4108 Thorn Burn Pl · Oklahoma City, OK 73179

$245,000

4 bd · 2.0 ba · 1,617 sqft · SingleFamily public records · 90 Days on market

Built 2005 7,200 sqft lot Est $288k · 15% under

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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 +19.4/30.0
• ARV discount +14.2/15.0
• DSCR +6.1/10.0
• 1% rule +4.5/10.0
• Livability +4.0/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This TRUE 4-bedroom home is an architectural dream and offers a fantastic layout. This sunlit home has a lot of natural light and a great entertaining flow for gatherings. The kitchen is truly fit for a chef with a breakfast bar and stainless steel appliances. Master Suite has a jetted tub, walk-in closet, tub and separate shower and double vanities. Generous sized secondary bedrooms and a mother-in-law floorplan. Spacious backyard and an incredible location close to highways, retail, schools. Don't miss out, it won't last long!

Key facts

• Updated countertops
• Modern fixtures
• Jacuzzi tub

Tags

• UPDATED COUNTERTOPS
• MODERN FIXTURES
• JACUZZI TUB
• BACK PATIO
• NEW ROOF
• PEACEFUL NEIGHBORHOOD

Property features AI

Finance

• Other: Homestead exempt; No storm shelter; Property listed as active; Garage door lift, kitchen external exhaust, smoke alarm
• Financial info: Loan qualification: Yes
• HOA & community: No mandatory association dues

Exterior

• Parking: Concrete driveway; 2‑car garage
• Utilities: Cable available; High‑speed internet available; Public utilities
• Home design: Single family residence; One story; West facing; Residential property
• Construction: Brick construction; Composition roof (roof year 2026); Slab foundation; Existing property
• Exterior features: Covered patio; Covered porch; Rain gutters; Wood fencing; Interior lot

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Electric free‑standing range/oven
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Zoned heating
• Interior features: Ceiling fans; Whirlpool tub; Window treatments
• Laundry & utility: Water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $275 ($3k/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 $233k (5.0% below list).
• Recommended offer: $230k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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.
• Mustang (suburban): math 35% / reading 33% proficiency, ranked #28 of 270 in OK (top 10%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Prairie View Es (math 53% / reading 36%, grade F, #63 of 845 statewide, top 8%, 765 students, 0% FRL); Mustang Hs (math 28% / reading 39%, grade F, #65 of 447 statewide, top 14%, 3,756 students, 0% FRL) — zoned schools average 0% FRL vs 28% district-wide (28 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 99 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $2k of loan paydown is wiped out by about $7k 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 90 days — a 6% lower offer ($230k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $150k; list at $245k implies a 63% 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 $230,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.95% ✗
• Cap rate: 7.64%
• Cash-on-cash: 4.80%
• DSCR: 1.21
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $287,826
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4013 Windgate West Rd	0.14mi	3/2.0 (-1)	1,536 (-5%)	2mo	$242,500	$158	78
8800 SW 44th Ter	0.29mi	3/2.0 (-1)	1,568 (-3%)	2mo	$279,000	$178	75
4001 Western Heights Ave	0.04mi	3/2.0 (-1)	1,472 (-9%)	4mo	$225,000	$153	75
4413 Wind Haven Dr	0.28mi	3/2.0 (-1)	1,539 (-5%)	2mo	$281,500	$183	72
4704 Caleb St	0.39mi	4/2.0	1,535 (-5%)	2mo	$220,000	$143	72
3920 Alnwick Ln	0.32mi	3/3.0 (-1)	1,479 (-8%)	1mo	$267,000	$181	61
8716 SW 39th St	0.24mi	3/2.0 (-1)	1,390 (-14%)	0mo	$242,500	$174	60
8516 SW 47th Cir	0.43mi	3/2.0 (-1)	1,422 (-12%)	1mo	$223,600	$157	54
4801 Tsavo Way	0.71mi	3/2.0 (-1)	1,556 (-4%)	2mo	$255,000	$164	54
9232 SW 44th Ter	0.65mi	4/2.0	1,800 (+11%)	2mo	$341,150	$190	49
9221 SW 44th Ter	0.63mi	4/2.0	1,851 (+14%)	1mo	$344,875	$186	46
9329 SW 42nd St	0.72mi	4/2.5	1,800 (+11%)	4mo	$344,999	$192	42

