4624 SE 22nd St · Del City, OK 73115

$133,000

2 bd · 1.0 ba · 1,071 sqft · SingleFamily public records · 101 Days on market

Built 1948 0.26 ac lot Est $130k · 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 +16.3/30.0
• ARV discount +6.3/15.0
• DSCR +5.0/10.0
• 1% rule +3.8/10.0
• 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

Darling 3 bedroom, 1 bathroom home close to shopping, amenities and Tinker Air Force Base. Refinished original hard wood floors, large laundry room, 2 car garage and additional outbuilding. New plumbing pipes connecting to the house main line replaced in 2019. Move In Ready! **Buyers to verify all schools**

Key facts

• 0.26 acre lot
• 552 garage spots
• Built 1948

Property features AI

Finance

• Other: Days on market: 88; Active listing status; Open house scheduled (Public: Sun May 3, 2:00PM-4:00PM)
• Financial info: Loan qualification: Yes
• HOA & community: No mandatory association dues

Exterior

• Parking: Garage with 552 spaces
• Utilities: Homestead exempt (homestead indicated)
• Home design: Single family residence; One-story; Residential property; Existing property
• Construction: Frame construction; Composition roof; Conventional foundation; Built status: Existing
• Exterior features: Outbuildings; Storm shelter (outdoors); Interior lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Interior features: One living area; No fireplace; No study indicated; Occupied

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $133k.

Deal economics

• At list price, monthly cash flow is $72 ($869/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 $117k (12.3% below list).
• Recommended offer: $117k (12.3% 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: Del City Es (math 8% / reading 12%, grade F, #711 of 845 statewide, top 87%, 523 students, 0% FRL); Del City Ms (math 4% / reading 11%, grade F, #306 of 345 statewide, top 90%, 925 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); 121 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 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 $920 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 101 days — a 9% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $27k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $95k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• 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 $116,634 (12.3% below list)

Questions for the listing agent

1. It's been on market 101 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 1948 — 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. 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?
8. 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.
9. 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.
10. 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: 0.88% ✗
• Cap rate: 6.95%
• Cash-on-cash: 2.33%
• DSCR: 1.10
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $129,591
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4624 SE 22nd St	0.00mi	3/1.0 (+1)	1,071 (0%)	1mo	$130,000	$121	94
4620 SE 21st St	0.09mi	3/1.0 (+1)	1,058 (-1%)	1mo	$110,000	$104	88
4605 SE 20th St	0.18mi	2/1.0	1,055 (-2%)	2mo	$143,000	$136	87
4745 SE 25th St	0.23mi	3/2.0 (+1)	1,065 (-1%)	0mo	$126,500	$119	79
4620 SE 27th St	0.33mi	2/1.0	1,017 (-5%)	0mo	$100,000	$98	76
4804 Park Vista Dr	0.36mi	3/1.0 (+1)	979 (-9%)	1mo	$139,000	$142	63
4341 SE 16th St	0.55mi	3/1.0 (+1)	1,044 (-2%)	3mo	$95,000	$91	63
4008 Pine Ave	0.56mi	3/1.0 (+1)	1,026 (-4%)	2mo	$77,500	$76	60
4404 SE 13th St	0.69mi	3/1.0 (+1)	1,026 (-4%)	2mo	$151,000	$147	54
4521 SE 27th St	0.33mi	3/2.0 (+1)	1,207 (+13%)	3mo	$129,900	$108	52
4732 Elmview Dr	0.66mi	3/1.5 (+1)	962 (-10%)	0mo	$155,000	$161	45
1932 Elm Dr	0.73mi	3/1.0 (+1)	962 (-10%)	3mo	$139,900	$145	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 · 1.26% rent growth · sell at horizon

5-year hold

• IRR: -14.5%
• Equity multiple: 0.49×
• Total profit: $-18,975
• Equity at exit: $19,831

10-year hold

• IRR: -8.7%
• Equity multiple: 0.50×
• Total profit: $-18,644
• Equity at exit: $11,499

