825 E Towry Dr · Midwest City, OK 73110

$145,000

3 bd · 2.0 ba · 1,040 sqft · SingleFamily public records · 4 Days on market

Built 1958 7,680 sqft lot Est $141k · at est.

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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 +15.4/30.0
• ARV discount +6.4/15.0
• DSCR +4.7/10.0
• 1% rule +3.6/10.0
• Livability +3.6/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Discover the charm of 825 E Towry DR, Oklahoma City, OK 73110, a single-family residence built in 1958 that offers a unique blend of classic appeal and functional living. This property presents an opportunity to craft your ideal home in a well-established community. The three bedrooms provide comfortable and private spaces, each offering a canvas for personal style and relaxation. With one full bathroom and an additional half bathroom, convenience is paramount, ensuring ample facilities for residents and guests alike. The attached one-car garage offers secure parking and additional storage solutions, enhancing the home's practicality. To truly appreciate the potential of this inviting resid

Key facts

• 7,680 sq ft lot
• Garage
• Built 1958

Property features AI

Finance

• Other: Lot size approximately 0.1763 acres; Living area reported as 1,040 (assessor); Directions: Go north on S. Midwest Blvd past SE 15th St and turn east on E. Towry Dr to the home.
• Financial info: Not assumable; Qualifies for loan
• HOA & community: No mandatory association dues

Exterior

• Parking: One-car garage
• Home design: Single-family residence; Single-story home; Existing property; Homestead exemption claimed
• Construction: Brick and frame construction; Composition roof; Conventional foundation; Built as existing (no model home)
• Exterior features: Covered porch; Interior lot

Interior

• Bedrooms: Three bedrooms
• Bathrooms: One full bathroom; One half bathroom
• Interior features: Living area includes one living area; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $57 ($679/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 $124k (14.3% below list).
• Recommended offer: $124k (14.3% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 5.6% in Midwest City — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 71/100 on livability (#30 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: crime D+, employment D, amenities 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 Ms (math 5% / reading 14%, grade F, #299 of 345 statewide, top 88%, 1,046 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 (+3.0%/yr); 173 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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 $1k of loan paydown is wiped out by about $4k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 15y 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 $60k; list at $145k implies a 142% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $124,250 (14.3% below list)

Questions for the listing agent

1. Built in 1958 — 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. Crime grade is D 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: 0.86% ✗
• Cap rate: 6.76%
• Cash-on-cash: 1.67%
• DSCR: 1.07
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $141,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2600 N Towry Dr	0.33mi	3/1.5	1,029 (-1%)	2mo	$165,000	$160	79
837 S Stahl Dr	0.13mi	3/1.0	975 (-6%)	1mo	$141,000	$145	79
705 Stahl Dr	0.25mi	3/1.0	1,067 (+3%)	2mo	$121,500	$114	79
732 E Rose Dr	0.48mi	3/1.0	1,077 (+4%)	2mo	$130,000	$121	66
517 E Kerr Dr	0.29mi	3/1.0	925 (-11%)	1mo	$140,000	$151	63
2113 Turner Dr	0.26mi	2/1.0 (-1)	960 (-8%)	4mo	$65,000	$68	63
317 E Key Blvd	0.45mi	3/1.0	1,107 (+6%)	5mo	$90,000	$81	60
404 E Jarman Dr	0.49mi	2/1.0 (-1)	972 (-6%)	6mo	$60,000	$62	53
413 Russell Dr	0.64mi	3/2.0	1,144 (+10%)	5mo	$164,900	$144	49
2420 N Key Blvd	0.70mi	3/1.0	1,136 (+9%)	4mo	$154,000	$136	44
201 E Key Blvd	0.66mi	3/2.0	1,167 (+12%)	6mo	$180,000	$154	44
409 N Midwest Blvd	0.71mi	3/1.5	1,151 (+11%)	5mo	$154,900	$135	43

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 · 2.99% rent growth · sell at horizon

5-year hold

• IRR: -13.7%
• Equity multiple: 0.51×
• Total profit: $-19,936
• Equity at exit: $21,620

