6225 SE 46th St · Oklahoma City, OK 73135

$94,000

3 bd · 2.0 ba · 973 sqft · Townhouse public records · 143 Days on market

Built 1984 3,189 sqft lot Est $85k · 11% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• ARV discount +2.5/15.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in a prime area with easy access to dining, shopping, and major routes, this well-maintained 2-bedroom, 2-bath half duplex offers a smart and efficient layout with comfort in mind. Inside, you'll find an open-concept kitchen ideal for everyday cooking or hosting, complemented by a cozy fireplace that adds charm to the main living area. Each bedroom features its own private bathroom, providing added privacy and functionality. Upgrades like in-home laundry hookups, neutral finishes, and durable flooring make this home both practical and low-maintenance. Outside, enjoy a compact backyard space that’s easy to care for—perfect for relaxing or creating a small oasis. Don’t miss out on the rare setup of dual en-suite bedrooms, the inviting layout, and the unbeatable location. Reach out to experience everything this thoughtfully designed property has to offer in person.

Key facts

• Cozy fireplace
• Built 1984
• Listed 143 days

Tags

• EASY ACCESS TO DINING
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO MAJOR HIGHWAYS
• COZY FIREPLACE
• PRIVATE EN-SUITE BATHROOM
• IN-HOME LAUNDRY HOOKUPS

Property features AI

Finance

• Other: Located in the Spring Creek Acres addition; No storm shelter; Homestead not indicated
• Financial info: Loan qualification allowed; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Home design: Half duplex residential property; Split-level
• Construction: Brick and frame construction; Composition roof; Slab foundation
• Exterior features: No notable exterior features listed; Lot described as 'Other'

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central gas heating
• Interior features: One living area; Electric fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $94k.

Deal economics

• At list price, monthly cash flow is $407 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $94k).
• Recommended offer: $83k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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: Midwest City Es (math 13% / reading 13%, grade F, #647 of 845 statewide, top 77%, 793 students, 0% FRL); Midwest City Hs (math 7% / reading 17%, grade F, #359 of 447 statewide, top 80%, 1,368 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); 89 active listings in the ZIP; 11 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 $650 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 $26k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($83k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 4y 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 $79k; 19% 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 $82,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 11.48%
• Cash-on-cash: 18.54%
• DSCR: 1.82
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $84,651
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6124 SE 47th St	0.10mi	3/2.0	982 (+1%)	2mo	$85,000	$87	92

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: 12.2%
• Equity multiple: 1.49×
• Total profit: $13,023
• Equity at exit: $14,016

10-year hold

• IRR: 22.5%
• Equity multiple: 3.08×
• Total profit: $54,724
• Equity at exit: $8,127

Cash invested: $26,320 (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: 89
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,307 high
• Mortgage (P&I): −$493
• Tax from tax record: −$94 /mo · $1,127/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $407

Break-even live

Break-even rent $792

Max offer price $94,000

Occupancy floor 64%

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: $23,500
• Closing costs: $2,820
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4713 Love Dr Oklahoma City, OK	3.0	2.0	1112	$1,200	$1.08	23d	1	0.07mi
4608 Tinker Rd Oklahoma City, OK	3.0	1.0	1123	$1,200	$1.07	2d	1	0.17mi
5900 SE 48th St Oklahoma City, OK	2.0–3.0	1.0–2.0	1132	$1,299	$1.15	4d	1	0.26mi
5707 SE 48th St Oklahoma City, OK	1.0–3.0	1.0–2.0	899	$1,363	$1.52	1d	6	0.36mi
4702 Loch Ln Unit 4309 Oklahoma City, OK	2.0	1.0	950	$1,200	$1.26	4d	1	0.98mi
4500 Cherry Hill Ln Oklahoma City, OK	2.0	1.0	850	$820	$0.96	23d	1	1.03mi
4600 Loch Ln Oklahoma City, OK	2.0	1.0	834	$1,195	$1.43	20d	1	1.05mi
4721 SE 46th St Oklahoma City, OK	3.0	2.0	1002	$1,275	$1.27	11d	1	1.10mi
4814 Kristie Dr Oklahoma City, OK	2.0	1.0	825	$895	$1.08	23d	1	1.21mi
4741 Ridgeway Dr Oklahoma City, OK	2.0	1.0	615	$850	$1.38	2d	7	1.41mi
423 W Douglas Dr Oklahoma City, OK	3.0	1.0	1014	$1,095	$1.08	21d	1	1.47mi

