4416 S Wofford Ave · Del City, OK 73115

$149,900

3 bd · 2.0 ba · 1,092 sqft · SingleFamily public records · 26 Days on market

Built 1969 9,248 sqft lot Est $162k · 7% under

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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 +15.5/30.0
• ARV discount +10.8/15.0
• DSCR +4.8/10.0
• 1% rule +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

2nd living room is converted garage and not included in Square Footage above!! Large corner lot!! Home has new carpet, tile, paint, appliances and much more!! Close to Tinker Air Force Base!! See attachment for PAS requirements and WFHM offer submittal information in MLS document section.

Key facts

• Laminate flooring
• Converted garage
• Second living area

Tags

• NEW ROOF
• NEW AC
• LAMINATE FLOORING
• CONVERTED GARAGE
• SECOND LIVING AREA
• LARGE CARPORT

Property features AI

Finance

• Other: Located in Del Mar Hills addition; Homestead not indicated
• Financial info: Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: Concrete driveway; 2-car garage
• Home design: Single family residence; One story; Residential property; Entry level: One
• Construction: Brick and frame construction; Composition roof (replaced/updated 2023); Slab foundation
• Exterior features: Open patio; Corner lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bath; 1 half bath
• Interior features: Two living areas; Masonry fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $61 ($736/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 $130k (13.0% below list).
• Recommended offer: $130k (13.0% 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: Townsend Es (math 8% / reading 17%, grade F, #652 of 845 statewide, top 79%, 459 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); 119 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 33% 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 $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.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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 $64k; list at $150k implies a 134% gain — meaningful room to come down on a strong offer.

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 $130,468 (13.0% below list)

Questions for the listing agent

1. Built in 1969 — 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 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: 0.87% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.75%
• DSCR: 1.08
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $161,616
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4321 Epperly Dr	0.13mi	3/2.0	1,075 (-2%)	0mo	$155,000	$144	91
4300 S Vickie Dr	0.39mi	3/1.5	1,074 (-2%)	1mo	$177,700	$165	76
4705 SE 42nd St	0.39mi	3/1.5	1,117 (+2%)	1mo	$179,900	$161	76
4201 Vickie Dr	0.37mi	2/1.5 (-1)	1,097 (+0%)	1mo	$170,000	$155	74
4516 Lunow Dr	0.50mi	3/2.0	1,159 (+6%)	1mo	$133,600	$115	66
4712 Cherry Hill Ln	0.37mi	3/2.0	1,202 (+10%)	2mo	$130,000	$108	64
4617 SE 38th St	0.50mi	3/1.5	1,012 (-7%)	0mo	$159,000	$157	62
3917 Clendon Way	0.72mi	3/2.0	1,076 (-2%)	2mo	$124,600	$116	62
4769 Spiva Dr	0.55mi	3/1.5	1,016 (-7%)	0mo	$180,000	$177	60
4729 Meench Dr	0.63mi	3/1.5	1,027 (-6%)	1mo	$135,000	$131	58
4720 Meench Dr	0.59mi	3/1.5	981 (-10%)	0mo	$140,000	$143	53
3701 Veterans Ln	0.65mi	3/2.0	1,249 (+14%)	0mo	$185,000	$148	45

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: -15.4%
• Equity multiple: 0.46×
• Total profit: $-22,648
• Equity at exit: $22,351

10-year hold

• IRR: -10.0%
• Equity multiple: 0.44×
• Total profit: $-23,672
• Equity at exit: $12,961

Cash invested: $41,972 (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: 119
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,305 high
• Mortgage (P&I): −$786
• Tax from tax record: −$121 /mo · $1,449/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $61