Cash invested: $37,240 (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: 121
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,166 high
• Mortgage (P&I): −$697
• Tax from tax record: −$96 /mo · $1,154/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $72

Break-even live

Break-even rent $1,075

Max offer price $133,000

Occupancy floor 89%

Sensitivity live

Price	-10% $148	-5% $110	+0% $72	+5% $35	+10% $-3
Rent	-10% $-20	-5% $26	+0% $72	+5% $118	+10% $165
Rate	-1.0pp $139	-0.5pp $106	base $72	+0.5pp $38	+1.0pp $3

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: $33,250
• Closing costs: $3,990
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4713 SE 23rd St Oklahoma City, OK	3.0	1.0	750	$1,095	$1.46	25d	1	0.09mi
4772 SE 23rd St Oklahoma City, OK	3.0	1.0	1044	$1,300	$1.25	4d	1	0.22mi
4765 SE 25th St Oklahoma City, OK	2.0	1.0	864	$895	$1.04	6d	1	0.27mi
4613 SE 27th St Oklahoma City, OK	2.0	1.0	768	$1,050	$1.37	25d	1	0.33mi
4722 SE 27th St Oklahoma City, OK	3.0	2.0	1130	$1,175	$1.04	25d	1	0.36mi
4769 SE 27th St Oklahoma City, OK	3.0	1.0	1000	$1,300	$1.30	25d	1	0.38mi
4613 SE 28th St Del City, OK	3.0	1.0	1056	$1,255	$1.19	3d	1	0.39mi
809 Markdrive Delcity Del City, OK	3.0	1.5	1250	$1,250	$1.00	25d	1	0.44mi
4650 SE 29th St Del City, OK	2.0	1.0	1100	$900	$0.82	25d	1	0.50mi
4638 SE 29th St Del City, OK	2.0	1.0	1250	$1,300	$1.04	25d	1	0.50mi
4741 Ridgeway Dr Oklahoma City, OK	2.0	1.0	615	$850	$1.38	4d	7	0.59mi
3932 Mallard Dr Oklahoma City, OK	3.0	1.0	958	$950	$0.99	4d	1	0.60mi
4625 Tinker Diagonal Oklahoma City, OK	2.0	2.0	900	$1,050	$1.17	13d	1	0.62mi
4625 Tinker Diagonal Oklahoma City, OK	3.0	3.0	1400	$1,300	$0.93	19d	1	0.62mi
3928 Teal Dr Oklahoma City, OK	3.0	1.0	1033	$1,200	$1.16	19d	1	0.65mi
1608 Breckenridge Dr Del City, OK	2.0	1.0	820	$1,050	$1.28	4d	1	0.66mi
3900 Mallard Dr Oklahoma City, OK	3.0	1.0	960	$975	$1.02	17d	1	0.68mi
3901 Pine Ave Oklahoma City, OK	3.0	2.0	1180	$1,195	$1.01	4d	1	0.69mi
1700 Karen Dr Oklahoma City, OK	2.0	1.0	748	$950	$1.27	25d	1	0.70mi
1817 Breckenridge Dr Del City, OK	3.0	2.0	1155	$1,295	$1.12	25d	1	0.72mi
1817 Breckenridge Dr Del City, OK	3.0	2.0	1155	$1,295	$1.12	4d	1	0.72mi
4814 Kristie Dr Oklahoma City, OK	2.0	1.0	825	$895	$1.08	25d	1	0.74mi
4340 Woodedge Dr Oklahoma City, OK	3.0	1.0	1026	$1,250	$1.22	4d	1	0.81mi
3812 SE 25th St Del City, OK	3.0	1.0	1044	$1,050	$1.01	25d	1	0.86mi
1841 Cherry Ln Del City, OK	3.0	1.0	1200	$1,200	$1.00	25d	1	0.91mi
4010 SE 14th Pl Del City, OK	3.0	2.0	1500	$1,295	$0.86	25d	1	0.93mi
3628 Firethorn Dr Oklahoma City, OK	3.0	1.0	968	$995	$1.03	25d	1	0.96mi
4812 Gina Pl Oklahoma City, OK	3.0	1.5	1138	$1,100	$0.97	25d	1	0.98mi
1321 Mallard Dr Oklahoma City, OK	3.0	1.0	920	$1,288	$1.40	25d	1	1.02mi
3920 SE 14th St Del City, OK	3.0	2.0	1161	$1,295	$1.12	25d	1	1.05mi
3939 SE 14th Pl Del City, OK	3.0	2.0	1134	$1,395	$1.23	25d	1	1.06mi
3939 SE 14th Pl Del City, OK	3.0	2.0	1134	$1,395	$1.23	6d	1	1.06mi
2312 Mustang St Oklahoma City, OK	3.0	1.5	912	$1,100	$1.21	12d	1	1.07mi
2333 Becker Pl Del City, OK	3.0	1.0	972	$1,025	$1.05	23d	1	1.16mi
3204 SE 19th St Oklahoma City, OK	2.0	1.0	822	$1,100	$1.34	6d	1	1.22mi
4116 Overland Dr Oklahoma City, OK	3.0	2.0	1363	$1,500	$1.10	3d	1	1.27mi
1424 Tanglewood Dr Oklahoma City, OK	3.0	1.0	968	$1,145	$1.18	4d	1	1.28mi
4700 SE 42nd St Oklahoma City, OK	3.0	2.0	1130	$1,400	$1.24	25d	1	1.31mi
6001 SE 8th St Oklahoma City, OK	3.0	2.0	1435	$1,900	$1.32	3d	1	1.31mi
3107 SE 21st St Oklahoma City, OK	2.0	1.0	720	$900	$1.25	4d	1	1.32mi

