4702 Hemlock Cir · Oklahoma City, OK 73162

$175,000

3 bd · 2.0 ba · 1,641 sqft · Townhouse public records · 14 Days on market

Built 1980 2,226 sqft lot $107/sqft · 8% below area Est $190k · 8% under $64/mo HOA · 4% of rent

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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 +17.2/30.0
• ARV discount +11.0/15.0
• DSCR +5.4/10.0
• 1% rule +4.8/10.0
• Livability +4.0/5.0
• Rent growth +3.9/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the very sought after community is a townhome ready for the buyer who wants to do the needed updates. The home is next to a common area that is filled with nature -- creek, trees, birds, and deer. The living room has a fireplace, lots of natural light and a place for a large screen TV. It is open to the dining room, that is currently used as an office. The kitchen needs updating but has a nice layout. Also on the lower level is a bedroom and full bathroom. The primary bedroom is on the upper level and has 2 closets, fireplace, ceiling fan and a newly updated balcony with an incredible view. In addition to the large 1 car garage there is a carport area and lots of parking in the driveway. The home is priced to accommodate the needed updates to make this your perfect dream home. The addition has 3 pools, and pleasant walking areas. Townhouses in this area sell quickly so don't wait to view it.

Key facts

• Pool access
• Walk-out deck
• Greenbelt view

Tags

• CREEK VIEW
• GREENBELT VIEW
• FIREPLACE
• WALK-OUT DECK
• POOL ACCESS
• WALKING TRAILS

Property features AI

Finance

• Other: Located in The Arbors addition; Lot size approximately 0.0511 acres
• Financial info: Not assumable; Loan qualifying allowed
• HOA & community: Mandatory association dues; Association fee $772 (includes greenbelt and pool)

Exterior

• Parking: 1-car garage
• Utilities: Water/sewer/power information not provided
• Home design: Townhouse (residential); Two levels; Entry on main level; Facing information not provided
• Construction: Frame construction with vinyl siding; Composition roof (roof year 2025); Slab foundation; Existing property
• Exterior features: Balcony; Covered deck; Creek on property; Greenbelt

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: One living area; Two masonry fireplaces

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $175k.

Deal economics

• At list price, monthly cash flow is $125 ($1k/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 $171k (2.2% below list).
• Recommended offer: $171k (2.2% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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.
• Oklahoma City (urban): math 7% / reading 10% proficiency, ranked #254 of 270 in OK (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Quail Creek Es (math 17% / reading 17%, grade F, #540 of 845 statewide, top 68%, 543 students, 0% FRL); John Marshall Hs (math 2% / reading 8%, grade F, #430 of 447 statewide, top 99%, 829 students, 0% FRL) — zoned schools average 0% FRL vs 82% district-wide (82 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+5.6%/yr); 172 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $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 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 10y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $171,222 (2.2% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 0.98% ✗
• Cap rate: 7.15%
• Cash-on-cash: 3.06%
• DSCR: 1.14
• GRM: 8.5

CMA / ARV

• ARV (median comp): $189,640
• List price: $175,000
• Delta: -7.72%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4702 Hemlock Cir	0.00mi	3/2.0	1,641 (0%)	0mo	$175,000	$107	100
4610 Hemlock St	0.04mi	3/2.0	1,721 (+5%)	1mo	$189,677	$110	89
4715 Hemlock Ln	0.07mi	3/2.0	1,736 (+6%)	1mo	$205,000	$118	86
4717 Hemlock Ln	0.08mi	3/2.0	1,714 (+4%)	11mo	$205,000	$120	80
4611 Hemlock Ln	0.06mi	2/2.0 (-1)	1,549 (-6%)	8mo	$174,000	$112	76
4702 Hemlock Ln	0.04mi	2/2.5 (-1)	1,480 (-10%)	6mo	$175,000	$118	70
4417 Brandt Dr	0.43mi	3/2.0	1,595 (-3%)	10mo	$196,000	$123	67
12209 Banyan Ln	0.17mi	3/2.0	1,817 (+11%)	16mo	$223,000	$123	60
12220 Banyan Ln	0.20mi	2/2.0 (-1)	1,398 (-15%)	3mo	$175,000	$125	59
12027 Hawthorne Ln	0.05mi	3/2.0	1,398 (-15%)	20mo	$152,000	$109	56
4420 Alturas Ct	0.40mi	2/2.0 (-1)	1,466 (-11%)	13mo	$244,000	$166	48
5605 NW 125th St	0.69mi	3/2.0	1,863 (+14%)	12mo	$387,500	$208	35

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 · 5.59% rent growth · sell at horizon

5-year hold

• IRR: -8.5%
• Equity multiple: 0.68×
• Total profit: $-15,794
• Equity at exit: $26,093

10-year hold

• IRR: 4.1%
• Equity multiple: 1.34×
• Total profit: $16,440
• Equity at exit: $15,131

