4920 S Kathy Dr · Oklahoma City, OK 73135

$99,900

3 bd · 2.0 ba · 1,540 sqft · SingleFamily public records · 2 Days on market

Built 1971 6,098 sqft lot Est $179k · 44% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• 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

Make this house your home! Great starter home! Minutes from Tinker AFB or downtown OKC. Updates throughout, including fresh paint, tile floors in kitchen, newer counter tops & sink. Laminate wood floors in living to hallway, carpet in bedrooms. Master bedroom with 1/2 bath! Lots of storage throughout. Storage building in backyard. Walking distance to elementary school.

Key facts

• 6,098 sq ft lot
• 2 garage spots
• Built 1971

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $417 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 11.3% 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: Highland Park Es (math 2% / reading 2%); 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; 36 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 27y 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 $78k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $99,900

Questions for the listing agent

1. Built in 1971 — 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: 1.39% ✓
• Cap rate: 11.30%
• Cash-on-cash: 17.89%
• DSCR: 1.80
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $178,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4920 S Kathy Dr	0.00mi	4/1.5 (+1)	1,540 (0%)	1mo	$99,900	$65	92
5121 Keith Dr	0.30mi	3/2.0	1,470 (-4%)	2mo	$195,000	$133	77
4901 Washington Sq	0.39mi	4/2.0 (+1)	1,503 (-2%)	2mo	$94,000	$63	71
5201 Keith Dr	0.31mi	3/2.0	1,422 (-8%)	2mo	$175,000	$123	71
5024 Union Cir	0.29mi	3/2.0	1,394 (-10%)	1mo	$139,400	$100	70
4320 SE 56th Cir	0.51mi	3/2.0	1,590 (+3%)	2mo	$240,000	$151	69
4024 Dentwood Ter	0.37mi	4/2.0 (+1)	1,620 (+5%)	0mo	$185,000	$114	69
4320 Sunnylane Pl	0.59mi	4/2.0 (+1)	1,532 (-0%)	2mo	$209,000	$136	65
5312 Evanbrook Ter	0.44mi	3/1.5	1,641 (+7%)	2mo	$167,900	$102	65
4113 Monica Dr	0.68mi	3/2.0	1,677 (+9%)	0mo	$195,000	$116	53
5004 S Briarwood Dr	0.57mi	4/1.5 (+1)	1,352 (-12%)	2mo	$160,000	$118	44
4709 SE 47th St	0.57mi	4/3.0 (+1)	1,764 (+14%)	3mo	$130,000	$74	38

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: 11.4%
• Equity multiple: 1.46×
• Total profit: $12,883
• Equity at exit: $14,895

10-year hold

• IRR: 21.8%
• Equity multiple: 3.01×
• Total profit: $56,110
• Equity at exit: $8,638

Cash invested: $27,972 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,388 high
• Mortgage (P&I): −$524
• Tax from tax record: −$114 /mo · $1,367/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $417

Break-even live

Break-even rent $860

Max offer price $99,900

Occupancy floor 65%

Sensitivity live

Price	-10% $474	-5% $445	+0% $417	+5% $389	+10% $360
Rent	-10% $307	-5% $362	+0% $417	+5% $472	+10% $527
Rate	-1.0pp $467	-0.5pp $442	base $417	+0.5pp $391	+1.0pp $365

