4709 S East Ave · Oklahoma City, OK 73129

$120,000

3 bd · 1.0 ba · 951 sqft · SingleFamily public records · 39 Days on market

Built 1980 7,802 sqft lot Est $122k · at est.

---

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 +24.4/30.0
• ARV discount +8.1/15.0
• DSCR +7.9/10.0
• Appreciation +5.9/10.0
• 1% rule +5.5/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks

Great investment opportunity with plenty of potential! This property features a large yard, offering ample space for outdoor living, expansion, or future improvements. Inside, you’ll find newer carpet already in place, providing a solid starting point for customization. New roof installed June 2026. The home is being sold as-is, making it an ideal option for investors or buyers looking to add their personal touch. Don’t miss this chance to turn a promising property into something special!

Key facts

• Large yard
• Newer carpet
• New roof

Tags

• LARGE YARD
• NEWER CARPET
• NEW ROOF

Property features AI

Finance

• Other: Property in Lumbermans #3 addition; No storm shelter; Directions available
• Financial info: Listing acceptable for cash or conventional financing; Loan qualification allowed; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Utilities: Homestead not indicated
• Home design: Single family residence; One-story; Residential property
• Construction: Frame construction; Composition roof; Slab foundation; Built (existing)
• Exterior features: Front porch; Interior lot

Interior

• Bedrooms: 3 bedrooms (single-level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating
• Interior features: One living area; No fireplace; Existing property

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $243 ($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: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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.
• Oklahoma City (urban): math 7% / reading 10% proficiency, ranked #254 of 270 in OK (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Bodine Es (math 2% / reading 2%, grade F, #802 of 845 statewide, top 100%, 638 students, 0% FRL); Capitol Hill Hs (math 2% / reading 4%, grade F, #444 of 447 statewide, top 99%, 1,455 students, 0% FRL) — zoned schools average 0% FRL vs 82% district-wide (82 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 83 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 32% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $3k of equity ($830 loan paydown + $2k appreciation (1.8% local appreciation)).
• Oklahoma County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.8% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 25y 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 $25k; list at $120k implies a 380% 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 $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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.
6. 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.
7. 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: 1.05% ✓
• Cap rate: 8.72%
• Cash-on-cash: 8.67%
• DSCR: 1.39
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $121,728
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2417 SW 47th St	0.07mi	3/1.0	946 (-0%)	11mo	$143,000	$151	87
3100 Dentwood Ter	0.65mi	3/1.5	924 (-3%)	0mo	$150,000	$162	63
3101 Dentwood Ter	0.68mi	3/1.5	948 (-0%)	9mo	$143,000	$151	58
3013 Chetwood Dr	0.75mi	3/1.0	959 (+1%)	8mo	$89,000	$93	57
3029 Dentwood Ter	0.67mi	3/1.5	926 (-3%)	7mo	$128,000	$138	56
5805 Empire Blvd	0.73mi	3/1.0	960 (+1%)	10mo	$108,000	$113	56
5113 Creekwood Ter	0.69mi	3/1.5	1,039 (+9%)	1mo	$72,000	$69	49
5001 S Georgia Pl	0.74mi	3/1.0	860 (-10%)	3mo	$88,000	$102	47
3000 Chetwood Dr	0.70mi	3/1.5	1,064 (+12%)	3mo	$100,000	$94	43
5012 Brookdale St	0.70mi	3/1.5	1,039 (+9%)	12mo	$133,000	$128	40
5213 S Bodine Dr	0.65mi	2/1.0 (-1)	817 (-14%)	4mo	$65,000	$80	38
5100 Brookdale St	0.74mi	3/1.5	1,056 (+11%)	12mo	$170,000	$161	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.4%
• Equity multiple: 1.66×
• Total profit: $22,120
• Equity at exit: $45,697

10-year hold

• IRR: 15.3%
• Equity multiple: 3.00×
• Total profit: $67,231
• Equity at exit: $64,572

