8601 SW 45th Ter · Oklahoma City, OK 73179

$210,000

3 bd · 2.0 ba · 1,254 sqft · SingleFamily public records · 67 Days on market

Built 2007 6,107 sqft lot Est $216k · at est. $8/mo HOA

---

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 +14.0/30.0
• ARV discount +8.7/15.0
• DSCR +4.2/10.0
• Livability +4.0/5.0
• 1% rule +3.8/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Move-in ready home in a desirable neighborhood with a peaceful pond and top-rated Mustang Schools. Enjoy an open-concept layout perfect for entertaining and a spacious backyard ready for your personal touch. Conveniently located near major highways, shopping, and dining—making everyday living easy.

Key facts

• Spacious backyard
• Open-concept layout
• 6,107 sq ft lot

Tags

• OPEN-CONCEPT LAYOUT
• SPACIOUS BACKYARD
• TOP-RATED MUSTANG SCHOOLS

Property features AI

Finance

• Other: Located in Brighton Pointe Ph I; Homestead: No
• Financial info: Loan qualification: Yes; Assumable: No
• HOA & community: Mandatory association dues; Association fee $100 (includes common area maintenance)

Exterior

• Parking: 2-car garage
• Home design: Single family residence; Residential property; Entry level: One
• Construction: Brick and frame construction; Composition roof; Built status: Existing
• Exterior features: No notable exterior features listed; Lot features: Other

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: One-level living; No fireplace; Slab foundation

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $25 ($302/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 $185k (11.7% below list).
• Recommended offer: $185k (11.7% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: Prairie View Es (math 53% / reading 36%, grade F, #63 of 845 statewide, top 8%, 765 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: 99 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $1k of loan paydown is wiped out by about $6k 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 67 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 19y 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: 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 $185,351 (11.7% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.88% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.51%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $215,688
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4208 Western Heights Ave	0.27mi	3/2.0	1,269 (+1%)	6mo	$177,000	$139	80
8512 SW 42nd St	0.23mi	3/2.0	1,325 (+6%)	3mo	$215,000	$162	78
4704 Crystal Hill Dr	0.53mi	3/2.0	1,260 (+0%)	1mo	$255,000	$202	74
8516 SW 47th Cir	0.14mi	3/2.0	1,422 (+13%)	1mo	$223,600	$157	70
9036 SW 46th St	0.43mi	3/2.0	1,340 (+7%)	0mo	$229,000	$171	68
4637 Crystal Clear Ln	0.46mi	3/2.0	1,340 (+7%)	1mo	$240,000	$179	66
8716 SW 39th St	0.36mi	3/2.0	1,390 (+11%)	1mo	$242,500	$174	65
8708 SW 36th St	0.55mi	3/2.0	1,338 (+7%)	2mo	$234,900	$176	62
8705 SW 36th St	0.58mi	3/2.0	1,340 (+7%)	2mo	$229,900	$172	60
9241 SW 45th Ter	0.63mi	3/2.0	1,340 (+7%)	1mo	$245,000	$183	58
8720 SW 36th St	0.56mi	3/2.0	1,362 (+9%)	2mo	$229,999	$169	58
8609 SW 36th Ter	0.52mi	3/2.0	1,355 (+8%)	5mo	$220,000	$162	58

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: -15.5%
• Equity multiple: 0.45×
• Total profit: $-32,405
• Equity at exit: $31,312

10-year hold

• IRR: -7.0%
• Equity multiple: 0.56×
• Total profit: $-26,070
• Equity at exit: $18,157

Cash invested: $58,800 (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: 99
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,854 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$242 /mo · $2,908/yr
• Insurance: −$88
• HOA: −$8
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $25

Break-even live

Break-even rent $1,822

Max offer price $210,000

Occupancy floor 94%

Sensitivity live

Price	-10% $144	-5% $85	+0% $25	+5% $-34	+10% $-94
Rent	-10% $-121	-5% $-48	+0% $25	+5% $98	+10% $172
Rate	-1.0pp $131	-0.5pp $79	base $25	+0.5pp $-29	+1.0pp $-85

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 24 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	24d	1	0.05mi
8421 SW 47th Cir Oklahoma City, OK	3.0	2.0	1244	$1,550	$1.25	15d	1	0.17mi
8509 SW 49th Cir Oklahoma City, OK	4.0	2.0	1673	$1,750	$1.05	24d	1	0.26mi
4101 Western Heights Ave Oklahoma City, OK	4.0	2.5	1593	$3,500	$2.20	4d	1	0.27mi
8913 SW 42nd St Oklahoma City, OK	3.0	2.0	1492	$1,850	$1.24	24d	1	0.30mi
8517 SW 50th St Oklahoma City, OK	3.0	2.0	1653	$1,695	$1.03	24d	1	0.31mi
5201 S County Line Rd Oklahoma City, OK	1.0–2.0	1.0–2.0	1031	$1,699	$1.65	3d	12	0.37mi
9028 SW 46th St Oklahoma City, OK	3.0	2.0	1250	$1,575	$1.26	24d	1	0.40mi
9028 SW 46th St Oklahoma City, OK	3.0	2.0	1249	$1,525	$1.22	17d	1	0.40mi
9207 SW 47th St Oklahoma City, OK	3.0	2.0	1340	$1,600	$1.19	24d	1	0.56mi
9356 SW 43rd St Oklahoma City, OK	4.0	2.0	1814	$2,199	$1.21	24d	1	0.71mi
8809 SW 55th St Unit B Oklahoma City, OK	2.0	2.5	1246	$1,595	$1.28	24d	1	0.72mi
5700 Campbell Creek Dr Unit A Oklahoma City, OK	2.0	1.5	1112	$1,895	$1.70	20d	1	0.77mi
5721 Campbell Creek Dr Oklahoma City, OK	2.0	1.5	1112	$1,895	$1.70	2d	1	0.80mi
5701 Goldfinger Rd Unit A Oklahoma City, OK	2.0	2.0	1255	$1,995	$1.59	4d	1	0.81mi
5712 Goldfinger Rd Oklahoma City, OK	1.0–2.0	1.0–2.0	1116	$2,095	$1.88	2d	1	0.81mi
5705 Sanderling Rd Oklahoma City, OK	3.0	2.0	1560	$1,650	$1.06	12d	1	0.86mi
5632 Dunlin Rd Oklahoma City, OK	3.0	2.0	1319	$1,540	$1.17	4d	1	0.89mi
5821 Goldfinger Rd Oklahoma City, OK	2.0	1.5	1112	$1,895	$1.70	2d	1	0.90mi
4217 Siena Ridge Blvd Oklahoma City, OK	4.0	2.0	1840	$1,695	$0.92	11d	1	0.95mi
9717 SW 40th St Oklahoma City, OK	3.0	2.0	1152	$1,279	$1.11	2d	1	1.17mi
6501 Bent Wood Villas Dr Unit B Oklahoma City, OK	3.0	2.0	1688	$1,695	$1.00	24d	1	1.27mi
6509 Bent Wood Villas Dr Unit B Oklahoma City, OK	2.0	2.0	1408	$1,545	$1.10	24d	1	1.29mi
6521 Bent Wood Villas Dr Unit B Oklahoma City, OK	3.0	2.0	1688	$1,695	$1.00	24d	1	1.33mi

