4811 N Asbury Ave · Bethany, OK 73008

$159,000

3 bd · 1.0 ba · 1,257 sqft · SingleFamily public records · 18 Days on market

Built 1949 8,198 sqft lot Est $187k · 15% under

---

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).

• ARV discount +14.3/15.0
• Cash flow +14.1/30.0
• DSCR +4.3/10.0
• Rent growth +4.2/5.0
• Schools +3.8/10.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Looking for your next project in the highly sought-after Bethany school district? This one is full of potential and ready for someone with vision to bring it back to life. Whether you’re dreaming of a full renovation, a fresh start, or an investment opportunity, this property gives you the chance to create something truly your own in a location that’s hard to find. The roof is approximately 4–5 years old, and the hot water tank was replaced in 2018, giving you a solid starting point as you plan your updates. Being sold as-is,

Key facts

• Full renovation
• 8,198 sq ft lot
• Garage

Tags

• FULL RENOVATION
• INVESTMENT OPPORTUNITY
• HOT WATER TANK REPLACED

Property features AI

Finance

• Other: Property listed as residential single family; Homestead not indicated; Living area reported as 1,257 (assessor)
• Financial info: Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Utilities: Manual geocode source
• Home design: Single-family residence; One-story; East-facing; Existing property
• Construction: Brick and frame construction; Composition roof; Conventional foundation; Built status: existing
• Exterior features: Covered porch; Interior lot

Interior

• Bedrooms: 3 bedrooms (single-level home)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: Two living areas; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $24 ($289/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 $136k (14.4% below list).
• Recommended offer: $136k (14.4% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.5% in Bethany — 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 73/100 on livability (#18 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: employment C-, amenities F, commute F.
• Bethany (suburban): math 46% / reading 45% proficiency, ranked #7 of 270 in OK (top 3%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Earl Harris Es (math 50% / reading 54%, grade C-, #34 of 845 statewide, top 5%, 761 students, 0% FRL); Bethany Ms (math 47% / reading 38%, grade D-, #3 of 345 statewide, top 1%, 390 students, 0% FRL); Bethany Hs (math 32% / reading 42%, grade F, #42 of 447 statewide, top 10%, 528 students, 0% FRL) — zoned schools average 0% FRL vs 35% district-wide (35 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+6.9%/yr); 75 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 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 $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

• It's been on market 18 days — a 2% lower offer ($157k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $115k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1949 — 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 $136,055 (14.4% below list)

Questions for the listing agent

1. Built in 1949 — 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 D-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. 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.
5. 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.
6. 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: 6.47%
• Cash-on-cash: 0.65%
• DSCR: 1.03
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $187,293
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4811 N Asbury Ave	0.00mi	3/2.0	1,257 (0%)	1mo	$145,000	$115	95
6810 NW 50th St	0.17mi	3/2.0	1,288 (+2%)	8mo	$193,900	$151	77
4602 N Redmond Ave	0.36mi	3/2.0	1,288 (+2%)	2mo	$192,000	$149	73
4507 N Donald Ave	0.30mi	2/2.0 (-1)	1,218 (-3%)	8mo	$215,000	$177	65
5007 N Central Rd	0.12mi	3/2.0	1,080 (-14%)	4mo	$181,000	$168	63
6812 NW 46th St	0.17mi	3/2.0	1,402 (+12%)	11mo	$165,000	$118	60
6811 NW 43rd St	0.30mi	3/2.0	1,385 (+10%)	7mo	$240,500	$174	60
6013 NW 55th St	0.61mi	4/1.0 (+1)	1,287 (+2%)	7mo	$178,000	$138	57
4308 N Redmond Ave	0.45mi	3/1.5	1,166 (-7%)	10mo	$159,500	$137	57
6906 NW 43rd St	0.35mi	3/2.0	1,400 (+11%)	5mo	$240,000	$171	56
5924 N College St	0.74mi	3/1.5	1,114 (-11%)	3mo	$112,000	$101	42
6804 NW 59th St	0.74mi	4/1.0 (+1)	1,354 (+8%)	8mo	$165,000	$122	41

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 · 6.93% rent growth · sell at horizon