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 73129

• Home prices YoY: 0.7%
• Active inventory: 83
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,257 high
• Mortgage (P&I): −$629
• Tax from tax record: −$71 /mo · $853/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $243

Break-even live

Break-even rent $950

Max offer price $120,000

Occupancy floor 76%

Sensitivity live

Price	-10% $311	-5% $277	+0% $243	+5% $209	+10% $175
Rent	-10% $143	-5% $193	+0% $243	+5% $292	+10% $342
Rate	-1.0pp $303	-0.5pp $273	base $243	+0.5pp $212	+1.0pp $180

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 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4816 S Fairmont Ave Oklahoma City, OK	3.0	2.0	1091	$1,275	$1.17	24d	1	0.08mi
4909 Cinderella Dr Oklahoma City, OK	3.0	2.0	1113	$1,150	$1.03	3d	1	0.10mi
2621 SE 50th St Oklahoma City, OK	3.0	1.5	1022	$1,150	$1.13	2d	1	0.27mi
2908 SE 47th St Oklahoma City, OK	3.0	1.0	1100	$1,350	$1.23	3d	1	0.41mi
3005 SE 51st St Oklahoma City, OK	2.0	1.0	842	$995	$1.18	44d	1	0.62mi
5216 Foster Dr Oklahoma City, OK	3.0	1.5	894	$995	$1.11	44d	1	0.72mi
5024 Brookdale St Oklahoma City, OK	3.0	1.5	1039	$1,550	$1.49	22d	1	0.73mi
3305 Neighbors Ln Oklahoma City, OK	3.0	1.0	945	$1,250	$1.32	3d	1	0.82mi
3205 SE 55th St Oklahoma City, OK	3.0	1.5	1119	$1,300	$1.16	44d	1	0.89mi
5316 S Briarwood Dr Oklahoma City, OK	3.0	2.0	980	$1,149	$1.17	24d	1	0.89mi
1528 SE 47th Pl Oklahoma City, OK	3.0	1.0	1092	$1,300	$1.19	4d	1	0.91mi
1528 SE 49th Ter Oklahoma City, OK	3.0	1.0	912	$1,100	$1.21	24d	1	0.95mi
3451 SE 44th St Oklahoma City, OK	1.0–3.0	1.0–2.0	974	$950	$0.98	12d	4	1.01mi
3451 SE 44th St Unit 269 Del City, OK	2.0	1.0	924	$850	$0.92	3d	1	1.01mi
3409 Parker Dr Oklahoma City, OK	3.0	1.0	918	$1,250	$1.36	4d	1	1.04mi
3424 Parker Dr Oklahoma City, OK	3.0	1.0	1125	$450	$0.40	44d	1	1.05mi
1501 SE 52nd St Oklahoma City, OK	3.0	2.0	1012	$1,200	$1.19	24d	1	1.06mi
1413 SE 39th St Oklahoma City, OK	3.0	1.0	1004	$1,125	$1.12	44d	1	1.22mi
4004 SE 45th Ter Oklahoma City, OK	3.0	1.0	1006	$995	$0.99	24d	1	1.28mi
4008 SE 47th St Oklahoma City, OK	3.0	1.5	1082	$1,145	$1.06	3d	1	1.31mi
3925 SE 59th St Oklahoma City, OK	2.0	1.5	993	$1,211	$1.22	22d	1	1.32mi
4917 S Karen St Oklahoma City, OK	3.0	1.5	960	$1,100	$1.15	24d	1	1.33mi
4101 SE 48th St Oklahoma City, OK	3.0	1.0	974	$1,245	$1.28	16d	1	1.33mi
4104 SE 45th Ter Oklahoma City, OK	4.0	1.5	1111	$1,275	$1.15	2d	1	1.35mi
4128 SE 43rd St Oklahoma City, OK	3.0	1.0	620	$1,275	$2.06	24d	1	1.39mi
4217 SE 48th Ter Oklahoma City, OK	3.0	1.5	1043	$1,295	$1.24	24d	1	1.48mi
6516 Anderson Dr Oklahoma City, OK	3.0	1.0	720	$825	$1.15	44d	1	1.48mi
4215 SE 53rd St Oklahoma City, OK	1.0–2.0	1.0	769	$915	$1.19	24d	1	1.49mi

