4021 SE 45th Ter · Oklahoma City, OK 73135

$120,000

3 bd · 2.0 ba · 1,415 sqft · SingleFamily public records · 144 Days on market

Built 1969 6,599 sqft lot Est $171k · 30% under

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Why this score? — see what drove the B- 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 +25.6/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +6.3/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

MUST HAVE PROOF OF FUND OR PREQUAIL LETTER AND E.M. WITH ALL OFFERS 2STORAE SHEDS ADD ON BACK

Key facts

• Spacious yard
• Private entrance
• Two storage spaces

Tags

• RECENTLY CONVERTED GARAGE
• PRIVATE ENTRANCE
• UPDATED FUNCTIONAL KITCHEN
• SPACIOUS YARD
• TWO STORAGE SPACES
• PRIME LOCATION

Property features AI

Finance

• Other: Home is occupied; Back on market — previously pending; Living area reported from plans
• Financial info: Listing offered As Is; cash, conventional, FHA or VA financing accepted; Loan qualification possible; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Home design: Single family residence; One level; Property faces south; Residential property
• Construction: Brick and frame construction; Shingle roof; Slab foundation; Built (existing property)
• Exterior features: Covered patio; Outbuildings; Wood fencing; Infill lot

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Two living areas; Dining area; No fireplace; No in-law plan

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $284 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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: 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 fast (+4.8%/yr); 93 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $830 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.
• At projected returns (-3.0% appreciation + 4.8% rent growth), your $34k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 144 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 27y ago; this cycle's ask has dropped $90k (43%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $120k implies a 167% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 144 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 1969 — 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. 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.
8. 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.
9. 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: 1.13% ✓
• Cap rate: 9.14%
• Cash-on-cash: 10.16%
• DSCR: 1.45
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $171,215
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5024 Union Cir	0.50mi	3/2.0	1,394 (-2%)	1mo	$139,400	$100	74
5121 Keith Dr	0.53mi	3/2.0	1,470 (+4%)	2mo	$195,000	$133	67
4024 Dentwood Ter	0.09mi	4/2.0 (+1)	1,620 (+14%)	0mo	$185,000	$114	66
4320 Sunnylane Pl	0.34mi	4/2.0 (+1)	1,532 (+8%)	2mo	$209,000	$136	64
4920 S Kathy Dr	0.31mi	4/1.5 (+1)	1,540 (+9%)	1mo	$99,900	$65	63
4901 Washington Sq	0.46mi	4/2.0 (+1)	1,503 (+6%)	2mo	$94,000	$63	62
4300 Stonehaven Dr	0.72mi	2/2.0 (-1)	1,418 (+0%)	1mo	$205,000	$145	60
4225 Kim Dr	0.61mi	3/1.5	1,316 (-7%)	1mo	$200,000	$152	57
3409 Simmons Dr	0.72mi	3/2.0	1,344 (-5%)	1mo	$163,000	$121	57
3701 Veterans Ln	0.52mi	3/2.0	1,249 (-12%)	1mo	$185,000	$148	56
5004 S Briarwood Dr	0.67mi	4/1.5 (+1)	1,352 (-4%)	2mo	$160,000	$118	53
4712 Cherry Hill Ln	0.66mi	3/2.0	1,202 (-15%)	2mo	$130,000	$108	43

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: 0.9%
• Equity multiple: 1.03×
• Total profit: $1,116
• Equity at exit: $17,892

10-year hold

• IRR: 12.1%
• Equity multiple: 2.03×
• Total profit: $34,702
• Equity at exit: $10,375

Cash invested: $33,600 (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: 93
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,359 high
• Mortgage (P&I): −$629
• Tax from tax record: −$110 /mo · $1,323/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $284

Break-even live

Break-even rent $999

Max offer price $120,000

Occupancy floor 74%

Sensitivity live

Price	-10% $352	-5% $318	+0% $284	+5% $250	+10% $217
Rent	-10% $177	-5% $231	+0% $284	+5% $338	+10% $392
Rate	-1.0pp $345	-0.5pp $315	base $284	+0.5pp $253	+1.0pp $222

