4745 SE 25th St · Del City, OK 73115

$134,500

3 bd · 2.0 ba · 750 sqft · SingleFamily public records · 68 Days on market

Built 1950 7,501 sqft lot Est $101k · 33% over

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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 +16.7/30.0
• DSCR +5.2/10.0
• 1% rule +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

**** NEW ROOF PLACED 3/20/2026!!! **** Welcome home to this inviting 3-bedroom, 2-bath property offering a comfortable layout and great outdoor living. Inside, you’ll find bright, functional spaces with room to relax or entertain. Step outside to the expansive 750 sq. ft. open deck, perfect for gatherings, grilling, or enjoying quiet evenings outdoors. A great opportunity for anyone seeking a well-kept home with generous outdoor space in a convenient OKC location.

Key facts

• Open deck
• Outdoor living
• 7,501 sq ft lot

Tags

• OUTDOOR LIVING
• OPEN DECK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $134k.

Deal economics

• At list price, monthly cash flow is $84 ($1k/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 $118k (12.0% below list).
• Recommended offer: $118k (12.0% 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: Del City Es (math 8% / reading 12%, grade F, #711 of 845 statewide, top 87%, 523 students, 0% FRL); Del City Ms (math 4% / reading 11%, grade F, #306 of 345 statewide, top 90%, 925 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); 121 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $930 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

• It's been on market 68 days — a 6% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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 $66k; list at $134k implies a 104% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $118,327 (12.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
8. 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.
9. 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.
10. 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: 0.88% ✗
• Cap rate: 7.04%
• Cash-on-cash: 2.68%
• DSCR: 1.12
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $101,250
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4761 SE 25th St	0.04mi	2/1.0 (-1)	750 (0%)	19mo	$132,000	$176	73
4629 SE 22nd St	0.25mi	2/1.0 (-1)	777 (+4%)	12mo	$126,000	$162	64
4608 SE 23rd St	0.24mi	2/1.0 (-1)	825 (+10%)	2mo	$90,000	$109	62
4620 SE 20th St	0.37mi	2/1.0 (-1)	794 (+6%)	12mo	$125,500	$158	54
4525 SE 22nd St	0.34mi	2/1.0 (-1)	808 (+8%)	16mo	$135,000	$167	49
4517 SE 22nd St	0.36mi	2/1.0 (-1)	816 (+9%)	14mo	$103,000	$126	48
4229 SE 22nd St	0.67mi	2/1.0 (-1)	790 (+5%)	5mo	$105,000	$133	47
4221 SE 25th St	0.65mi	2/1.0 (-1)	750 (0%)	17mo	$70,000	$93	46
2405 Mccracken Dr	0.68mi	2/1.0 (-1)	756 (+1%)	18mo	$86,500	$114	43
4036 Pine Ave	0.70mi	3/1.0	834 (+11%)	2mo	$70,000	$84	42
2109 SE Mickey Rd	0.55mi	3/1.0	849 (+13%)	7mo	$114,500	$135	42
4424 SE 21st St	0.47mi	2/1.0 (-1)	849 (+13%)	13mo	$117,000	$138	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: -13.9%
• Equity multiple: 0.51×
• Total profit: $-18,501
• Equity at exit: $20,054

10-year hold

• IRR: -7.9%
• Equity multiple: 0.54×
• Total profit: $-17,401
• Equity at exit: $11,629

Cash invested: $37,660 (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: 121
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,183 high
• Mortgage (P&I): −$705
• Tax from tax record: −$89 /mo · $1,071/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $84

Break-even live

Break-even rent $1,077

Max offer price $134,500

Occupancy floor 88%

Sensitivity live

Price	-10% $160	-5% $122	+0% $84	+5% $46	+10% $8
Rent	-10% $-9	-5% $37	+0% $84	+5% $131	+10% $178
Rate	-1.0pp $152	-0.5pp $118	base $84	+0.5pp $49	+1.0pp $14