Listing history 47 events

1. 2026-06-18
   days on market $94,000 Active 143 DOM
2. 2026-06-17
   days on market $94,000 Active 142 DOM
3. 2026-06-16
   days on market $94,000 Active 141 DOM
4. 2026-06-15
   days on market $94,000 Active 140 DOM
5. 2026-06-13
   days on market $94,000 Active 138 DOM
6. 2026-06-13
   days on market $94,000 Active 137 DOM
7. 2026-06-09
   days on market $94,000 Active 134 DOM
8. 2026-06-08
   days on market $94,000 Active 133 DOM
9. 2026-06-07
   days on market $94,000 Active 132 DOM
10. 2026-06-05
    days on market $94,000 Active 129 DOM
11. 2026-06-03
    days on market $94,000 Active 128 DOM
12. 2026-06-02
    days on market $94,000 Active 127 DOM
13. 2026-06-01
    days on market $94,000 Active 126 DOM
14. 2026-05-31
    days on market $94,000 Active 125 DOM
15. 2026-02-02
    status Active
16. 2026-01-28
    status Pending
17. 2026-01-01
    listed $94,000 Active
18. 2025-12-31
    historical
19. 2025-10-30
    listed $94,000 Active
20. 2025-09-18
    soldstatus $79,000
21. 2025-09-08
    soldstatus $79,000 Closed 900-char remark

    Show marketing remark (900 chars)

    Located in a prime area with easy access to dining, shopping, and major routes, this well-maintained 2-bedroom, 2-bath half duplex offers a smart and efficient layout with comfort in mind. Inside, you'll find an open-concept kitchen ideal for everyday cooking or hosting, complemented by a cozy fireplace that adds charm to the main living area. Each bedroom features its own private bathroom, providing added privacy and functionality. Upgrades like in-home laundry hookups, neutral finishes, and durable flooring make this home both practical and low-maintenance. Outside, enjoy a compact backyard space that’s easy to care for—perfect for relaxing or creating a small oasis. Don’t miss out on the rare setup of dual en-suite bedrooms, the inviting layout, and the unbeatable location. Reach out to experience everything this thoughtfully designed property has to offer in person.

22. 2025-08-29
    price $79,000 900-char remark

    Show marketing remark (900 chars)

    Located in a prime area with easy access to dining, shopping, and major routes, this well-maintained 2-bedroom, 2-bath half duplex offers a smart and efficient layout with comfort in mind. Inside, you'll find an open-concept kitchen ideal for everyday cooking or hosting, complemented by a cozy fireplace that adds charm to the main living area. Each bedroom features its own private bathroom, providing added privacy and functionality. Upgrades like in-home laundry hookups, neutral finishes, and durable flooring make this home both practical and low-maintenance. Outside, enjoy a compact backyard space that’s easy to care for—perfect for relaxing or creating a small oasis. Don’t miss out on the rare setup of dual en-suite bedrooms, the inviting layout, and the unbeatable location. Reach out to experience everything this thoughtfully designed property has to offer in person.

23. 2025-08-29
    status Pending 900-char remark

    Show marketing remark (900 chars)

    Located in a prime area with easy access to dining, shopping, and major routes, this well-maintained 2-bedroom, 2-bath half duplex offers a smart and efficient layout with comfort in mind. Inside, you'll find an open-concept kitchen ideal for everyday cooking or hosting, complemented by a cozy fireplace that adds charm to the main living area. Each bedroom features its own private bathroom, providing added privacy and functionality. Upgrades like in-home laundry hookups, neutral finishes, and durable flooring make this home both practical and low-maintenance. Outside, enjoy a compact backyard space that’s easy to care for—perfect for relaxing or creating a small oasis. Don’t miss out on the rare setup of dual en-suite bedrooms, the inviting layout, and the unbeatable location. Reach out to experience everything this thoughtfully designed property has to offer in person.

24. 2025-08-27
    status Active 900-char remark

    Show marketing remark (900 chars)

    Located in a prime area with easy access to dining, shopping, and major routes, this well-maintained 2-bedroom, 2-bath half duplex offers a smart and efficient layout with comfort in mind. Inside, you'll find an open-concept kitchen ideal for everyday cooking or hosting, complemented by a cozy fireplace that adds charm to the main living area. Each bedroom features its own private bathroom, providing added privacy and functionality. Upgrades like in-home laundry hookups, neutral finishes, and durable flooring make this home both practical and low-maintenance. Outside, enjoy a compact backyard space that’s easy to care for—perfect for relaxing or creating a small oasis. Don’t miss out on the rare setup of dual en-suite bedrooms, the inviting layout, and the unbeatable location. Reach out to experience everything this thoughtfully designed property has to offer in person.

25. 2025-08-07
    status Pending 900-char remark

    Show marketing remark (900 chars)

    Located in a prime area with easy access to dining, shopping, and major routes, this well-maintained 2-bedroom, 2-bath half duplex offers a smart and efficient layout with comfort in mind. Inside, you'll find an open-concept kitchen ideal for everyday cooking or hosting, complemented by a cozy fireplace that adds charm to the main living area. Each bedroom features its own private bathroom, providing added privacy and functionality. Upgrades like in-home laundry hookups, neutral finishes, and durable flooring make this home both practical and low-maintenance. Outside, enjoy a compact backyard space that’s easy to care for—perfect for relaxing or creating a small oasis. Don’t miss out on the rare setup of dual en-suite bedrooms, the inviting layout, and the unbeatable location. Reach out to experience everything this thoughtfully designed property has to offer in person.

