8613 SW 46th Pl · Oklahoma City, OK 73179

$219,900

3 bd · 2.0 ba · 1,535 sqft · SingleFamily public records · 43 Days on market

Built 2009 6,599 sqft lot Est $267k · 18% under $25/mo HOA · 1% of rent

---

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).

• ARV discount +15.0/15.0
• Cash flow +13.4/30.0
• DSCR +4.0/10.0
• Livability +4.0/5.0
• 1% rule +3.6/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful home! This home features an open concept layout, storm shelter and plenty of space. Lots of curb appeal and cute front and back porches. Abundant storage throughout the home. All guest bedrooms are on other side of home from Master Suite. Large Laundry area. Kitchen is open to dining room, perfect for dinner parties. Located in the Mustang school district, close to highway access!

Key facts

• Covered front porch
• Rapid access to i-44
• Eat-in kitchen

Tags

• OPEN-CONCEPT FLOOR PLAN
• EAT-IN KITCHEN
• COVERED FRONT PORCH
• COVERED BACK PATIO
• EXPANSIVE BACKYARD
• RAPID ACCESS TO I-44

Property features AI

Finance

• Other: No storm shelter
• Financial info: Accepts Cash, Conventional, FHA or VA
• HOA & community: Mandatory association dues; Association fee of $300 (includes common area maintenance)

Exterior

• Parking: 2-car garage
• Utilities: Electricity available; Natural gas available; Public utilities
• Home design: Single family residence; One story; Existing property
• Construction: Brick and vinyl siding exterior; Composition roof; Built on slab
• Exterior features: Covered patio; Covered porch; Lot features: Other

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Electric range
• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: Ceiling fan(s)
• Laundry & utility: Slab foundation

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $4 ($52/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 $189k (14.2% below list).
• Recommended offer: $189k (14.2% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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.
• Mustang (suburban): math 35% / reading 33% proficiency, ranked #28 of 270 in OK (top 10%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mustang Es (math 37% / reading 32%, grade F, #168 of 845 statewide, top 24%, 654 students, 0% FRL); Mustang Ms (math 30% / reading 29%, grade F, #52 of 345 statewide, top 15%, 723 students, 0% FRL); Mustang Hs (math 28% / reading 39%, grade F, #65 of 447 statewide, top 14%, 3,756 students, 0% FRL) — zoned schools average 0% FRL vs 28% district-wide (28 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 102 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $2k of loan paydown is wiped out by about $7k 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 43 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 17y 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 $142k; list at $220k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $188,713 (14.2% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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.
8. 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.
9. 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: 0.86% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.08%
• DSCR: 1.00
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $267,090
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8800 SW 44th Ter	0.20mi	3/2.0	1,568 (+2%)	2mo	$279,000	$178	85
8516 SW 47th Cir	0.09mi	3/2.0	1,422 (-7%)	1mo	$223,600	$157	83
4013 Windgate West Rd	0.37mi	3/2.0	1,536 (+0%)	2mo	$242,500	$158	81
4801 Tsavo Way	0.49mi	3/2.0	1,556 (+1%)	2mo	$255,000	$164	73
3920 Alnwick Ln	0.46mi	3/3.0	1,479 (-4%)	1mo	$267,000	$181	68
8716 SW 39th St	0.41mi	3/2.0	1,390 (-9%)	1mo	$242,500	$174	65
9036 SW 46th St	0.40mi	3/2.0	1,340 (-13%)	0mo	$229,000	$171	60
4637 Crystal Clear Ln	0.43mi	3/2.0	1,340 (-13%)	1mo	$240,000	$179	58
8720 SW 36th St	0.62mi	3/2.0	1,362 (-11%)	2mo	$229,999	$169	51
9241 SW 45th Ter	0.61mi	3/2.0	1,340 (-13%)	1mo	$245,000	$183	49
8708 SW 36th St	0.61mi	3/2.0	1,338 (-13%)	2mo	$234,900	$176	49
8705 SW 36th St	0.64mi	3/2.0	1,340 (-13%)	2mo	$229,900	$172	47

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -16.2%
• Equity multiple: 0.43×
• Total profit: $-35,350
• Equity at exit: $32,788

10-year hold

• IRR: -7.8%
• Equity multiple: 0.51×
• Total profit: $-30,396
• Equity at exit: $19,013

Cash invested: $61,572 (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 73179

• Home prices YoY: -5.5%
• Active inventory: 102
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,887 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$217 /mo · $2,601/yr
• Insurance: −$92
• HOA: −$25
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $4

Break-even live

Break-even rent $1,882

Max offer price $219,900

Occupancy floor 95%

Sensitivity live

Price	-10% $129	-5% $67	+0% $4	+5% $-58	+10% $-120
Rent	-10% $-145	-5% $-70	+0% $4	+5% $79	+10% $153
Rate	-1.0pp $115	-0.5pp $60	base $4	+0.5pp $-53	+1.0pp $-111