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4004 SE 45th Ter Oklahoma City, OK	3.0	1.0	1006	$995	$0.99	24d	1	0.02mi
4104 SE 45th Ter Oklahoma City, OK	4.0	1.5	1111	$1,275	$1.15	2d	1	0.04mi
3916 SE 46th St Oklahoma City, OK	3.0	1.5	1220	$1,295	$1.06	24d	1	0.13mi
3920 Dentwood Ter Del City, OK	4.0	1.5	1624	$1,395	$0.86	3d	1	0.16mi
4008 SE 47th St Oklahoma City, OK	3.0	1.5	1082	$1,145	$1.06	3d	1	0.19mi
4016 SE 47th St Oklahoma City, OK	3.0	1.5	1245	$1,199	$0.96	5d	1	0.19mi
4101 SE 48th St Oklahoma City, OK	3.0	1.0	974	$1,245	$1.28	17d	1	0.21mi
4700 Clendon Way Oklahoma City, OK	3.0	2.0	1434	$1,450	$1.01	15d	1	0.21mi
3741 SE 48th Pl Oklahoma City, OK	3.0	2.0	1370	$1,225	$0.89	3d	1	0.25mi
4900 S Dimple Dr Oklahoma City, OK	3.0	1.5	1463	$1,025	$0.70	3d	1	0.25mi
4917 S Karen St Oklahoma City, OK	3.0	1.5	960	$1,100	$1.15	24d	1	0.27mi
4217 SE 48th Ter Oklahoma City, OK	3.0	1.5	1043	$1,295	$1.24	24d	1	0.28mi
4309 SE 48th Ter Oklahoma City, OK	3.0	2.0	1458	$1,525	$1.05	2d	1	0.32mi
3451 SE 44th St Oklahoma City, OK	1.0–3.0	1.0–2.0	974	$950	$0.98	12d	4	0.33mi
3451 SE 44th St Unit 269 Del City, OK	2.0	1.0	924	$850	$0.92	3d	1	0.33mi
3808 Oakcliff Dr Oklahoma City, OK	3.0	2.0	1715	$1,475	$0.86	3d	1	0.33mi
4900 Sunny Ct Oklahoma City, OK	3.0	2.0	1281	$1,600	$1.25	3d	1	0.36mi
4220 SE 49th St Oklahoma City, OK	3.0	2.0	1223	$1,175	$0.96	24d	1	0.38mi
4116 Overland Dr Oklahoma City, OK	3.0	2.0	1363	$1,500	$1.10	2d	1	0.43mi
3305 Neighbors Ln Oklahoma City, OK	3.0	1.0	945	$1,250	$1.32	3d	1	0.56mi
4721 SE 46th St Oklahoma City, OK	3.0	2.0	1002	$1,275	$1.27	12d	1	0.61mi
3224 Lazy Ln Oklahoma City, OK	3.0	2.0	1440	$1,300	$0.90	24d	1	0.64mi
5537 S Sunnylane Rd Oklahoma City, OK	1.0–2.0	1.0–1.5	840	$850	$1.01	3d	11	0.66mi
5024 Brookdale St Oklahoma City, OK	3.0	1.5	1039	$1,550	$1.49	22d	1	0.71mi
4702 Loch Ln Unit 4309 Oklahoma City, OK	2.0	1.0	950	$1,200	$1.26	5d	1	0.74mi
4700 SE 42nd St Oklahoma City, OK	3.0	2.0	1130	$1,400	$1.24	24d	1	0.75mi
5012 Creekwood Ter Oklahoma City, OK	3.0	1.5	1250	$1,395	$1.12	44d	1	0.75mi
4825 Eric Dr Oklahoma City, OK	3.0	2.0	1488	$1,695	$1.14	15d	1	0.76mi
5316 S Briarwood Dr Oklahoma City, OK	3.0	2.0	980	$1,149	$1.17	24d	1	0.78mi
4328 Edinburg Way Del City, OK	3.0	2.0	1145	$1,499	$1.31	24d	1	0.79mi
5305 Brookdale St Oklahoma City, OK	3.0	2.0	1205	$1,195	$0.99	12d	1	0.83mi
5609 Evanbrook Ter Oklahoma City, OK	3.0	2.0	1175	$1,395	$1.19	24d	1	0.83mi
5609 Evanbrook Ter Oklahoma City, OK	3.0	2.0	1175	$1,395	$1.19	2d	1	0.83mi
3409 Parker Dr Oklahoma City, OK	3.0	1.0	918	$1,250	$1.36	5d	1	0.85mi
3925 SE 59th St Oklahoma City, OK	2.0	1.5	993	$1,211	$1.22	22d	1	0.86mi
5216 Foster Dr Oklahoma City, OK	3.0	1.5	894	$995	$1.11	44d	1	0.87mi
3424 Parker Dr Oklahoma City, OK	3.0	1.0	1125	$450	$0.40	44d	1	0.91mi
2908 SE 47th St Oklahoma City, OK	3.0	1.0	1100	$1,350	$1.23	3d	1	0.91mi
5004 SE 52nd St Oklahoma City, OK	3.0	2.0	1538	$1,900	$1.24	3d	1	0.92mi
3205 SE 55th St Oklahoma City, OK	3.0	1.5	1119	$1,300	$1.16	44d	1	0.95mi

