, OK	3.0	2.0	942	$1,400	$1.49	45d	1	1.45mi
1020 SW 65th St Oklahoma City, OK	3.0	1.0	956	$1,330	$1.39	45d	1	1.48mi

HOA detail

• Monthly dues: $50 · $600/yr
• Likely covers: gas

Listing history 21 events

1. 2026-06-21
   days on market $155,000 Active 109 DOM
2. 2026-06-18
   days on market $155,000 Active 106 DOM
3. 2026-06-17
   days on market $155,000 Active 105 DOM
4. 2026-06-16
   days on market $155,000 Active 104 DOM
5. 2026-06-15
   days on market $155,000 Active 103 DOM
6. 2026-06-13
   days on market $155,000 Active 101 DOM
7. 2026-06-09
   days on market $155,000 Active 97 DOM
8. 2026-06-08
   days on market $155,000 Active 96 DOM
9. 2026-06-07
   days on market $155,000 Active 95 DOM
10. 2026-06-05
    days on market $155,000 Active 92 DOM
11. 2026-06-03
    days on market $155,000 Active 91 DOM
12. 2026-06-02
    days on market $155,000 Active 90 DOM
13. 2026-06-01
    days on market $155,000 Active 89 DOM
14. 2026-05-31
    days on market $155,000 Active 88 DOM
15. 2026-05-12
    price $155,000 814-char remark

    Show marketing remark (814 chars)

    Charming and move-in ready brick half-duplex featuring 2 bedrooms, 2 bathrooms, and an oversized one-car garage with 1,279 sq ft of living space. This well-maintained home is ideal for first-time buyers, downsizers, or anyone seeking low-maintenance living. The spacious living room offers a cozy brick gas-log fireplace. The primary suite includes access to a covered patio, perfect for relaxing. The backyard features a charming stone walking path, several flower beds, and a new side fence for added privacy. HOA fee of $50/month covers lawn maintenance and common area upkeep. Roof replaced in 2020. Kitchen remodeled in 2023. Great location just minutes from Walmart, restaurants, and a hospital, offering convenient access to shopping and medical services. A wonderful opportunity that won’t last long!

16. 2026-03-04
    listed $160,000 Active 814-char remark

    Show marketing remark (814 chars)

    Charming and move-in ready brick half-duplex featuring 2 bedrooms, 2 bathrooms, and an oversized one-car garage with 1,279 sq ft of living space. This well-maintained home is ideal for first-time buyers, downsizers, or anyone seeking low-maintenance living. The spacious living room offers a cozy brick gas-log fireplace. The primary suite includes access to a covered patio, perfect for relaxing. The backyard features a charming stone walking path, several flower beds, and a new side fence for added privacy. HOA fee of $50/month covers lawn maintenance and common area upkeep. Roof replaced in 2020. Kitchen remodeled in 2023. Great location just minutes from Walmart, restaurants, and a hospital, offering convenient access to shopping and medical services. A wonderful opportunity that won’t last long!

17. 2023-05-05
    soldstatus $140,000
18. 2023-05-01
    soldstatus $140,000 Closed 589-char remark

    Show marketing remark (589 chars)

    1/2 Duplex brick home, move-in ready, & just cute as can be. 2 Bedroom, 2 Bath, oversized one-car garage with 1279 SqFt. This home would be good for any family just starting out or a fabulous retirement home. $50 HOA fee per month covers lawn maintenance & common areas. Large living with brick gas-log fireplace. Nice, covered patio off Master Suite, small backyard w/cute stone walking path & several flower beds to enjoy! Roof is only 3 years old. Dishwasher has a leak. Gas Fireplace has not been used by current owners. Selling AS-IS. This will not last long!!!

19. 2023-03-25
    status Pending 589-char remark

    Show marketing remark (589 chars)

    1/2 Duplex brick home, move-in ready, & just cute as can be. 2 Bedroom, 2 Bath, oversized one-car garage with 1279 SqFt. This home would be good for any family just starting out or a fabulous retirement home. $50 HOA fee per month covers lawn maintenance & common areas. Large living with brick gas-log fireplace. Nice, covered patio off Master Suite, small backyard w/cute stone walking path & several flower beds to enjoy! Roof is only 3 years old. Dishwasher has a leak. Gas Fireplace has not been used by current owners. Selling AS-IS. This will not last long!!!

20. 2023-03-20
    listed $140,000 Active 589-char remark

    Show marketing remark (589 chars)

    1/2 Duplex brick home, move-in ready, & just cute as can be. 2 Bedroom, 2 Bath, oversized one-car garage with 1279 SqFt. This home would be good for any family just starting out or a fabulous retirement home. $50 HOA fee per month covers lawn maintenance & common areas. Large living with brick gas-log fireplace. Nice, covered patio off Master Suite, small backyard w/cute stone walking path & several flower beds to enjoy! Roof is only 3 years old. Dishwasher has a leak. Gas Fireplace has not been used by current owners. Selling AS-IS. This will not last long!!!

21. 1985-09-01
    soldstatus $68,000

ⓘ 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: $1,774 · $148/mo
• Projected year-2 tax: $1,774 · $148/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 · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,151
• − Mortgage interest: −$8,682
• − Property taxes: −$1,774
• − Insurance: −$775
• − Repairs & maintenance: −$1,132
• − Management: −$1,132
• − HOA: −$600
• − Depreciation: −$4,509
• Taxable loss: −$4,454
• Est. tax savings @ 24.0%: +$1,069
• After-tax cash flow: $-655/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): 21,378
• Household income: $43,133
• Rent vs Own: 56.5% rent · 43.5% own
• Severe rent burden: 1473.0

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 0.55)
• Race & ethnicity: Hispanic / Latino 62% Two or more races 24% White 23% Black 9% Native American 5%
• Hispanic origin (detail): Mexican 58%
• Common ancestry: Italian 1% Hispanic 1% Scottish 1%
• Foreign-born: 26% · Canada
• Languages at home: 49% English-only · Spanish 50% Other Asian/Pacific 0%

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: ▲ 23.48%
• Current HPI: 270.5333
• Rent YoY: ▲ 4.51%
• 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

+127.9% since first listed

7 events — show timeline

• 2026-05-12 Price Changed $155,000 MLSOK
• 2026-03-04 Listed $160,000 MLSOK
• 2023-05-05 Sold (Public Records) $140,000 Public Records
• 2023-05-01 Sold (MLS) $140,000 MLSOK
• 2023-03-25 Pending — MLSOK
• 2023-03-20 Listed $140,000 MLSOK
• 1985-09-01 Sold (Public Records) $68,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $1,774 · +0.9% YoY. Source: county tax records.