Break-even live

Break-even rent $1,227

Max offer price $149,900

Occupancy floor 90%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4600 Loch Ln Oklahoma City, OK	2.0	1.0	834	$1,195	$1.43	20d	1	0.27mi
4721 SE 46th St Oklahoma City, OK	3.0	2.0	1002	$1,275	$1.27	11d	1	0.28mi
4500 Cherry Hill Ln Oklahoma City, OK	2.0	1.0	850	$820	$0.96	23d	1	0.29mi
4900 Sunny Ct Oklahoma City, OK	3.0	2.0	1281	$1,600	$1.25	2d	1	0.29mi
4309 SE 48th Ter Oklahoma City, OK	3.0	2.0	1458	$1,525	$1.05	1d	1	0.31mi
4702 Loch Ln Unit 4309 Oklahoma City, OK	2.0	1.0	950	$1,200	$1.26	4d	1	0.34mi
4217 SE 48th Ter Oklahoma City, OK	3.0	1.5	1043	$1,295	$1.24	23d	1	0.35mi
4700 SE 42nd St Oklahoma City, OK	3.0	2.0	1130	$1,400	$1.24	23d	1	0.35mi
4104 SE 45th Ter Oklahoma City, OK	4.0	1.5	1111	$1,275	$1.15	2d	1	0.36mi
4328 Edinburg Way Del City, OK	3.0	2.0	1145	$1,499	$1.31	23d	1	0.39mi
4004 SE 45th Ter Oklahoma City, OK	3.0	1.0	1006	$995	$0.99	23d	1	0.42mi
4900 S Dimple Dr Oklahoma City, OK	3.0	1.5	1463	$1,025	$0.70	2d	1	0.43mi
4825 Eric Dr Oklahoma City, OK	3.0	2.0	1488	$1,695	$1.14	14d	1	0.44mi
4016 SE 47th St Oklahoma City, OK	3.0	1.5	1245	$1,199	$0.96	4d	1	0.45mi
4220 SE 49th St Oklahoma City, OK	3.0	2.0	1223	$1,175	$0.96	23d	1	0.46mi
4101 SE 48th St Oklahoma City, OK	3.0	1.0	974	$1,245	$1.28	16d	1	0.46mi
4008 SE 47th St Oklahoma City, OK	3.0	1.5	1082	$1,145	$1.06	2d	1	0.46mi
3916 SE 46th St Oklahoma City, OK	3.0	1.5	1220	$1,295	$1.06	23d	1	0.49mi
4917 S Karen St Oklahoma City, OK	3.0	1.5	960	$1,100	$1.15	23d	1	0.51mi
4116 Overland Dr Oklahoma City, OK	3.0	2.0	1363	$1,500	$1.10	1d	1	0.53mi
4700 Clendon Way Oklahoma City, OK	3.0	2.0	1434	$1,450	$1.01	14d	1	0.61mi
4215 SE 53rd St Oklahoma City, OK	1.0–2.0	1.0	769	$915	$1.19	23d	1	0.63mi
3741 SE 48th Pl Oklahoma City, OK	3.0	2.0	1370	$1,225	$0.89	2d	1	0.65mi
3451 SE 44th St Unit 269 Del City, OK	2.0	1.0	924	$850	$0.92	2d	1	0.71mi
3451 SE 44th St Oklahoma City, OK	1.0–3.0	1.0–2.0	974	$950	$0.98	11d	4	0.71mi
5537 S Sunnylane Rd Oklahoma City, OK	1.0–2.0	1.0–1.5	840	$850	$1.01	2d	11	0.76mi
3305 Neighbors Ln Oklahoma City, OK	3.0	1.0	945	$1,250	$1.32	2d	1	0.94mi
4741 Ridgeway Dr Oklahoma City, OK	2.0	1.0	615	$850	$1.38	2d	7	0.95mi
4638 SE 29th St Del City, OK	2.0	1.0	1250	$1,300	$1.04	23d	1	0.99mi
4650 SE 29th St Del City, OK	2.0	1.0	1100	$900	$0.82	23d	1	1.00mi
5707 SE 48th St Oklahoma City, OK	1.0–3.0	1.0–2.0	899	$1,363	$1.52	1d	6	1.00mi
3224 Lazy Ln Oklahoma City, OK	3.0	2.0	1440	$1,300	$0.90	23d	1	1.01mi
3925 SE 59th St Oklahoma City, OK	2.0	1.5	993	$1,211	$1.22	21d	1	1.08mi
5010 Avion Ct Oklahoma City, OK	3.0	2.0	1208	$1,435	$1.19	17d	1	1.08mi
4613 SE 28th St Del City, OK	3.0	1.0	1056	$1,255	$1.19	2d	1	1.09mi
5024 Brookdale St Oklahoma City, OK	3.0	1.5	1039	$1,550	$1.49	21d	1	1.09mi
4814 Kristie Dr Oklahoma City, OK	2.0	1.0	825	$895	$1.08	23d	1	1.11mi
5316 S Briarwood Dr Oklahoma City, OK	3.0	2.0	980	$1,149	$1.17	23d	1	1.13mi
5609 Evanbrook Ter Oklahoma City, OK	3.0	2.0	1175	$1,395	$1.19	23d	1	1.13mi
5609 Evanbrook Ter Oklahoma City, OK	3.0	2.0	1175	$1,395	$1.19	2d	1	1.13mi