Cash invested: $49,000 (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 73162

• Rents YoY: 5.6%
• Active inventory: 172
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,712 high
• Mortgage (P&I): −$918
• Tax from tax record: −$173 /mo · $2,079/yr
• Insurance: −$73
• HOA: −$64
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $125

Break-even live

Break-even rent $1,554

Max offer price $175,000

Occupancy floor 88%

Sensitivity live

Price	-10% $224	-5% $174	+0% $125	+5% $75	+10% $26
Rent	-10% $-10	-5% $57	+0% $125	+5% $192	+10% $260
Rate	-1.0pp $213	-0.5pp $169	base $125	+0.5pp $79	+1.0pp $33

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4707 Hemlock Ln Oklahoma City, OK	2.0	2.0	1200	$1,395	$1.16	4d	1	0.04mi
4605 Dove Tree Ln Oklahoma City, OK	3.0	2.0	1507	$1,650	$1.09	45d	1	0.10mi
5613 NW 115th St Oklahoma City, OK	4.0	2.0	1978	$2,200	$1.11	22d	1	0.64mi
12425 Acadia Ct Oklahoma City, OK	3.0	2.0	1746	$1,700	$0.97	25d	1	0.89mi
5757 W Hefner Rd Oklahoma City, OK	2.0	1.0–2.0	825	$1,425	$1.73	4d	20	0.98mi
12405 Bannockburn Pl Oklahoma City, OK	3.0	2.0	1642	$1,450	$0.88	25d	1	1.01mi
12508 Green Valley Dr Oklahoma City, OK	3.0	3.0	1562	$3,500	$2.24	45d	1	1.03mi
5300 W Memorial Rd Oklahoma City, OK	1.0–2.0	1.0–2.5	1008	$1,435	$1.42	3d	24	1.12mi
4045 Thunderbird Dr Oklahoma City, OK	3.0	2.0	1968	$1,800	$0.91	25d	1	1.12mi
13128 Green Valley Dr Oklahoma City, OK	3.0	2.0	1968	$2,050	$1.04	25d	1	1.13mi
5924 W Hefner Rd Oklahoma City, OK	2.0	1.0	1200	$1,200	$1.00	4d	1	1.13mi
3816 NW 125th St Oklahoma City, OK	3.0	3.0	2160	$1,895	$0.88	25d	1	1.17mi
12400 Eric Field Pl Oklahoma City, OK	3.0	3.0	2233	$1,725	$0.77	15d	1	1.20mi
6701 NW 124th Ter Oklahoma City, OK	4.0	2.0	1384	$1,650	$1.19	3d	1	1.40mi
10201 Island View Dr Oklahoma City, OK	3.0	2.0	2023	$1,700	$0.84	4d	1	1.48mi

HOA detail

• Monthly dues: $64 · $768/yr
• Likely covers: pool

Listing history 10 events

1. 2026-05-08
   listed $175,000 Active 638-char remark
2. 2025-07-09
   soldstatus $167,500
3. 2025-07-08
   soldstatus $167,500 Closed 916-char remark

   Show marketing remark (916 chars)

   Located in the very sought after community is a townhome ready for the buyer who wants to do the needed updates. The home is next to a common area that is filled with nature -- creek, trees, birds, and deer. The living room has a fireplace, lots of natural light and a place for a large screen TV. It is open to the dining room, that is currently used as an office. The kitchen needs updating but has a nice layout. Also on the lower level is a bedroom and full bathroom. The primary bedroom is on the upper level and has 2 closets, fireplace, ceiling fan and a newly updated balcony with an incredible view. In addition to the large 1 car garage there is a carport area and lots of parking in the driveway. The home is priced to accommodate the needed updates to make this your perfect dream home. The addition has 3 pools, and pleasant walking areas. Townhouses in this area sell quickly so don't wait to view it.

4. 2025-05-26
   status Pending 916-char remark

   Show marketing remark (916 chars)

   Located in the very sought after community is a townhome ready for the buyer who wants to do the needed updates. The home is next to a common area that is filled with nature -- creek, trees, birds, and deer. The living room has a fireplace, lots of natural light and a place for a large screen TV. It is open to the dining room, that is currently used as an office. The kitchen needs updating but has a nice layout. Also on the lower level is a bedroom and full bathroom. The primary bedroom is on the upper level and has 2 closets, fireplace, ceiling fan and a newly updated balcony with an incredible view. In addition to the large 1 car garage there is a carport area and lots of parking in the driveway. The home is priced to accommodate the needed updates to make this your perfect dream home. The addition has 3 pools, and pleasant walking areas. Townhouses in this area sell quickly so don't wait to view it.