10-year hold

• IRR: -4.9%
• Equity multiple: 0.68×
• Total profit: $-12,889
• Equity at exit: $12,537

Cash invested: $40,600 (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 73110

• Rents YoY: 3.0%
• Active inventory: 173
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,242 high
• Mortgage (P&I): −$760
• Tax from tax record: −$104 /mo · $1,251/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $57

Break-even live

Break-even rent $1,171

Max offer price $145,000

Occupancy floor 90%

Sensitivity live

Price	-10% $139	-5% $98	+0% $57	+5% $16	+10% $-26
Rent	-10% $-42	-5% $7	+0% $57	+5% $106	+10% $155
Rate	-1.0pp $130	-0.5pp $93	base $57	+0.5pp $19	+1.0pp $-19

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
641 E Frolich Dr Oklahoma City, OK	3.0	1.5	1032	$975	$0.94	25d	1	0.09mi
721 E Bouse Dr Oklahoma City, OK	3.0	1.0	1002	$1,225	$1.22	4d	1	0.20mi
864 E Steed Dr Oklahoma City, OK	3.0	1.0	1200	$1,200	$1.00	4d	1	0.23mi
8032 E Reno Ave Oklahoma City, OK	1.0–2.0	1.0	770	$850	$1.10	4d	3	0.30mi
764 E Rose Dr Oklahoma City, OK	3.0	1.0	920	$1,025	$1.11	4d	1	0.40mi
407 E Key Blvd Oklahoma City, OK	4.0	2.0	1200	$1,395	$1.16	25d	1	0.41mi
609 E Steed Dr Oklahoma City, OK	2.0	1.0	811	$1,800	$2.22	25d	1	0.41mi
322 E Kerr Dr Oklahoma City, OK	3.0	1.0	1086	$1,200	$1.10	25d	1	0.41mi
8517 E Reno Ave Oklahoma City, OK	1.0–2.0	1.0–2.0	837	$859	$1.03	6d	1	0.55mi
1109 Parkview Dr Oklahoma City, OK	3.0	2.0	1290	$1,300	$1.01	25d	1	0.57mi
221 E Kerr Dr Oklahoma City, OK	3.0	1.5	1339	$1,145	$0.86	6d	1	0.60mi
119 Woodman Dr Oklahoma City, OK	3.0	2.0	1252	$1,400	$1.12	4d	1	0.62mi
327 N Midwest Blvd Unit 205 Midwest City, OK	2.0	1.0	920	$900	$0.98	25d	1	0.67mi
8717 Saint George Way Oklahoma City, OK	2.0	2.0	1075	$1,150	$1.07	25d	1	0.69mi
121 Gill Dr Oklahoma City, OK	3.0	1.0	950	$1,150	$1.21	4d	1	0.71mi
8801 Saint George Way Oklahoma City, OK	3.0	2.0	1122	$1,175	$1.05	25d	1	0.78mi
8801 Saint George Way Oklahoma City, OK	3.0	2.0	1122	$1,175	$1.05	12d	1	0.78mi
312 Bolton Pl Oklahoma City, OK	3.0	1.5	756	$1,099	$1.45	25d	1	0.80mi
236 Spirit Dr Midwest City, OK	3.0	2.0	1350	$1,600	$1.19	4d	1	0.82mi
2105 Maple Dr Midwest City, OK	3.0	2.0	1032	$1,295	$1.25	25d	1	0.87mi
536 E Northrup Dr Oklahoma City, OK	2.0	1.0	858	$889	$1.04	4d	1	0.89mi
3409 Willow Creek Dr Oklahoma City, OK	3.0	1.0	932	$1,050	$1.13	25d	1	0.95mi
422 E Northrup Dr Oklahoma City, OK	3.0	1.0	819	$1,395	$1.70	4d	1	0.96mi
413 E Northrup Dr Oklahoma City, OK	3.0	1.0	800	$1,395	$1.74	4d	1	0.96mi
3413 Willow Creek Dr Oklahoma City, OK	3.0	1.0	872	$975	$1.12	4d	1	0.96mi
204 Elm St Oklahoma City, OK	3.0	2.0	1098	$1,250	$1.14	25d	1	0.96mi
1436 Maple Dr Oklahoma City, OK	4.0	2.0	1409	$1,350	$0.96	18d	1	0.98mi
1040 Sycamore Dr Oklahoma City, OK	4.0	1.0	1144	$1,595	$1.39	3d	1	0.99mi
3513 Parkwoods Ln Oklahoma City, OK	3.0	1.5	903	$1,150	$1.27	46d	1	1.03mi
3512 N Holman Ct Oklahoma City, OK	3.0	2.0	1092	$1,275	$1.17	4d	1	1.04mi
3512 Brookside Dr Oklahoma City, OK	4.0	2.0	763	$1,595	$2.09	3d	1	1.04mi
3609 Woodside Dr Midwest City, OK	3.0	1.0	858	$995	$1.16	4d	1	1.06mi
616 Lions Park Pl Oklahoma City, OK	2.0	1.0	906	$950	$1.05	4d	1	1.06mi
442 Babb Dr Oklahoma City, OK	2.0	2.0	920	$925	$1.01	6d	1	1.10mi
7122 SE 15th St Oklahoma City, OK	2.0	1.0	816	$1,100	$1.35	6d	1	1.10mi
677 Midtown Pl Midwest City, OK	1.0–2.0	1.0–2.0	770	$1,450	$1.88	3d	1	1.11mi
444 1/2 Babb Dr Oklahoma City, OK	2.0	1.0	920	$895	$0.97	6d	1	1.11mi
124 E Northrup Dr Oklahoma City, OK	4.0	1.0	1085	$1,400	$1.29	25d	1	1.12mi
120 E Northrup Dr Oklahoma City, OK	4.0	2.0	1364	$1,475	$1.08	25d	1	1.13mi
3721 Parkwoods Ln Oklahoma City, OK	4.0	1.5	1266	$1,625	$1.28	3d	1	1.16mi