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: $33,625
• Closing costs: $4,035
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4765 SE 25th St Oklahoma City, OK	2.0	1.0	864	$895	$1.04	6d	1	0.03mi
4769 SE 27th St Oklahoma City, OK	3.0	1.0	1000	$1,300	$1.30	25d	1	0.12mi
4772 SE 23rd St Oklahoma City, OK	3.0	1.0	1044	$1,300	$1.25	4d	1	0.13mi
4713 SE 23rd St Oklahoma City, OK	3.0	1.0	750	$1,095	$1.46	25d	1	0.18mi
4613 SE 27th St Oklahoma City, OK	2.0	1.0	768	$1,050	$1.37	25d	1	0.25mi
4613 SE 28th St Del City, OK	3.0	1.0	1056	$1,255	$1.19	4d	1	0.29mi
4650 SE 29th St Del City, OK	2.0	1.0	1100	$900	$0.82	25d	1	0.33mi
4741 Ridgeway Dr Oklahoma City, OK	2.0	1.0	615	$850	$1.38	4d	7	0.38mi
4814 Kristie Dr Oklahoma City, OK	2.0	1.0	825	$895	$1.08	25d	1	0.47mi
3932 Mallard Dr Oklahoma City, OK	3.0	1.0	958	$950	$0.99	4d	1	0.81mi
4625 Tinker Diagonal Oklahoma City, OK	2.0	2.0	900	$1,050	$1.17	13d	1	0.83mi
3900 Mallard Dr Oklahoma City, OK	3.0	1.0	960	$975	$1.02	18d	1	0.88mi
3928 Teal Dr Oklahoma City, OK	3.0	1.0	1033	$1,200	$1.16	19d	1	0.89mi
1608 Breckenridge Dr Del City, OK	2.0	1.0	820	$1,050	$1.28	4d	1	0.92mi
1700 Karen Dr Oklahoma City, OK	2.0	1.0	748	$950	$1.27	25d	1	0.96mi
3812 SE 25th St Del City, OK	3.0	1.0	1044	$1,050	$1.01	25d	1	0.99mi
4340 Woodedge Dr Oklahoma City, OK	3.0	1.0	1026	$1,250	$1.22	4d	1	1.07mi
423 W Douglas Dr Oklahoma City, OK	3.0	1.0	1014	$1,095	$1.08	23d	1	1.19mi
3628 Firethorn Dr Oklahoma City, OK	3.0	1.0	968	$995	$1.03	25d	1	1.20mi
4702 Loch Ln Unit 4309 Oklahoma City, OK	2.0	1.0	950	$1,200	$1.26	6d	1	1.24mi
2312 Mustang St Oklahoma City, OK	3.0	1.5	912	$1,100	$1.21	12d	1	1.25mi
4600 Loch Ln Oklahoma City, OK	2.0	1.0	834	$1,195	$1.43	22d	1	1.25mi
1321 Mallard Dr Oklahoma City, OK	3.0	1.0	920	$1,288	$1.40	25d	1	1.26mi
407 W Fairchild Dr Oklahoma City, OK	3.0	1.0	1062	$1,045	$0.98	4d	1	1.30mi
6608 SE 15th St Oklahoma City, OK	3.0	2.0	1103	$1,425	$1.29	23d	1	1.31mi
2333 Becker Pl Del City, OK	3.0	1.0	972	$1,025	$1.05	23d	1	1.33mi
4500 Cherry Hill Ln Oklahoma City, OK	2.0	1.0	850	$820	$0.96	25d	1	1.35mi
2220 S Air Depot Blvd Oklahoma City, OK	3.0	1.0	1020	$1,395	$1.37	25d	1	1.39mi
1111 Jet Dr Oklahoma City, OK	3.0	1.0	1067	$1,095	$1.03	6d	1	1.41mi
1111 Jet Dr Oklahoma City, OK	3.0	1.0	1067	$1,095	$1.03	23d	1	1.41mi
3204 SE 19th St Oklahoma City, OK	2.0	1.0	822	$1,100	$1.34	6d	1	1.43mi
4128 SE 43rd St Oklahoma City, OK	3.0	1.0	620	$1,275	$2.06	25d	1	1.43mi
4721 SE 46th St Oklahoma City, OK	3.0	2.0	1002	$1,275	$1.27	13d	1	1.46mi
215 W McArthur Dr Oklahoma City, OK	2.0	1.0–2.0	795	$1,122	$1.41	4d	5	1.48mi

Listing history 11 events

1. 2026-05-06
   status Pending 474-char remark

   Show marketing remark (474 chars)

   **** NEW ROOF PLACED 3/20/2026!!! **** Welcome home to this inviting 3-bedroom, 2-bath property offering a comfortable layout and great outdoor living. Inside, you’ll find bright, functional spaces with room to relax or entertain. Step outside to the expansive 750 sq. ft. open deck, perfect for gatherings, grilling, or enjoying quiet evenings outdoors. A great opportunity for anyone seeking a well-kept home with generous outdoor space in a convenient OKC location.