5. 2025-05-23
   listed $165,900 Active 916-char remark

   Show marketing remark (916 chars)

   Located in the very sought after community is a townhome ready for the buyer who wants to do the needed updates. The home is next to a common area that is filled with nature -- creek, trees, birds, and deer. The living room has a fireplace, lots of natural light and a place for a large screen TV. It is open to the dining room, that is currently used as an office. The kitchen needs updating but has a nice layout. Also on the lower level is a bedroom and full bathroom. The primary bedroom is on the upper level and has 2 closets, fireplace, ceiling fan and a newly updated balcony with an incredible view. In addition to the large 1 car garage there is a carport area and lots of parking in the driveway. The home is priced to accommodate the needed updates to make this your perfect dream home. The addition has 3 pools, and pleasant walking areas. Townhouses in this area sell quickly so don't wait to view it.

6. 2016-07-25
   soldstatus $130,000
7. 2016-07-22
   soldstatus $130,000 Sold

   Show marketing remark (359 chars)

   THIS ONE IS A DREAM!!! NEW CARPET, AND PAINT. YOU CAN SEE THE POND FROM THE LIVING/DINING AREA, AND THE MASTER BEDROOM. MASTER HAS A WALK-IN CLOSET AND AN ADDITIONAL CLOSET. ONE CAR GARAGE, WITH CARPORT. TREES, TREES, AND MORE TREES!!! LOCATION IS EVERYTHING AS IT'S CLOSE TO BLUFF CREEK PARK, THE NEW LIBRARY, SPROUTS, MERCY HOSPITAL, AND HEFNER PARKWAY.

8. 2016-06-14
   status Pending

   Show marketing remark (359 chars)

   THIS ONE IS A DREAM!!! NEW CARPET, AND PAINT. YOU CAN SEE THE POND FROM THE LIVING/DINING AREA, AND THE MASTER BEDROOM. MASTER HAS A WALK-IN CLOSET AND AN ADDITIONAL CLOSET. ONE CAR GARAGE, WITH CARPORT. TREES, TREES, AND MORE TREES!!! LOCATION IS EVERYTHING AS IT'S CLOSE TO BLUFF CREEK PARK, THE NEW LIBRARY, SPROUTS, MERCY HOSPITAL, AND HEFNER PARKWAY.

9. 2016-06-13
   listed $135,000 Active

   Show marketing remark (359 chars)

   THIS ONE IS A DREAM!!! NEW CARPET, AND PAINT. YOU CAN SEE THE POND FROM THE LIVING/DINING AREA, AND THE MASTER BEDROOM. MASTER HAS A WALK-IN CLOSET AND AN ADDITIONAL CLOSET. ONE CAR GARAGE, WITH CARPORT. TREES, TREES, AND MORE TREES!!! LOCATION IS EVERYTHING AS IT'S CLOSE TO BLUFF CREEK PARK, THE NEW LIBRARY, SPROUTS, MERCY HOSPITAL, AND HEFNER PARKWAY.

10. 1985-03-01
    soldstatus $70,000

ⓘ 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: $2,079 · $173/mo
• Projected year-2 tax: $2,079 · $173/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 · 20 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,547
• − Mortgage interest: −$9,803
• − Property taxes: −$2,079
• − Insurance: −$875
• − Repairs & maintenance: −$1,644
• − Management: −$1,644
• − HOA: −$768
• − Depreciation: −$5,091
• Taxable loss: −$1,356
• Est. tax savings @ 24.0%: +$325
• After-tax cash flow: $1,823/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: Oklahoma City
• NCES district ID: 4022770
• Math proficiency: 7% ▼ -5.00%
• Reading proficiency: 10% ▼ -6.00%
• Median HH income: $35,606
• Composite: 7.0/100
• National rank: #9970
• State rank: #254 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): 28,728
• Household income: $88,031
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 913.0

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 0.59)
• Race & ethnicity: White 62% Black 14% Two or more races 11% Hispanic / Latino 8% Asian 6% Native American 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 4% Italian 2% Serbian 1%
• Foreign-born: 8% · Vietnam, Canada, China
• Languages at home: 90% English-only · Spanish 4% Vietnamese 2% 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: ▼ -172.35%
• Current HPI: 205.6639
• Rent YoY: ▲ 5.59%
• 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

+150.0% since first listed

12 events — show timeline

• 2026-06-09 Sold (MLS) $175,000 MLSOK
• 2026-05-22 Pending — MLSOK
• 2026-05-08 Listed $175,000 MLSOK
• 2025-07-09 Sold (Public Records) $167,500 Public Records
• 2025-07-08 Sold (MLS) $167,500 MLSOK
• 2025-05-26 Pending — MLSOK
• 2025-05-23 Listed $165,900 MLSOK
• 2016-07-25 Sold (Public Records) $130,000 Public Records
• 2016-07-22 Sold (MLS) $130,000 MLSOK
• 2016-06-14 Pending — MLSOK
• 2016-06-13 Listed $135,000 MLSOK
• 1985-03-01 Sold (Public Records) $70,000 Public Records

Property tax history

+5.9%/yr

Latest (2025): $2,079 · +4.2% YoY. Source: county tax records.