Listing history 24 events

1. 2026-06-18
   days on market $120,000 Active 39 DOM
2. 2026-06-17
   days on market $120,000 Active 38 DOM
3. 2026-06-16
   days on market $120,000 Active 37 DOM
4. 2026-06-15
   days on market $120,000 Active 36 DOM
5. 2026-06-13
   remarks 495-char remark
6. 2026-06-13
   days on market $120,000 Active 34 DOM
7. 2026-06-09
   days on market $120,000 Active 30 DOM
8. 2026-06-08
   days on market $120,000 Active 29 DOM
9. 2026-06-07
   days on market $120,000 Active 28 DOM
10. 2026-06-05
    days on market $120,000 Active 25 DOM
11. 2026-06-03
    days on market $120,000 Active 24 DOM
12. 2026-06-02
    days on market $120,000 Active 23 DOM
13. 2026-06-01
    days on market $120,000 Active 22 DOM
14. 2026-05-31
    days on market $120,000 Active 21 DOM
15. 2026-05-18
    status Active
16. 2026-04-29
    status Pending
17. 2026-04-21
    listed $120,000 Active
18. 2011-03-26
    historical
19. 2011-01-06
    historical
20. 2011-01-06
    listed $45,000
21. 2009-12-21
    listed $45,000
22. 2001-08-22
    soldstatus $25,000
23. 2001-07-09
    listed $30,000
24. 1991-05-29
    soldstatus $13,505

ⓘ 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: $853 · $71/mo
• Projected year-2 tax: $1,080 · $90/mo
• Expected delta: +$227/yr (+$19/mo · 26.6%)

ⓘ 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,085
• − Mortgage interest: −$6,722
• − Property taxes: −$853
• − Insurance: −$600
• − Repairs & maintenance: −$1,207
• − Management: −$1,207
• − Depreciation: −$3,491
• Taxable income: $1,005
• Est. tax owed @ 24.0%: −$241
• After-tax cash flow: $2,671/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: Oklahoma City
• NCES district ID: 4022770
• Math proficiency: 7% ▼ -5.00%
• Reading proficiency: 10% ▼ -6.00%
• Median HH income: $35,606
• Composite: 7.0/100
• National rank: #9970
• State rank: #254 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): 20,014
• Household income: $46,670
• Rent vs Own: 49.9% rent · 50.1% own
• Severe rent burden: 611.0

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 0.61)
• Race & ethnicity: Hispanic / Latino 57% Two or more races 26% White 26% Black 9% Native American 7% Asian 1%
• Hispanic origin (detail): Mexican 53%
• Common ancestry: Italian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 24% · Canada, Dominican Republic
• Languages at home: 54% English-only · Spanish 44% Other Asian/Pacific 1% Vietnamese 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: ▲ 1.75%
• Current HPI: 250.8581
• 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

+788.6% since first listed

10 events — show timeline

• 2026-05-18 Relisted — MLSOK
• 2026-04-29 Pending — MLSOK
• 2026-04-21 Listed $120,000 MLSOK
• 2011-03-26 Listing Removed — MLSOK
• 2011-01-06 Listing Removed — MLSOK
• 2011-01-06 Listed $45,000 MLSOK
• 2009-12-21 Listed $45,000 MLSOK
• 2001-08-22 Sold (MLS) $25,000 MLSOK
• 2001-07-09 Listed $30,000 MLSOK
• 1991-05-29 Sold (Public Records) $13,505 Public Records

Property tax history

+5.6%/yr

Latest (2025): $853 · +4.4% YoY. Source: county tax records.