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4008 SE 47th St Oklahoma City, OK	3.0	1.5	1082	$1,145	$1.06	4d	1	0.09mi
4016 SE 47th St Oklahoma City, OK	3.0	1.5	1245	$1,199	$0.96	5d	1	0.09mi
4900 S Dimple Dr Oklahoma City, OK	3.0	1.5	1463	$1,025	$0.70	4d	1	0.10mi
3808 Oakcliff Dr Oklahoma City, OK	3.0	2.0	1715	$1,475	$0.86	4d	1	0.17mi
3916 SE 46th St Oklahoma City, OK	3.0	1.5	1220	$1,295	$1.06	25d	1	0.17mi
4220 SE 49th St Oklahoma City, OK	3.0	2.0	1223	$1,175	$0.96	25d	1	0.19mi
4309 SE 48th Ter Oklahoma City, OK	3.0	2.0	1458	$1,525	$1.05	3d	1	0.25mi
4700 Clendon Way Oklahoma City, OK	3.0	2.0	1434	$1,450	$1.01	16d	1	0.27mi
4104 SE 45th Ter Oklahoma City, OK	4.0	1.5	1111	$1,275	$1.15	3d	1	0.28mi
3741 SE 48th Pl Oklahoma City, OK	3.0	2.0	1370	$1,225	$0.89	4d	1	0.28mi
4900 Sunny Ct Oklahoma City, OK	3.0	2.0	1281	$1,600	$1.25	4d	1	0.31mi
3920 Dentwood Ter Del City, OK	4.0	1.5	1624	$1,395	$0.86	4d	1	0.38mi
3451 SE 44th St Oklahoma City, OK	1.0–3.0	1.0–2.0	974	$950	$0.98	13d	4	0.49mi
4716 SE 47th St Oklahoma City, OK	3.0	2.0	1973	$1,500	$0.76	5d	1	0.58mi
5609 Evanbrook Ter Oklahoma City, OK	3.0	2.0	1175	$1,395	$1.19	25d	1	0.61mi
5609 Evanbrook Ter Oklahoma City, OK	3.0	2.0	1175	$1,395	$1.19	3d	1	0.61mi
5012 Creekwood Ter Oklahoma City, OK	3.0	1.5	1250	$1,395	$1.12	45d	1	0.67mi
5305 Brookdale St Oklahoma City, OK	3.0	2.0	1205	$1,195	$0.99	13d	1	0.67mi
3424 Parker Dr Oklahoma City, OK	3.0	1.0	1125	$450	$0.40	45d	1	0.68mi
4116 Overland Dr Oklahoma City, OK	3.0	2.0	1363	$1,500	$1.10	3d	1	0.71mi
4825 Eric Dr Oklahoma City, OK	3.0	2.0	1488	$1,695	$1.14	16d	1	0.73mi
3205 SE 55th St Oklahoma City, OK	3.0	1.5	1119	$1,300	$1.16	45d	1	0.76mi
3224 Lazy Ln Oklahoma City, OK	3.0	2.0	1440	$1,300	$0.90	25d	1	0.78mi
5004 SE 52nd St Oklahoma City, OK	3.0	2.0	1538	$1,900	$1.24	4d	1	0.80mi
4700 SE 42nd St Oklahoma City, OK	3.0	2.0	1130	$1,400	$1.24	25d	1	0.87mi
4328 Edinburg Way Del City, OK	3.0	2.0	1145	$1,499	$1.31	25d	1	0.87mi
2908 SE 47th St Oklahoma City, OK	3.0	1.0	1100	$1,350	$1.23	4d	1	0.90mi
3024 Hillside Dr Oklahoma City, OK	4.0	2.0	1686	$1,550	$0.92	12d	1	1.16mi
2532 SE 47th St Oklahoma City, OK	4.0	1.0	1215	$1,550	$1.28	3d	1	1.18mi
5707 SE 48th St Oklahoma City, OK	1.0–3.0	1.0–2.0	899	$1,363	$1.52	3d	6	1.35mi
4909 Cinderella Dr Oklahoma City, OK	3.0	2.0	1113	$1,150	$1.03	4d	1	1.35mi
4912 S Fairmont Ave Oklahoma City, OK	3.0	2.0	1330	$1,450	$1.09	4d	1	1.37mi
4816 S Fairmont Ave Oklahoma City, OK	3.0	2.0	1091	$1,275	$1.17	25d	1	1.37mi
5010 Avion Ct Oklahoma City, OK	3.0	2.0	1208	$1,435	$1.19	18d	1	1.38mi
4638 SE 29th St Del City, OK	2.0	1.0	1250	$1,300	$1.04	25d	1	1.46mi
4650 SE 29th St Del City, OK	2.0	1.0	1100	$900	$0.82	25d	1	1.47mi

Listing history 16 events

1. 2026-04-25
   status Pending
2. 2026-04-23
   listed $99,900 Active
3. 2015-03-31
   soldstatus $78,000
4. 2015-03-27
   soldstatus $78,000 376-char remark

   Show marketing remark (376 chars)

   Make this house your home! Great starter home! Minutes from Tinker AFB or downtown OKC. Updates throughout, including fresh paint, tile floors in kitchen, newer counter tops & sink. Laminate wood floors in living to hallway, carpet in bedrooms. Master bedroom with 1/2 bath! Lots of storage throughout. Storage building in backyard. Walking distance to elementary school.

5. 2014-06-19
   listed $79,000 376-char remark

   Show marketing remark (376 chars)

   Make this house your home! Great starter home! Minutes from Tinker AFB or downtown OKC. Updates throughout, including fresh paint, tile floors in kitchen, newer counter tops & sink. Laminate wood floors in living to hallway, carpet in bedrooms. Master bedroom with 1/2 bath! Lots of storage throughout. Storage building in backyard. Walking distance to elementary school.

6. 2013-02-18
   historical
7. 2012-08-20
   listed $85,000
8. 2007-12-19
   historical
9. 2005-05-16
   soldstatus $76,000
10. 2005-05-12
    soldstatus $76,000
11. 2004-12-15
    listed $72,900
12. 2004-06-14
    listed $72,500
13. 1999-11-30
    soldstatus $35,500
14. 1999-08-23
    listed $39,900
15. 1992-05-07
    soldstatus $34,000
16. 1984-03-01
    soldstatus $14,000

ⓘ 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: $1,367 · $114/mo
• Projected year-2 tax: $1,367 · $114/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: $16,654
• − Mortgage interest: −$5,596
• − Property taxes: −$1,367
• − Insurance: −$500
• − Repairs & maintenance: −$1,332
• − Management: −$1,332
• − Depreciation: −$2,906
• Taxable income: $3,621
• Est. tax owed @ 24.0%: −$869
• After-tax cash flow: $4,135/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

+613.6% since first listed

16 events — show timeline

• 2026-04-25 Pending — MLSOK
• 2026-04-23 Listed $99,900 MLSOK
• 2015-03-31 Sold (Public Records) $78,000 Public Records
• 2015-03-27 Sold (MLS) $78,000 MLSOK
• 2014-06-19 Listed $79,000 MLSOK
• 2013-02-18 Listing Removed — MLSOK
• 2012-08-20 Listed $85,000 MLSOK
• 2007-12-19 Listing Removed — MLSOK
• 2005-05-16 Sold (Public Records) $76,000 Public Records
• 2005-05-12 Sold (MLS) $76,000 MLSOK
• 2004-12-15 Listed $72,900 MLSOK
• 2004-06-14 Listed $72,500 MLSOK
• 1999-11-30 Sold (MLS) $35,500 MLSOK
• 1999-08-23 Listed $39,900 MLSOK
• 1992-05-07 Sold (Public Records) $34,000 Public Records
• 1984-03-01 Sold (Public Records) $14,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $1,367 · +3.3% YoY. Source: county tax records.