Listing history 20 events

1. 2026-06-18
   days on market $149,900 Active 26 DOM
2. 2026-06-17
   days on market $149,900 Active 25 DOM
3. 2026-06-16
   days on market $149,900 Active 24 DOM
4. 2026-06-15
   days on market $149,900 Active 23 DOM
5. 2026-06-13
   days on market $149,900 Active 21 DOM
6. 2026-06-13
   days on market $149,900 Active 20 DOM
7. 2026-06-09
   days on market $149,900 Active 17 DOM
8. 2026-06-08
   days on market $149,900 Active 16 DOM
9. 2026-06-07
   days on market $149,900 Active 15 DOM
10. 2026-06-05
    days on market $149,900 Active 12 DOM
11. 2026-06-03
    days on market $149,900 Active 11 DOM
12. 2026-06-02
    days on market $149,900 Active 10 DOM
13. 2026-06-01
    days on market $149,900 Active 9 DOM
14. 2026-05-31
    days on market $149,900 Active 8 DOM
15. 2026-05-23
    listed $149,900 Active
16. 2015-01-14
    soldstatus $64,000 292-char remark

    Show marketing remark (292 chars)

    2nd living room is converted garage and not included in Square Footage above!! Large corner lot!! Home has new carpet, tile, paint, appliances and much more!! Close to Tinker Air Force Base!! See attachment for PAS requirements and WFHM offer submittal information in MLS document section.

17. 2015-01-14
    soldstatus $64,000

    Show marketing remark (292 chars)

    2nd living room is converted garage and not included in Square Footage above!! Large corner lot!! Home has new carpet, tile, paint, appliances and much more!! Close to Tinker Air Force Base!! See attachment for PAS requirements and WFHM offer submittal information in MLS document section.

18. 2014-11-04
    listed $64,500 292-char remark

    Show marketing remark (292 chars)

    2nd living room is converted garage and not included in Square Footage above!! Large corner lot!! Home has new carpet, tile, paint, appliances and much more!! Close to Tinker Air Force Base!! See attachment for PAS requirements and WFHM offer submittal information in MLS document section.

19. 2006-03-21
    soldstatus $86,500
20. 1976-11-01
    soldstatus $20,533

ⓘ 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: $1,449 · $121/mo
• Projected year-2 tax: $1,449 · $121/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 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,656
• − Mortgage interest: −$8,397
• − Property taxes: −$1,449
• − Insurance: −$750
• − Repairs & maintenance: −$1,252
• − Management: −$1,252
• − Depreciation: −$4,361
• Taxable loss: −$1,805
• Est. tax savings @ 24.0%: +$433
• After-tax cash flow: $1,170/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

+630.0% since first listed

6 events — show timeline

• 2026-05-23 Listed $149,900 MLSOK
• 2015-01-14 Sold (Public Records) $64,000 Public Records
• 2015-01-14 Sold (MLS) $64,000 MLSOK
• 2014-11-04 Listed $64,500 MLSOK
• 2006-03-21 Sold (Public Records) $86,500 Public Records
• 1976-11-01 Sold (Public Records) $20,533 Public Records

Property tax history

+3.2%/yr

Latest (2025): $1,449 · +2.8% YoY. Source: county tax records.