4500 SE 77th St · Oklahoma City, OK 73135

$195,000

3 bd · 2.0 ba · 1,242 sqft · SingleFamily public records · 17 Days on market

Built 2006 7,440 sqft lot Est $202k · at est.

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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 +13.0/30.0
• ARV discount +9.2/15.0
• Livability +4.0/5.0
• DSCR +3.9/10.0
• Rent growth +3.7/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A great price for this home that feels much bigger than it really is. The living room/kitchen are open. The kitchen features a large working area with tons of cabinetry. The master bathroom features a walk-in closet. You really need to see this house to appreciate it.

Key facts

• 7,440 sq ft lot
• 2 garage spots
• Built 2006

Property features AI

Finance

• Other: Leased/occupied; Living area reported as 1,242 (assessor); Located in Sunny Pointe Sec 2; On the corner of S Sunny Lane Rd and I-240
• Financial info: Loan qualification allowed; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Utilities: No flood insurance required (per listing)
• Home design: Single family residence; One-story; Existing property
• Construction: Brick and frame construction; Heavy composition roof; Slab foundation; Built (existing)
• Exterior features: Corner lot; No exterior specialty features listed

Interior

• Bedrooms: 3 bedrooms (all on one level)
• Bathrooms: 2 full bathrooms
• Interior features: One living area; No fireplace; No study

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $-10 ($-120/yr) — negative.
• To cash-flow at today's rent, offer at most $193k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (16.7% below list).
• Recommended offer: $163k (16.7% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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.
• 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: Parkview Es (math 10% / reading 9%, grade F, #733 of 845 statewide, top 87%, 679 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 fast (+4.8%/yr); 89 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 31% of the median local income ($63k/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 $6k 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 17 days — a 2% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y 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 $122k; list at $195k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,523 (16.7% 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. 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. 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?
6. 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.
7. 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.
8. 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: 0.83% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.22%
• DSCR: 0.99
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $202,446
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4544 SE 81st St	0.29mi	3/2.0	1,233 (-1%)	3mo	$194,000	$157	83
4517 SE 80th St	0.20mi	3/2.0	1,241 (-0%)	10mo	$175,000	$141	82
4701 SE 81st St	0.28mi	3/2.0	1,268 (+2%)	3mo	$217,000	$171	81
4524 SE 80th St	0.23mi	3/2.0	1,251 (+1%)	8mo	$204,500	$163	81
4704 SE 81st St	0.31mi	3/2.0	1,268 (+2%)	3mo	$211,000	$166	80
4709 SE 81st St	0.28mi	3/2.0	1,215 (-2%)	9mo	$205,000	$169	76
4537 SE 80th St	0.20mi	3/2.0	1,168 (-6%)	8mo	$184,000	$158	74
8112 Erryn Ln	0.31mi	3/2.0	1,215 (-2%)	12mo	$210,000	$173	72
4906 SE 79th St	0.32mi	3/2.0	1,206 (-3%)	10mo	$210,000	$174	72
4528 SE 80th St	0.23mi	3/2.0	1,176 (-5%)	11mo	$192,000	$163	71
7909 Chumley Ln	0.15mi	3/2.0	1,337 (+8%)	12mo	$203,000	$152	70
8113 Waters Edge Way	0.28mi	3/2.0	1,405 (+13%)	8mo	$225,000	$160	58

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 · 4.76% rent growth · sell at horizon

5-year hold

• IRR: -14.8%
• Equity multiple: 0.46×
• Total profit: $-29,317
• Equity at exit: $29,075

10-year hold

• IRR: -3.6%
• Equity multiple: 0.74×
• Total profit: $-13,929
• Equity at exit: $16,860

Cash invested: $54,600 (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 73135

• Home prices YoY: -8.0%
• Rents YoY: 4.8%
• Active inventory: 89
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,625 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$190 /mo · $2,281/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $-10