Listing history 19 events

1. 2026-05-08
   status Pending
2. 2026-04-26
   price $133,000
3. 2026-04-03
   status Active
4. 2026-03-27
   status Pending
5. 2026-03-17
   price $135,000
6. 2026-03-09
   price $147,900
7. 2026-02-21
   price $149,900
8. 2026-02-13
   price $153,400
9. 2026-02-03
   price $158,500
10. 2026-01-19
    listed $159,900 Active
11. 2020-06-17
    soldstatus $95,000 Sold 314-char remark

    Show marketing remark (314 chars)

    Darling 3 bedroom, 1 bathroom home close to shopping, amenities and Tinker Air Force Base. Refinished original hard wood floors, large laundry room, 2 car garage and additional outbuilding. New plumbing pipes connecting to the house main line replaced in 2019. Move In Ready! **Buyers to verify all schools**

12. 2020-05-18
    status Pending 314-char remark

    Show marketing remark (314 chars)

    Darling 3 bedroom, 1 bathroom home close to shopping, amenities and Tinker Air Force Base. Refinished original hard wood floors, large laundry room, 2 car garage and additional outbuilding. New plumbing pipes connecting to the house main line replaced in 2019. Move In Ready! **Buyers to verify all schools**

13. 2020-05-15
    listed $95,000 Active 314-char remark

    Show marketing remark (314 chars)

    Darling 3 bedroom, 1 bathroom home close to shopping, amenities and Tinker Air Force Base. Refinished original hard wood floors, large laundry room, 2 car garage and additional outbuilding. New plumbing pipes connecting to the house main line replaced in 2019. Move In Ready! **Buyers to verify all schools**

14. 2018-07-02
    soldstatus $87,000
15. 2018-06-29
    soldstatus $87,000 Sold 409-char remark

    Show marketing remark (409 chars)

    Wow this home is updated and ready for a family! New Appliances, New Paint, New Lighting, New Counter Tops, New Hot water heater, HVAC has been serviced by a licensed professional, and Refinished Original Hardwood Floors. Updated bathroom, and HUGE laundry room! What a steal for under $100,000. Detached 2 car garage with TWO additional out buildings, and a storm shelter. This 3 bed 1 bath is move in ready.

