4229 SE 47th St · Oklahoma City, OK 73135

$164,999

4 bd · 1.0 ba · 744 sqft · SingleFamily public records · 11 Days on market

Built 1957 0.27 ac lot

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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 +20.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +5.1/10.0
• 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

Fully remodeled in 2021, this home has granite countertops, tile backsplash, vinyl plank flooring, tile tub surround, and neutral gray walls. Spacious, separate laundry space. The large detached garage has separate access from Sunnylane Rd. Large and fully fenced backyard. Owner licensee # 182797.

Key facts

• Finished basement
• Granite countertops
• Detached garage

Tags

• GRANITE COUNTERTOPS
• FINISHED BASEMENT
• GENEROUSLY SIZED BACKYARD
• DETACHED GARAGE

Property features AI

Finance

• Other: Located in Bales Blks 6 Thru 9 (legal addition)
• Financial info: Not assumable; Financing qualifies
• HOA & community: No mandatory association dues

Exterior

• Parking: Additional parking; Concrete parking; 2-car garage
• Utilities: Homestead eligible
• Home design: Single family residence; Residential property; One story; Existing property
• Construction: Aluminum siding; Frame construction; Vinyl siding; Composition roof (roof updated in 2021); Conventional foundation
• Exterior features: Outbuildings; Rain gutters; Combination fencing; Corner lot

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 1 full bathroom
• Interior features: One-level living; Living area; Dining area

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $231 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Cap rate 8.0% 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 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 fast (+4.8%/yr); 93 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 5,365 units permitted in Oklahoma County in 2024 (569 in 5+ unit buildings).
• This rent runs 32% of the median local income ($63k/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 $5k 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 21y 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 $122k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1957 — 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 $164,999

Questions for the listing agent

1. Built in 1957 — 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. 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: 1.01% ✓
• Cap rate: 7.97%
• Cash-on-cash: 5.99%
• DSCR: 1.27
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $95,976
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4112 SE 42nd St	0.37mi	3/1.0 (-1)	840 (+13%)	19mo	$129,000	$154	40
4321 SE 55 St	0.43mi	3/1.0 (-1)	840 (+13%)	22mo	$50,000	$60	35
4321 SE 39th St	0.61mi	3/1.0 (-1)	840 (+13%)	19mo	$108,000	$129	30

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: -5.2%
• Equity multiple: 0.80×
• Total profit: $-9,033
• Equity at exit: $24,602

10-year hold

• IRR: 6.4%
• Equity multiple: 1.52×
• Total profit: $23,845
• Equity at exit: $14,266

Cash invested: $46,200 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,671 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$155 /mo · $1,863/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $231

Break-even live

Break-even rent $1,379

Max offer price $164,999

Occupancy floor 81%

Sensitivity live

Price	-10% $324	-5% $277	+0% $231	+5% $184	+10% $137
Rent	-10% $99	-5% $165	+0% $231	+5% $297	+10% $363
Rate	-1.0pp $314	-0.5pp $273	base $231	+0.5pp $188	+1.0pp $145

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4128 SE 43rd St Oklahoma City, OK	3.0	1.0	620	$1,275	$2.06	25d	1	0.27mi
5707 SE 48th St Oklahoma City, OK	1.0–3.0	1.0–2.0	899	$1,363	$1.52	3d	6	1.18mi

Listing history 10 events

1. 2026-06-21
   statusdays on market $164,999 Pending 11 DOM
2. 2026-06-18
   days on market $164,999 Active 10 DOM
3. 2026-06-17
   price $164,999 Active 9 DOM
4. 2026-06-17
   days on market $165,000 Active 9 DOM
5. 2026-06-16
   days on market $165,000 Active 8 DOM
6. 2026-06-15
   days on market $165,000 Active 7 DOM
7. 2026-06-13
   days on market $165,000 Active 5 DOM
8. 2026-06-13
   days on market $165,000 Active 4 DOM
9. 2026-06-08
   remarks 699-char remark
10. 2026-06-08
    listed $165,000 Active 1 DOM

ⓘ 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: $1,863 · $155/mo
• Projected year-2 tax: $1,863 · $155/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: $20,052
• − Mortgage interest: −$9,243
• − Property taxes: −$1,863
• − Insurance: −$825
• − Repairs & maintenance: −$1,604
• − Management: −$1,604
• − Depreciation: −$4,800
• Taxable income: $113
• Est. tax owed @ 24.0%: −$27
• After-tax cash flow: $2,742/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

+358.3% since first listed

14 events — show timeline

• 2026-06-07 Listed $165,000 MLSOK
• 2022-10-24 Sold (Public Records) $122,000 Public Records
• 2022-10-21 Sold (MLS) $122,000 MLSOK
• 2022-10-01 Pending — MLSOK
• 2022-09-29 Price Changed $121,900 MLSOK
• 2022-09-22 Price Changed $129,900 MLSOK
• 2022-09-15 Listed $139,900 MLSOK
• 2021-04-16 Sold (Public Records) $62,500 Public Records
• 2021-04-16 Sold (Public Records) $55,000 Public Records
• 2005-12-02 Sold (Public Records) $60,000 Public Records
• 2005-11-29 Sold (MLS) $59,900 MLSOK
• 2005-10-10 Listed $59,900 MLSOK
• 1987-10-14 Sold (Public Records) $33,000 Public Records
• 1987-02-01 Sold (Public Records) $36,000 Public Records

Property tax history

+11.0%/yr

Latest (2025): $1,863 · +3.3% YoY. Source: county tax records.