Listing history 4 events

1. 2026-06-16
   statusdays on market $145,000 Pending 4 DOM
2. 2026-06-15
   days on market $145,000 Active 3 DOM
3. 2026-06-13
   remarks 699-char remark
4. 2026-06-13
   listed $145,000 Active 1 DOM

ⓘ 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: $1,251 · $104/mo
• Projected year-2 tax: $1,305 · $109/mo
• Expected delta: +$54/yr (+$5/mo · 4.4%)

ⓘ 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 2/10 Low 4% 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: $14,910
• − Mortgage interest: −$8,122
• − Property taxes: −$1,251
• − Insurance: −$725
• − Repairs & maintenance: −$1,193
• − Management: −$1,193
• − Depreciation: −$4,218
• Taxable loss: −$1,792
• Est. tax savings @ 24.0%: +$430
• After-tax cash flow: $1,109/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 — Midwest City

• Score: 71/100
• State rank: #30
• US rank: #6637

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Midwest City, OK
• County: Oklahoma County · 771,644 people
• City population: 57,386
• Metro: Oklahoma City, OK
• Population (ZIP): 32,348
• Household income: $51,228
• Rent vs Own: 54.9% rent · 45.1% own
• Severe rent burden: 1440.0

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 0.63)
• Race & ethnicity: White 55% Black 25% Two or more races 11% Hispanic / Latino 7% Native American 4% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 2% Slovak 1% Serbian 1%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -156.25%
• Current HPI: 257.0791
• Rent YoY: ▲ 2.99%
• 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

+245.2% since first listed

7 events — show timeline

• 2026-06-12 Listed $145,000 MLSOK
• 2022-06-25 Price Changed $1,050 RENT.
• 2011-07-07 Listing Removed — MLSOK
• 2011-03-01 Listed $68,000 MLSOK
• 2007-03-07 Sold (Public Records) $60,000 Public Records
• 1998-09-04 Sold (Public Records) $48,500 Public Records
• 1995-09-26 Sold (Public Records) $42,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $1,251 · +2.5% YoY. Source: county tax records.