2. 2026-04-21
   price $134,500 474-char remark

   Show marketing remark (474 chars)

   **** NEW ROOF PLACED 3/20/2026!!! **** Welcome home to this inviting 3-bedroom, 2-bath property offering a comfortable layout and great outdoor living. Inside, you’ll find bright, functional spaces with room to relax or entertain. Step outside to the expansive 750 sq. ft. open deck, perfect for gatherings, grilling, or enjoying quiet evenings outdoors. A great opportunity for anyone seeking a well-kept home with generous outdoor space in a convenient OKC location.

3. 2026-02-26
   listed $135,000 Active 474-char remark

   Show marketing remark (474 chars)

   **** NEW ROOF PLACED 3/20/2026!!! **** Welcome home to this inviting 3-bedroom, 2-bath property offering a comfortable layout and great outdoor living. Inside, you’ll find bright, functional spaces with room to relax or entertain. Step outside to the expansive 750 sq. ft. open deck, perfect for gatherings, grilling, or enjoying quiet evenings outdoors. A great opportunity for anyone seeking a well-kept home with generous outdoor space in a convenient OKC location.

4. 2016-08-19
   soldstatus $66,000
5. 2016-08-16
   soldstatus $65,900 Sold 175-char remark

   Show marketing remark (175 chars)

   Cozy space with this 3 bed...2bath.....1065SF home...lots of updates and plenty of room....nice deck for entertaining....outbuilding for extra storage....motivated seller.....

6. 2016-07-12
   status Pending 175-char remark

   Show marketing remark (175 chars)

   Cozy space with this 3 bed...2bath.....1065SF home...lots of updates and plenty of room....nice deck for entertaining....outbuilding for extra storage....motivated seller.....

7. 2016-04-02
   price $65,900 175-char remark

   Show marketing remark (175 chars)

   Cozy space with this 3 bed...2bath.....1065SF home...lots of updates and plenty of room....nice deck for entertaining....outbuilding for extra storage....motivated seller.....

8. 2016-03-18
   price $68,900 175-char remark

   Show marketing remark (175 chars)

   Cozy space with this 3 bed...2bath.....1065SF home...lots of updates and plenty of room....nice deck for entertaining....outbuilding for extra storage....motivated seller.....

9. 2016-01-07
   price $69,900 175-char remark

   Show marketing remark (175 chars)

   Cozy space with this 3 bed...2bath.....1065SF home...lots of updates and plenty of room....nice deck for entertaining....outbuilding for extra storage....motivated seller.....

10. 2015-09-01
    listed $72,900 Active 175-char remark

    Show marketing remark (175 chars)

    Cozy space with this 3 bed...2bath.....1065SF home...lots of updates and plenty of room....nice deck for entertaining....outbuilding for extra storage....motivated seller.....

11. 1991-12-17
    soldstatus $19,000

ⓘ 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: $1,071 · $89/mo
• Projected year-2 tax: $1,210 · $101/mo
• Expected delta: +$140/yr (+$12/mo · 13.0%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,199
• − Mortgage interest: −$7,534
• − Property taxes: −$1,071
• − Insurance: −$672
• − Repairs & maintenance: −$1,136
• − Management: −$1,136
• − Depreciation: −$3,913
• Taxable loss: −$1,263
• Est. tax savings @ 24.0%: +$303
• After-tax cash flow: $1,313/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

+607.9% since first listed

11 events — show timeline

• 2026-05-06 Pending — MLSOK
• 2026-04-21 Price Changed $134,500 MLSOK
• 2026-02-26 Listed $135,000 MLSOK
• 2016-08-19 Sold (Public Records) $66,000 Public Records
• 2016-08-16 Sold (MLS) $65,900 MLSOK
• 2016-07-12 Pending — MLSOK
• 2016-04-02 Price Changed $65,900 MLSOK
• 2016-03-18 Price Changed $68,900 MLSOK
• 2016-01-07 Price Changed $69,900 MLSOK
• 2015-09-01 Listed $72,900 MLSOK
• 1991-12-17 Sold (Public Records) $19,000 Public Records

Property tax history

+7.5%/yr

Latest (2025): $1,071 · +2.8% YoY. Source: county tax records.