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4517 Hunter Blvd Oklahoma City, OK	3.0	2.0	1709	$1,695	$0.99	25d	1	0.07mi
8421 SW 47th Cir Oklahoma City, OK	3.0	2.0	1244	$1,550	$1.25	16d	1	0.12mi
8509 SW 49th Cir Oklahoma City, OK	4.0	2.0	1673	$1,750	$1.05	25d	1	0.19mi
8517 SW 50th St Oklahoma City, OK	3.0	2.0	1653	$1,695	$1.03	25d	1	0.24mi
5201 S County Line Rd Oklahoma City, OK	1.0–2.0	1.0–2.0	1031	$1,699	$1.65	5d	12	0.33mi
4101 Western Heights Ave Oklahoma City, OK	4.0	2.5	1593	$3,500	$2.20	5d	1	0.34mi
8913 SW 42nd St Oklahoma City, OK	3.0	2.0	1492	$1,850	$1.24	25d	1	0.35mi
9028 SW 46th St Oklahoma City, OK	3.0	2.0	1250	$1,575	$1.26	25d	1	0.39mi
9028 SW 46th St Oklahoma City, OK	3.0	2.0	1249	$1,525	$1.22	18d	1	0.39mi
9207 SW 47th St Oklahoma City, OK	3.0	2.0	1340	$1,600	$1.19	25d	1	0.55mi
9301 SW 44th Ter Oklahoma City, OK	4.0	2.0	1891	$2,249	$1.19	6d	1	0.57mi
9301 SW 44th Ter Oklahoma City, OK	4.0	2.0	1891	$2,249	$1.19	16d	1	0.57mi
9308 SW 42nd St Oklahoma City, OK	4.0	2.5	2100	$2,650	$1.26	25d	1	0.60mi
8809 SW 55th St Unit B Oklahoma City, OK	2.0	2.5	1246	$1,595	$1.28	25d	1	0.65mi
5700 Campbell Creek Dr Unit A Oklahoma City, OK	2.0	1.5	1112	$1,895	$1.70	22d	1	0.70mi
9356 SW 43rd St Oklahoma City, OK	4.0	2.0	1814	$2,199	$1.21	25d	1	0.73mi
5721 Campbell Creek Dr Oklahoma City, OK	2.0	1.5	1112	$1,895	$1.70	3d	1	0.73mi
5701 Goldfinger Rd Unit A Oklahoma City, OK	2.0	2.0	1255	$1,995	$1.59	6d	1	0.74mi
5712 Goldfinger Rd Oklahoma City, OK	1.0–2.0	1.0–2.0	1116	$2,095	$1.88	3d	1	0.74mi
5705 Sanderling Rd Oklahoma City, OK	3.0	2.0	1560	$1,650	$1.06	13d	1	0.79mi
5821 Goldfinger Rd Oklahoma City, OK	2.0	1.5	1112	$1,895	$1.70	3d	1	0.83mi
5632 Dunlin Rd Oklahoma City, OK	3.0	2.0	1319	$1,540	$1.17	6d	1	0.83mi
5809 Sanderling Rd Oklahoma City, OK	4.0	3.0	1910	$2,015	$1.05	4d	1	0.84mi
4217 Siena Ridge Blvd Oklahoma City, OK	4.0	2.0	1840	$1,695	$0.92	12d	1	0.97mi
6405 Bent Wood Dr Oklahoma City, OK	3.0	2.0	1945	$2,200	$1.13	4d	1	1.09mi
9717 SW 40th St Oklahoma City, OK	3.0	2.0	1152	$1,279	$1.11	3d	1	1.19mi
6501 Bent Wood Villas Dr Unit B Oklahoma City, OK	3.0	2.0	1688	$1,695	$1.00	25d	1	1.20mi
6509 Bent Wood Villas Dr Unit B Oklahoma City, OK	2.0	2.0	1408	$1,545	$1.10	25d	1	1.23mi
6521 Bent Wood Villas Dr Unit B Oklahoma City, OK	3.0	2.0	1688	$1,695	$1.00	25d	1	1.26mi
6608 Bentley Dr Oklahoma City, OK	4.0	2.0	2054	$2,045	$1.00	25d	1	1.34mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 30 events