5-year hold

• IRR: -11.1%
• Equity multiple: 0.58×
• Total profit: $-18,647
• Equity at exit: $23,707

10-year hold

• IRR: 2.8%
• Equity multiple: 1.24×
• Total profit: $10,588
• Equity at exit: $13,747

Cash invested: $44,520 (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 73008

• Rents YoY: 6.9%
• Active inventory: 75
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,361 high
• Mortgage (P&I): −$834
• Tax from tax record: −$151 /mo · $1,808/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $24

Break-even live

Break-even rent $1,330

Max offer price $159,000

Occupancy floor 93%

Sensitivity live

Price	-10% $114	-5% $69	+0% $24	+5% $-21	+10% $-66
Rent	-10% $-83	-5% $-30	+0% $24	+5% $78	+10% $132
Rate	-1.0pp $104	-0.5pp $65	base $24	+0.5pp $-17	+1.0pp $-59

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7001 NW 45th St Bethany, OK	2.0	1.0	1006	$1,175	$1.17	4d	1	0.25mi
5212 Oakwood Villas Ct Bethany, OK	3.0	2.0	1200	$1,350	$1.12	4d	1	0.26mi
5111 N Dawson Dr Bethany, OK	4.0	2.0	1451	$1,600	$1.10	25d	1	0.36mi
5107 N Hammond Ave Unit 5109D Warr Acres, OK	3.0	2.0	1300	$1,399	$1.08	25d	1	0.45mi
5107 N Hammond Ave Unit 5103B Warr Acres, OK	2.0	1.5	1050	$999	$0.95	25d	1	0.45mi
7118 NW 43rd St Bethany, OK	3.0	2.0	914	$1,250	$1.37	6d	1	0.48mi
4206 N Donald Ave Bethany, OK	3.0	1.5	1867	$1,450	$0.78	4d	1	0.48mi
3811 N Asbury Ave Unit B Bethany, OK	2.0	1.5	1300	$1,195	$0.92	14d	1	0.69mi
6808 NW 59th St Bethany, OK	4.0	2.0	1420	$1,500	$1.06	25d	1	0.76mi
6909 NW 59th St Bethany, OK	3.0	1.0	925	$1,365	$1.48	25d	1	0.80mi
3803 N Redmond Ave Bethany, OK	3.0	2.0	1260	$2,100	$1.67	3d	1	0.81mi
7307 NW 38th St Bethany, OK	3.0	2.0	1200	$1,595	$1.33	25d	1	0.84mi
6905 NW 60th St Bethany, OK	4.0	1.5	1331	$1,500	$1.13	4d	1	0.95mi
3801 Franks Way Bethany, OK	2.0	2.0	1150	$1,545	$1.34	25d	1	0.96mi
5577 NW 50th St Oklahoma City, OK	1.0–2.0	1.0–2.0	725	$1,149	$1.58	5d	6	1.06mi
3717 N Street Charles St Warr Acres, OK	2.0	1.5	1047	$1,200	$1.15	25d	1	1.10mi
3707 N Street Charles St Unit 3717 Warr Acres, OK	2.0	1.5	1047	$1,200	$1.15	25d	1	1.11mi
5901 NW 34th St Oklahoma City, OK	1.0–2.0	1.0–2.0	925	$1,049	$1.13	4d	28	1.13mi
5929 NW 62nd St Oklahoma City, OK	3.0	1.0	1103	$1,550	$1.41	4d	1	1.15mi
5304 Willow Cliff Rd Oklahoma City, OK	2.0	2.0	1060	$1,086	$1.02	6d	1	1.17mi
5304 Willow Cliff Rd Oklahoma City, OK	3.0	3.0	1505	$1,330	$0.88	16d	1	1.17mi
4401 N Ann Arbor Ave Warr Acres, OK	3.0	1.0	1216	$1,245	$1.02	25d	1	1.20mi
6419 NW 63rd St Unit 1 Warr Acres, OK	3.0	2.5	1748	$1,425	$0.82	5d	1	1.20mi
6100-6114 NW 32nd St Unit 224 Bethany, OK	2.0	1.0	895	$825	$0.92	25d	1	1.21mi
6100-6114 NW 32nd St Unit 117 Bethany, OK	2.0	1.5	955	$935	$0.98	16d	1	1.21mi
6100-6114 NW 32nd St Unit 124 Bethany, OK	2.0	1.0	895	$790	$0.88	25d	1	1.22mi
6100-6114 NW 32nd St Unit 129 Bethany, OK	2.0	1.0	895	$725	$0.81	25d	1	1.22mi
5811 NW 34th St Oklahoma City, OK	1.0–2.0	1.0	875	$925	$1.06	25d	1	1.22mi
6618 NW 31st St Bethany, OK	2.0	1.0	1005	$1,200	$1.19	4d	1	1.23mi
5633 Norman Rd Warr Acres, OK	3.0	2.0	1225	$1,375	$1.12	4d	1	1.25mi
6103 NW 63rd St Oklahoma City, OK	3.0	2.0	1300	$1,325	$1.02	4d	1	1.33mi
6916 Woodlake Dr Unit 6920 Oklahoma City, OK	3.0	2.0	1430	$1,300	$0.91	19d	1	1.35mi
6803 Woodlake Dr Oklahoma City, OK	2.0	2.0	977	$1,150	$1.18	25d	1	1.38mi
6605 Lyrewood Ln Oklahoma City, OK	2.0	2.0	1224	$1,100	$0.90	25d	1	1.39mi
7024 Woodlake Dr Oklahoma City, OK	3.0	2.0	1200	$1,450	$1.21	19d	1	1.40mi
6715 Lyrewood Ln Oklahoma City, OK	3.0	2.0	1309	$1,495	$1.14	6d	1	1.44mi
6713 Lyrewood Ln Oklahoma City, OK	3.0	2.0	1309	$1,395	$1.07	6d	1	1.44mi
4608 N Libby Ave Warr Acres, OK	4.0	2.0	1290	$1,595	$1.24	4d	1	1.48mi