Break-even live

Break-even rent $1,638

Max offer price $193,228

Occupancy floor 96%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4800 Interstate 240 Oklahoma City, OK	3.0	2.0	1326	$1,560	$1.18	24d	1	0.11mi
8032 Erryn Ln Oklahoma City, OK	3.0	2.0	1361	$1,595	$1.17	17d	1	0.27mi
7719 Bennie Ter Oklahoma City, OK	3.0	2.0	1259	$1,650	$1.31	2d	1	0.29mi
4512 SE 81st St Oklahoma City, OK	3.0	2.0	1233	$1,650	$1.34	3d	1	0.29mi
7804 Bennie Ter Oklahoma City, OK	3.0	2.0	1233	$1,650	$1.34	11d	1	0.32mi
7802 Bennie Ter Oklahoma City, OK	3.0	2.0	1213	$1,650	$1.36	24d	1	0.32mi
6929 S Sooner Rd Oklahoma City, OK	1.0–3.0	1.0–3.0	1085	$1,890	$1.74	2d	20	0.69mi
4813 SE 89th Ter Oklahoma City, OK	3.0	2.0	1395	$1,495	$1.07	15d	1	0.78mi
3308 SE 89th St Oklahoma City, OK	3.0	2.0	1152	$1,214	$1.05	12d	1	1.23mi
3533 SE 94th St Oklahoma City, OK	3.0	2.0	1201	$1,549	$1.29	16d	1	1.33mi
8601 Canyon Trail Dr Oklahoma City, OK	3.0	2.0	1446	$1,590	$1.10	10d	1	1.35mi
3925 SE 59th St Oklahoma City, OK	2.0	1.5	993	$1,211	$1.22	21d	1	1.44mi

Listing history 13 events

1. 2026-06-18
   days on market $195,000 Active 17 DOM
2. 2026-06-17
   days on market $195,000 Active 16 DOM
3. 2026-06-16
   days on market $195,000 Active 15 DOM
4. 2026-06-15
   days on market $195,000 Active 14 DOM
5. 2026-06-13
   days on market $195,000 Active 12 DOM
6. 2026-06-13
   days on market $195,000 Active 11 DOM
7. 2026-06-09
   days on market $195,000 Active 8 DOM
8. 2026-06-08
   days on market $195,000 Active 7 DOM
9. 2026-06-07
   days on market $195,000 Active 6 DOM
10. 2026-06-05
    days on market $195,000 Active 3 DOM
11. 2026-06-03
    days on market $195,000 Active 2 DOM
12. 2026-06-02
    remarks 482-char remark
13. 2026-06-02
    listed $195,000 Active 1 DOM

ⓘ 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: $2,281 · $190/mo
• Projected year-2 tax: $2,281 · $190/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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 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: $19,503
• − Mortgage interest: −$10,923
• − Property taxes: −$2,281
• − Insurance: −$975
• − Repairs & maintenance: −$1,560
• − Management: −$1,560
• − Depreciation: −$5,673
• Taxable loss: −$3,470
• Est. tax savings @ 24.0%: +$833
• After-tax cash flow: $712/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 — 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): 22,022
• Household income: $63,478
• Rent vs Own: 44.8% rent · 55.2% own
• Severe rent burden: 1083.0

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: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: White 41% Black 25% Hispanic / Latino 19% Two or more races 15% Asian 6% Native American 2%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 83% English-only · Spanish 11% Vietnamese 3% 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: ▼ -20.17%
• Current HPI: 232.4241
• Rent YoY: ▲ 4.76%
• 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

+63.3% since first listed

3 events — show timeline

• 2026-06-01 Listed $195,000 MLSOK
• 2007-01-18 Sold (MLS) $121,840 MLSOK
• 2006-10-04 Listed $119,400 MLSOK

Property tax history

+2.6%/yr

Latest (2025): $2,281 · +3.3% YoY. Source: county tax records.