Listing history 29 events

1. 2026-06-21
   days on market $120,000 Active 144 DOM
2. 2026-06-18
   days on market $120,000 Active 141 DOM
3. 2026-06-17
   days on market $120,000 Active 140 DOM
4. 2026-06-16
   days on market $120,000 Active 139 DOM
5. 2026-06-15
   days on market $120,000 Active 138 DOM
6. 2026-06-13
   days on market $120,000 Active 136 DOM
7. 2026-06-13
   days on market $120,000 Active 135 DOM
8. 2026-06-09
   days on market $120,000 Active 132 DOM
9. 2026-06-08
   days on market $120,000 Active 131 DOM
10. 2026-06-07
    days on market $120,000 Active 130 DOM
11. 2026-06-05
    days on market $120,000 Active 127 DOM
12. 2026-06-03
    days on market $120,000 Active 126 DOM
13. 2026-06-02
    days on market $120,000 Active 125 DOM
14. 2026-06-01
    days on market $120,000 Active 124 DOM
15. 2026-05-31
    days on market $120,000 Active 123 DOM
16. 2026-05-12
    status Active
17. 2026-05-12
    price $145,000
18. 2026-04-27
    status Pending
19. 2026-04-13
    status Active
20. 2026-04-13
    price $180,000
21. 2026-03-28
    status Pending
22. 2026-03-13
    price $194,000
23. 2026-02-17
    price $199,000
24. 2025-12-29
    listed $209,750 Active
25. 2014-12-18
    soldstatus $45,000 97-char remark

    Show marketing remark (97 chars)

    MUST HAVE PROOF OF FUND OR PREQUAIL LETTER AND E.M. WITH ALL OFFERS 2STORAE SHEDS ADD ON BACK

26. 2014-09-26
    listed $42,900 97-char remark

    Show marketing remark (97 chars)

    MUST HAVE PROOF OF FUND OR PREQUAIL LETTER AND E.M. WITH ALL OFFERS 2STORAE SHEDS ADD ON BACK

27. 1999-12-08
    soldstatus $63,000
28. 1999-11-30
    soldstatus $63,000 273-char remark

    Show marketing remark (273 chars)

    This home has two living areas. Has two storage sheds, a garden, new back fence, new roof, two car car port, plus the garage. Carpet is three yrs old. Has new paint though out home. Heat & air is 3 yrs old. You can tell just by looking this home is very well cared for.

29. 1999-09-21
    listed $58,000 273-char remark

    Show marketing remark (273 chars)

    This home has two living areas. Has two storage sheds, a garden, new back fence, new roof, two car car port, plus the garage. Carpet is three yrs old. Has new paint though out home. Heat & air is 3 yrs old. You can tell just by looking this home is very well cared for.

ⓘ 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: $1,323 · $110/mo
• Projected year-2 tax: $1,323 · $110/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 5/10 Major 7 d/yr ≥107°F today · 18 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: $16,313
• − Mortgage interest: −$6,722
• − Property taxes: −$1,323
• − Insurance: −$600
• − Repairs & maintenance: −$1,305
• − Management: −$1,305
• − Depreciation: −$3,491
• Taxable income: $1,568
• Est. tax owed @ 24.0%: −$376
• After-tax cash flow: $3,037/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

+150.0% since first listed

14 events — show timeline

• 2026-05-12 Relisted — MLSOK
• 2026-05-12 Price Changed $145,000 MLSOK
• 2026-04-27 Pending — MLSOK
• 2026-04-13 Relisted — MLSOK
• 2026-04-13 Price Changed $180,000 MLSOK
• 2026-03-28 Pending — MLSOK
• 2026-03-13 Price Changed $194,000 MLSOK
• 2026-02-17 Price Changed $199,000 MLSOK
• 2025-12-29 Listed $209,750 MLSOK
• 2014-12-18 Sold (MLS) $45,000 MLSOK
• 2014-09-26 Listed $42,900 MLSOK
• 1999-12-08 Sold (Public Records) $63,000 Public Records
• 1999-11-30 Sold (MLS) $63,000 MLSOK
• 1999-09-21 Listed $58,000 MLSOK

Property tax history

+2.4%/yr

Latest (2025): $1,323 · +3.3% YoY. Source: county tax records.