Listing history 5 events

1. 2026-05-20
   status Pending
2. 2026-04-30
   listed $159,000 Active
3. 2026-02-23
   soldstatus $115,000
4. 1999-06-02
   soldstatus $45,000
5. 1989-09-06
   soldstatus $24,000

ⓘ 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: $1,808 · $151/mo
• Projected year-2 tax: $1,808 · $151/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,327
• − Mortgage interest: −$8,906
• − Property taxes: −$1,808
• − Insurance: −$795
• − Repairs & maintenance: −$1,306
• − Management: −$1,306
• − Depreciation: −$4,625
• Taxable loss: −$2,421
• Est. tax savings @ 24.0%: +$581
• After-tax cash flow: $870/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: Bethany
• NCES district ID: 4004110
• Math proficiency: 46% ▼ -13.00%
• Reading proficiency: 45% ▼ -6.00%
• Median HH income: $35,971
• Composite: 37.72/100
• National rank: #4356
• State rank: #7 of 270 in OK

Livability — Bethany

• Score: 73/100
• State rank: #18
• US rank: #5466

Category grades

Amenities F Commute F Cost of living A+ Crime B Employment C- Housing A+ Health & safety A- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bethany, OK
• County: Oklahoma County · 771,644 people
• City population: 21,472
• Metro: Oklahoma City, OK
• Population (ZIP): 21,472
• Household income: $57,459
• Rent vs Own: 46.0% rent · 54.0% own
• Severe rent burden: 892.0

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 0.62)
• Race & ethnicity: White 57% Hispanic / Latino 21% Two or more races 14% Black 11% Native American 4%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Italian 4% Iranian 2% Slovak 2%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 81% English-only · Spanish 17% French/Haitian/Cajun 1% Vietnamese 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: ▼ -140.71%
• Current HPI: 251.1185
• Rent YoY: ▲ 6.93%
• 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

+562.5% since first listed

5 events — show timeline

• 2026-05-20 Pending — MLSOK
• 2026-04-30 Listed $159,000 MLSOK
• 2026-02-23 Sold (Public Records) $115,000 Public Records
• 1999-06-02 Sold (Public Records) $45,000 Public Records
• 1989-09-06 Sold (Public Records) $24,000 Public Records

Property tax history

+6.8%/yr

Latest (2025): $1,808 · +2.9% YoY. Source: county tax records.