HOA detail

• Monthly dues: $8 · $96/yr

Listing history 36 events

1. 2026-06-15
   days on market $210,000 Active 67 DOM
2. 2026-06-13
   days on market $210,000 Active 65 DOM
3. 2026-06-09
   days on market $210,000 Active 61 DOM
4. 2026-06-08
   days on market $210,000 Active 60 DOM
5. 2026-06-07
   days on market $210,000 Active 59 DOM
6. 2026-06-05
   days on market $210,000 Active 56 DOM
7. 2026-06-03
   days on market $210,000 Active 55 DOM
8. 2026-06-02
   days on market $210,000 Active 54 DOM
9. 2026-06-01
   days on market $210,000 Active 53 DOM
10. 2026-05-31
    days on market $210,000 Active 52 DOM
11. 2026-04-09
    listed $210,000 Active
12. 2026-04-07
    historical
13. 2026-03-20
    price $215,000
14. 2026-02-27
    price $220,000
15. 2026-01-02
    price $225,000
16. 2025-12-05
    price $229,900
17. 2025-11-12
    price $234,900
18. 2025-11-07
    price $238,000
19. 2025-11-06
    listed $240,000 Active
20. 2024-05-01
    historical
21. 2024-03-06
    listed $240,000 Active
22. 2023-07-11
    soldstatus $218,500
23. 2023-07-10
    soldstatus $218,500 Closed
24. 2023-06-10
    status Pending
25. 2023-06-07
    listed $209,900 Active
26. 2014-07-25
    soldstatus $126,000
27. 2013-11-13
    historical
28. 2013-06-09
    listed $139,900
29. 2009-08-14
    soldstatus $124,000
30. 2009-01-20
    listed $124,000
31. 2009-01-20
    historical
32. 2008-08-21
    listed $143,990
33. 2008-08-21
    historical
34. 2008-02-14
    listed $143,990
35. 2008-02-11
    historical
36. 2007-08-07
    listed $143,000

ⓘ 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: $2,908 · $242/mo
• Projected year-2 tax: $2,908 · $242/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: $22,242
• − Mortgage interest: −$11,763
• − Property taxes: −$2,908
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,779
• − Management: −$1,779
• − HOA: −$96
• − Depreciation: −$6,109
• Taxable loss: −$3,243
• Est. tax savings @ 24.0%: +$778
• After-tax cash flow: $1,080/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

+46.9% since first listed

26 events — show timeline

• 2026-04-09 Listed $210,000 MLSOK
• 2026-04-07 Listing Removed — MLSOK
• 2026-03-20 Price Changed $215,000 MLSOK
• 2026-02-27 Price Changed $220,000 MLSOK
• 2026-01-02 Price Changed $225,000 MLSOK
• 2025-12-05 Price Changed $229,900 MLSOK
• 2025-11-12 Price Changed $234,900 MLSOK
• 2025-11-07 Price Changed $238,000 MLSOK
• 2025-11-06 Listed $240,000 MLSOK
• 2024-05-01 Listing Removed — MLSOK
• 2024-03-06 Listed $240,000 MLSOK
• 2023-07-11 Sold (Public Records) $218,500 Public Records
• 2023-07-10 Sold (MLS) $218,500 MLSOK
• 2023-06-10 Pending — MLSOK
• 2023-06-07 Listed $209,900 MLSOK
• 2014-07-25 Sold (Public Records) $126,000 Public Records
• 2013-11-13 Listing Removed — MLSOK
• 2013-06-09 Listed $139,900 MLSOK
• 2009-08-14 Sold (MLS) $124,000 MLSOK
• 2009-01-20 Listing Removed — MLSOK
• 2009-01-20 Listed $124,000 MLSOK
• 2008-08-21 Listing Removed — MLSOK
• 2008-08-21 Listed $143,990 MLSOK
• 2008-02-14 Listed $143,990 MLSOK
• 2008-02-11 Listing Removed — MLSOK
• 2007-08-07 Listed $143,000 MLSOK

Property tax history

+5.8%/yr

Latest (2025): $2,908 · +1.6% YoY. Source: county tax records.