1. 2026-06-21
   days on market $219,900 Active 43 DOM
2. 2026-06-18
   days on market $219,900 Active 40 DOM
3. 2026-06-17
   days on market $219,900 Active 39 DOM
4. 2026-06-16
   days on market $219,900 Active 38 DOM
5. 2026-06-15
   days on market $219,900 Active 37 DOM
6. 2026-06-13
   days on market $219,900 Active 35 DOM
7. 2026-06-09
   statusdays on market $219,900 Active 31 DOM
8. 2026-05-20
   status Pending
9. 2026-05-15
   price $219,900
10. 2026-04-20
    listed $229,900 Active
11. 2024-08-05
    historical $1,495
12. 2024-08-03
    listed $1,495
13. 2024-07-25
    historical
14. 2024-07-18
    price $219,900
15. 2024-06-21
    price $224,900
16. 2024-06-01
    price $229,900
17. 2024-05-28
    status Active
18. 2024-05-01
    status Pending
19. 2024-04-26
    listed $234,900 Active
20. 2015-08-07
    soldstatus $142,500
21. 2015-07-30
    soldstatus $142,500 Sold 393-char remark

    Show marketing remark (393 chars)

    Beautiful home! This home features an open concept layout, storm shelter and plenty of space. Lots of curb appeal and cute front and back porches. Abundant storage throughout the home. All guest bedrooms are on other side of home from Master Suite. Large Laundry area. Kitchen is open to dining room, perfect for dinner parties. Located in the Mustang school district, close to highway access!

22. 2015-07-12
    status Pending 393-char remark

    Show marketing remark (393 chars)

    Beautiful home! This home features an open concept layout, storm shelter and plenty of space. Lots of curb appeal and cute front and back porches. Abundant storage throughout the home. All guest bedrooms are on other side of home from Master Suite. Large Laundry area. Kitchen is open to dining room, perfect for dinner parties. Located in the Mustang school district, close to highway access!

23. 2015-07-03
    listed $142,500 Active 393-char remark

    Show marketing remark (393 chars)

    Beautiful home! This home features an open concept layout, storm shelter and plenty of space. Lots of curb appeal and cute front and back porches. Abundant storage throughout the home. All guest bedrooms are on other side of home from Master Suite. Large Laundry area. Kitchen is open to dining room, perfect for dinner parties. Located in the Mustang school district, close to highway access!

24. 2011-02-15
    soldstatus $120,000
25. 2011-02-04
    soldstatus $120,000
26. 2010-07-16
    listed $128,400
27. 2010-02-03
    historical
28. 2010-01-10
    listed $142,500
29. 2009-04-29
    soldstatus $136,900
30. 2009-03-24
    listed $136,900

ⓘ 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: $2,601 · $217/mo
• Projected year-2 tax: $2,601 · $217/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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥106°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: $22,646
• − Mortgage interest: −$12,318
• − Property taxes: −$2,601
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,812
• − Management: −$1,812
• − HOA: −$300
• − Depreciation: −$6,397
• Taxable loss: −$3,693
• Est. tax savings @ 24.0%: +$886
• After-tax cash flow: $938/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: Mustang
• NCES district ID: 4021000
• Math proficiency: 35% ▼ -10.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $67,559
• Composite: 31.21/100
• National rank: #6038
• State rank: #28 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): 8,532
• Household income: $112,656
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 144.0

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 0.65)
• Race & ethnicity: White 55% Hispanic / Latino 18% Two or more races 15% Asian 10% Black 6% Native American 1%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Slovak 3% Italian 1% Serbian 1%
• Foreign-born: 14% · Vietnam, Canada, Philippines
• Languages at home: 77% English-only · Spanish 9% Vietnamese 8% Other Asian/Pacific 2%

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: ▼ -13.22%
• Current HPI: 229.2484
• 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

+60.6% since first listed

23 events — show timeline

• 2026-05-20 Pending — MLSOK
• 2026-05-15 Price Changed $219,900 MLSOK
• 2026-04-20 Listed $229,900 MLSOK
• 2024-08-05 Rental Removed $1,495 RENTALBEAST
• 2024-08-03 Listed for Rent $1,495 RENTALBEAST
• 2024-07-25 Listing Removed — MLSOK
• 2024-07-18 Price Changed $219,900 MLSOK
• 2024-06-21 Price Changed $224,900 MLSOK
• 2024-06-01 Price Changed $229,900 MLSOK
• 2024-05-28 Relisted — MLSOK
• 2024-05-01 Pending — MLSOK
• 2024-04-26 Listed $234,900 MLSOK
• 2015-08-07 Sold (Public Records) $142,500 Public Records
• 2015-07-30 Sold (MLS) $142,500 MLSOK
• 2015-07-12 Pending — MLSOK
• 2015-07-03 Listed $142,500 MLSOK
• 2011-02-15 Sold (Public Records) $120,000 Public Records
• 2011-02-04 Sold (MLS) $120,000 MLSOK
• 2010-07-16 Listed $128,400 MLSOK
• 2010-02-03 Listing Removed — MLSOK
• 2010-01-10 Listed $142,500 MLSOK
• 2009-04-29 Sold (MLS) $136,900 MLSOK
• 2009-03-24 Listed $136,900 MLSOK

Property tax history

+3.8%/yr

Latest (2025): $2,601 · +6.2% YoY. Source: county tax records.