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.8%
• Equity multiple: 0.68×
• Total profit: $-22,252
• Equity at exit: $36,530

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $2,971
• Equity at exit: $21,183

Cash invested: $68,600 (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 73179

• Home prices YoY: -5.5%
• Active inventory: 99
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,329 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$178 /mo · $2,137/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $275

Break-even live

Break-even rent $1,981

Max offer price $245,000

Occupancy floor 83%

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4101 Western Heights Ave Oklahoma City, OK	4.0	2.5	1593	$3,500	$2.20	3d	1	0.05mi
4517 Hunter Blvd Oklahoma City, OK	3.0	2.0	1709	$1,695	$0.99	23d	1	0.34mi
8913 SW 42nd St Oklahoma City, OK	3.0	2.0	1492	$1,850	$1.24	23d	1	0.35mi
8421 SW 47th Cir Oklahoma City, OK	3.0	2.0	1244	$1,550	$1.25	14d	1	0.42mi
8509 SW 49th Cir Oklahoma City, OK	4.0	2.0	1673	$1,750	$1.05	23d	1	0.54mi
8517 SW 50th St Oklahoma City, OK	3.0	2.0	1653	$1,695	$1.03	23d	1	0.59mi
9028 SW 46th St Oklahoma City, OK	3.0	2.0	1250	$1,575	$1.26	23d	1	0.62mi
9028 SW 46th St Oklahoma City, OK	3.0	2.0	1249	$1,525	$1.22	16d	1	0.62mi
9308 SW 42nd St Oklahoma City, OK	4.0	2.5	2100	$2,650	$1.26	23d	1	0.66mi
9301 SW 44th Ter Oklahoma City, OK	4.0	2.0	1891	$2,249	$1.19	14d	1	0.68mi
9301 SW 44th Ter Oklahoma City, OK	4.0	2.0	1891	$2,249	$1.19	4d	1	0.68mi
9207 SW 47th St Oklahoma City, OK	3.0	2.0	1340	$1,600	$1.19	23d	1	0.76mi
9356 SW 43rd St Oklahoma City, OK	4.0	2.0	1814	$2,199	$1.21	23d	1	0.82mi
4217 Siena Ridge Blvd Oklahoma City, OK	4.0	2.0	1840	$1,695	$0.92	10d	1	1.02mi
5705 Sanderling Rd Oklahoma City, OK	3.0	2.0	1560	$1,650	$1.06	11d	1	1.15mi
5632 Dunlin Rd Oklahoma City, OK	3.0	2.0	1319	$1,540	$1.17	4d	1	1.18mi
5809 Sanderling Rd Oklahoma City, OK	4.0	3.0	1910	$2,015	$1.05	2d	1	1.20mi
9717 SW 40th St Oklahoma City, OK	3.0	2.0	1152	$1,279	$1.11	1d	1	1.24mi
6405 Bent Wood Dr Oklahoma City, OK	3.0	2.0	1945	$2,200	$1.13	2d	1	1.44mi
9532 SW 28th St Oklahoma City, OK	3.0	2.0	1532	$1,595	$1.04	21d	1	1.46mi

Listing history 16 events

1. 2026-06-08
   statusdays on market $245,000 Pending 90 DOM
2. 2026-06-07
   days on market $245,000 Active 89 DOM
3. 2026-06-05
   days on market $245,000 Active 86 DOM
4. 2026-06-03
   days on market $245,000 Active 85 DOM
5. 2026-06-02
   pricedays on market $245,000 Active 84 DOM
6. 2026-06-01
   days on market $250,000 Active 83 DOM
7. 2026-05-31
   days on market $250,000 Active 82 DOM
8. 2026-05-21
   price $250,000
9. 2026-05-07
   price $255,000
10. 2026-03-18
    status Active
11. 2026-03-07
    listed $260,000 Active
12. 2019-03-04
    soldstatus $150,000
13. 2019-02-28
    soldstatus $150,000 Sold 535-char remark