16. 2018-05-22
    status Pending 409-char remark

    Show marketing remark (409 chars)

    Wow this home is updated and ready for a family! New Appliances, New Paint, New Lighting, New Counter Tops, New Hot water heater, HVAC has been serviced by a licensed professional, and Refinished Original Hardwood Floors. Updated bathroom, and HUGE laundry room! What a steal for under $100,000. Detached 2 car garage with TWO additional out buildings, and a storm shelter. This 3 bed 1 bath is move in ready.

17. 2018-05-18
    price $85,500 409-char remark

    Show marketing remark (409 chars)

    Wow this home is updated and ready for a family! New Appliances, New Paint, New Lighting, New Counter Tops, New Hot water heater, HVAC has been serviced by a licensed professional, and Refinished Original Hardwood Floors. Updated bathroom, and HUGE laundry room! What a steal for under $100,000. Detached 2 car garage with TWO additional out buildings, and a storm shelter. This 3 bed 1 bath is move in ready.

18. 2018-04-12
    price $89,900 409-char remark

    Show marketing remark (409 chars)

    Wow this home is updated and ready for a family! New Appliances, New Paint, New Lighting, New Counter Tops, New Hot water heater, HVAC has been serviced by a licensed professional, and Refinished Original Hardwood Floors. Updated bathroom, and HUGE laundry room! What a steal for under $100,000. Detached 2 car garage with TWO additional out buildings, and a storm shelter. This 3 bed 1 bath is move in ready.

19. 2018-03-05
    listed $95,000 Active 409-char remark

    Show marketing remark (409 chars)

    Wow this home is updated and ready for a family! New Appliances, New Paint, New Lighting, New Counter Tops, New Hot water heater, HVAC has been serviced by a licensed professional, and Refinished Original Hardwood Floors. Updated bathroom, and HUGE laundry room! What a steal for under $100,000. Detached 2 car garage with TWO additional out buildings, and a storm shelter. This 3 bed 1 bath is move in ready.

ⓘ 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: $1,154 · $96/mo
• Projected year-2 tax: $1,197 · $100/mo
• Expected delta: +$43/yr (+$4/mo · 3.7%)

ⓘ 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: $13,996
• − Mortgage interest: −$7,450
• − Property taxes: −$1,154
• − Insurance: −$665
• − Repairs & maintenance: −$1,120
• − Management: −$1,120
• − Depreciation: −$3,869
• Taxable loss: −$1,381
• Est. tax savings @ 24.0%: +$331
• After-tax cash flow: $1,200/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

+40.0% since first listed

19 events — show timeline

• 2026-05-08 Pending — MLSOK
• 2026-04-26 Price Changed $133,000 MLSOK
• 2026-04-03 Relisted — MLSOK
• 2026-03-27 Pending — MLSOK
• 2026-03-17 Price Changed $135,000 MLSOK
• 2026-03-09 Price Changed $147,900 MLSOK
• 2026-02-21 Price Changed $149,900 MLSOK
• 2026-02-13 Price Changed $153,400 MLSOK
• 2026-02-03 Price Changed $158,500 MLSOK
• 2026-01-19 Listed $159,900 MLSOK
• 2020-06-17 Sold (MLS) $95,000 MLSOK
• 2020-05-18 Pending — MLSOK
• 2020-05-15 Listed $95,000 MLSOK
• 2018-07-02 Sold (Public Records) $87,000 Public Records
• 2018-06-29 Sold (MLS) $87,000 MLSOK
• 2018-05-22 Pending — MLSOK
• 2018-05-18 Price Changed $85,500 MLSOK
• 2018-04-12 Price Changed $89,900 MLSOK
• 2018-03-05 Listed $95,000 MLSOK

Property tax history

+4.4%/yr

Latest (2025): $1,154 · +1.1% YoY. Source: county tax records.