26. 2025-07-13
    price $90,000 900-char remark

    Show marketing remark (900 chars)

    Located in a prime area with easy access to dining, shopping, and major routes, this well-maintained 2-bedroom, 2-bath half duplex offers a smart and efficient layout with comfort in mind. Inside, you'll find an open-concept kitchen ideal for everyday cooking or hosting, complemented by a cozy fireplace that adds charm to the main living area. Each bedroom features its own private bathroom, providing added privacy and functionality. Upgrades like in-home laundry hookups, neutral finishes, and durable flooring make this home both practical and low-maintenance. Outside, enjoy a compact backyard space that’s easy to care for—perfect for relaxing or creating a small oasis. Don’t miss out on the rare setup of dual en-suite bedrooms, the inviting layout, and the unbeatable location. Reach out to experience everything this thoughtfully designed property has to offer in person.

27. 2025-06-13
    historical $995
28. 2025-06-12
    listed $95,000 Active 900-char remark

    Show marketing remark (900 chars)

    Located in a prime area with easy access to dining, shopping, and major routes, this well-maintained 2-bedroom, 2-bath half duplex offers a smart and efficient layout with comfort in mind. Inside, you'll find an open-concept kitchen ideal for everyday cooking or hosting, complemented by a cozy fireplace that adds charm to the main living area. Each bedroom features its own private bathroom, providing added privacy and functionality. Upgrades like in-home laundry hookups, neutral finishes, and durable flooring make this home both practical and low-maintenance. Outside, enjoy a compact backyard space that’s easy to care for—perfect for relaxing or creating a small oasis. Don’t miss out on the rare setup of dual en-suite bedrooms, the inviting layout, and the unbeatable location. Reach out to experience everything this thoughtfully designed property has to offer in person.

29. 2025-05-01
    historical $995
30. 2025-05-01
    listed $995
31. 2025-04-03
    listed $995
32. 2025-03-21
    historical $1,029
33. 2025-03-03
    listed $1,029
34. 2024-06-12
    historical $975
35. 2024-06-04
    price $975
36. 2024-05-23
    price $995
37. 2024-04-11
    listed $1,025
38. 2024-04-10
    historical $1,025
39. 2024-04-02
    price $1,025
40. 2024-03-13
    listed
41. 2023-01-23
    soldstatus $80,000
42. 2023-01-20
    soldstatus $80,000 Closed
43. 2022-12-26
    status Pending
44. 2022-12-09
    price $85,000
45. 2022-12-09
    status Active
46. 2022-11-03
    status Pending
47. 2022-10-29
    listed $75,000 Active

ⓘ 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: $1,127 · $94/mo
• Projected year-2 tax: $1,127 · $94/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 3/10 Moderate 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: $15,685
• − Mortgage interest: −$5,265
• − Property taxes: −$1,127
• − Insurance: −$470
• − Repairs & maintenance: −$1,255
• − Management: −$1,255
• − Depreciation: −$2,735
• Taxable income: $3,578
• Est. tax owed @ 24.0%: −$859
• After-tax cash flow: $4,020/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

+25.3% since first listed

33 events — show timeline

• 2026-02-02 Relisted — MLSOK
• 2026-01-28 Pending — MLSOK
• 2026-01-01 Listed $94,000 MLSOK
• 2025-12-31 Listing Removed — MLSOK
• 2025-10-30 Listed $94,000 MLSOK
• 2025-09-18 Sold (Public Records) $79,000 Public Records
• 2025-09-08 Sold (MLS) $79,000 MLSOK
• 2025-08-29 Price Changed $79,000 MLSOK
• 2025-08-29 Pending — MLSOK
• 2025-08-27 Relisted — MLSOK
• 2025-08-07 Pending — MLSOK
• 2025-07-13 Price Changed $90,000 MLSOK
• 2025-06-13 Rental Removed $995 TENANTTURNER2
• 2025-06-12 Listed $95,000 MLSOK
• 2025-05-01 Rental Removed $995 APPFOLIO
• 2025-05-01 Listed for Rent $995 TENANTTURNER2
• 2025-04-03 Listed for Rent $995 APPFOLIO
• 2025-03-21 Rental Removed $1,029 APPFOLIO
• 2025-03-03 Listed for Rent $1,029 APPFOLIO
• 2024-06-12 Rental Removed $975 APPFOLIO
• 2024-06-04 Price Changed $975 APPFOLIO
• 2024-05-23 Price Changed $995 APPFOLIO
• 2024-04-11 Listed for Rent $1,025 APPFOLIO
• 2024-04-10 Rental Removed $1,025 APPFOLIO
• 2024-04-02 Price Changed $1,025 APPFOLIO
• 2024-03-13 Listed for Rent — APPFOLIO
• 2023-01-23 Sold (Public Records) $80,000 Public Records
• 2023-01-20 Sold (MLS) $80,000 MLSOK
• 2022-12-26 Pending — MLSOK
• 2022-12-09 Price Changed $85,000 MLSOK
• 2022-12-09 Relisted — MLSOK
• 2022-11-03 Pending — MLSOK
• 2022-10-29 Listed $75,000 MLSOK

Property tax history

+9.9%/yr

Latest (2025): $1,127 · -5.1% YoY. Source: county tax records.