    Show marketing remark (535 chars)

    This TRUE 4-bedroom home is an architectural dream and offers a fantastic layout. This sunlit home has a lot of natural light and a great entertaining flow for gatherings. The kitchen is truly fit for a chef with a breakfast bar and stainless steel appliances. Master Suite has a jetted tub, walk-in closet, tub and separate shower and double vanities. Generous sized secondary bedrooms and a mother-in-law floorplan. Spacious backyard and an incredible location close to highways, retail, schools. Don't miss out, it won't last long!

14. 2019-02-02
    status Pending 535-char remark

    Show marketing remark (535 chars)

    This TRUE 4-bedroom home is an architectural dream and offers a fantastic layout. This sunlit home has a lot of natural light and a great entertaining flow for gatherings. The kitchen is truly fit for a chef with a breakfast bar and stainless steel appliances. Master Suite has a jetted tub, walk-in closet, tub and separate shower and double vanities. Generous sized secondary bedrooms and a mother-in-law floorplan. Spacious backyard and an incredible location close to highways, retail, schools. Don't miss out, it won't last long!

15. 2019-01-31
    listed $150,000 Active 535-char remark

    Show marketing remark (535 chars)

    This TRUE 4-bedroom home is an architectural dream and offers a fantastic layout. This sunlit home has a lot of natural light and a great entertaining flow for gatherings. The kitchen is truly fit for a chef with a breakfast bar and stainless steel appliances. Master Suite has a jetted tub, walk-in closet, tub and separate shower and double vanities. Generous sized secondary bedrooms and a mother-in-law floorplan. Spacious backyard and an incredible location close to highways, retail, schools. Don't miss out, it won't last long!

16. 2005-08-16
    soldstatus $18,000

ⓘ 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: $2,137 · $178/mo
• Projected year-2 tax: $2,205 · $184/mo
• Expected delta: +$68/yr (+$6/mo · 3.2%)

ⓘ 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 ≥106°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: $27,943
• − Mortgage interest: −$13,724
• − Property taxes: −$2,137
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,235
• − Management: −$2,235
• − Depreciation: −$7,127
• Taxable loss: −$740
• Est. tax savings @ 24.0%: +$178
• After-tax cash flow: $3,474/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: Mustang
• NCES district ID: 4021000
• Math proficiency: 35% ▼ -10.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $67,559
• Composite: 31.21/100
• National rank: #6038
• State rank: #28 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): 8,532
• Household income: $112,656
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 144.0

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 0.65)
• Race & ethnicity: White 55% Hispanic / Latino 18% Two or more races 15% Asian 10% Black 6% Native American 1%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Slovak 3% Italian 1% Serbian 1%
• Foreign-born: 14% · Vietnam, Canada, Philippines
• Languages at home: 77% English-only · Spanish 9% Vietnamese 8% Other Asian/Pacific 2%

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: ▼ -13.22%
• Current HPI: 229.2484
• Rent YoY: —
• 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

+1288.9% since first listed

9 events — show timeline

• 2026-05-21 Price Changed $250,000 MLSOK
• 2026-05-07 Price Changed $255,000 MLSOK
• 2026-03-18 Relisted — MLSOK
• 2026-03-07 Listed $260,000 MLSOK
• 2019-03-04 Sold (Public Records) $150,000 Public Records
• 2019-02-28 Sold (MLS) $150,000 MLSOK
• 2019-02-02 Pending — MLSOK
• 2019-01-31 Listed $150,000 MLSOK
• 2005-08-16 Sold (Public Records) $18,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $2,137 · +4.4% YoY. Source: county tax records.