1300 N Indian Meridian · Choctaw, OK 73020

$125,000

3 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 59 Days on market

Built 1920 1.00 ac lot Est $191k · 34% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Livability +3.6/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

*** HUD Home. Subject to HUD Regulations and Bidding Procedures. Case 421-427274. Offered IE Escrow $1100. First 30 days open to owner occupants, non profits and governmental agencies ONLY. First 10 days bids accumulate unopened. On 11th day all bids opened as if received simultaneously. After that daily bid. On 31st day investors may bid. Property comes AS-IS. Buyer to verify ALL information. Agents Click on Request a Showing for COMBO.

Key facts

• Covered front porch
• Inside utility area
• Covered back patio

Tags

• COVERED FRONT PORCH
• COVERED BACK PATIO
• BELOW-GROUND STORM SHELTER
• INSIDE UTILITY AREA
• BONUS SPACE
• GENEROUSLY SIZED KITCHEN

Property features AI

Finance

• Other: Homestead exempt; Legal addition: Unpltd Pt Sec 30 12n 1E
• Financial info: Sold/Offered as-is; Seller willing to finance
• HOA & community: No mandatory association dues

Exterior

• Utilities: Electricity available; Public water; Septic tank
• Home design: Single family residence; One-level home; Home faces west; Residential property (existing)
• Construction: Brick and brick & frame construction; Composition roof; Conventional foundation; Built status: existing
• Exterior features: Covered porch; Rain gutters; Chain link fencing; Interior lot

Interior

• Kitchen: Free standing electric range; Free standing electric oven
• Bedrooms: 3 bedrooms
• Flooring: Combination flooring; Tile; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating
• Interior features: Dishwasher; Microwave; Water heater; No fireplace; In-law plan not present
• Laundry & utility: Septic tank (private waste system)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $616 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.2% vs local median 3.1% in Choctaw — 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 71/100 on livability (#31 in OK) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Choctaw-Nicoma Park (suburban): math 28% / reading 32% proficiency, ranked #48 of 270 in OK (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Choctaw Es (math 42% / reading 32%, grade F, #132 of 845 statewide, top 19%, 349 students, 0% FRL); Choctaw Ms (math 13% / reading 27%, grade F, #158 of 345 statewide, top 47%, 725 students, 0% FRL); Choctaw Hs (math 26% / reading 37%, grade F, #73 of 447 statewide, top 16%, 1,811 students, 0% FRL) — zoned schools average 0% FRL vs 34% district-wide (34 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 333 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $864 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y 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 $35k; list at $125k implies a 259% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• 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 $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.47% ✓
• Cap rate: 12.21%
• Cash-on-cash: 21.12%
• DSCR: 1.94
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $190,512
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1421 N Indian Meridian	0.20mi	3/1.5	1,175 (-0%)	8mo	$175,000	$149	82
1509 N Indian Meridian	0.27mi	3/2.0	1,267 (+8%)	22mo	$205,000	$162	52
16470 Shelby St	0.75mi	3/1.5	1,292 (+10%)	4mo	$185,000	$143	43
16406 E Lynn St	0.65mi	3/1.5	1,122 (-5%)	20mo	$183,000	$163	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.6%
• Equity multiple: 1.54×
• Total profit: $18,996
• Equity at exit: $18,638

10-year hold

• IRR: 22.4%
• Equity multiple: 2.92×
• Total profit: $67,116
• Equity at exit: $10,808

Cash invested: $35,000 (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 73020

• Active inventory: 333
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,840 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$130 /mo · $1,555/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $616

Break-even live

Break-even rent $1,060

Max offer price $125,000

Occupancy floor 62%

Sensitivity live

Price	-10% $687	-5% $651	+0% $616	+5% $581	+10% $545
Rent	-10% $471	-5% $543	+0% $616	+5% $689	+10% $761
Rate	-1.0pp $679	-0.5pp $648	base $616	+0.5pp $584	+1.0pp $551

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14505 Park Cir Choctaw, OK	3.0	2.0	1458	$1,785	$1.22	17d	1	1.49mi

Listing history 25 events

1. 2026-06-21
   days on market $125,000 Active 59 DOM
2. 2026-06-18
   days on market $125,000 Active 56 DOM
3. 2026-06-17
   days on market $125,000 Active 55 DOM
4. 2026-06-16
   days on market $125,000 Active 54 DOM
5. 2026-06-15
   days on market $125,000 Active 53 DOM
6. 2026-06-13
   days on market $125,000 Active 51 DOM
7. 2026-06-13
   days on market $125,000 Active 50 DOM
8. 2026-06-09
   days on market $125,000 Active 47 DOM
9. 2026-06-08
   days on market $125,000 Active 46 DOM
10. 2026-06-07
    days on market $125,000 Active 45 DOM
11. 2026-06-03
    days on market $125,000 Active 41 DOM
12. 2026-06-02
    days on market $125,000 Active 40 DOM
13. 2026-06-01
    days on market $125,000 Active 39 DOM
14. 2026-05-31
    days on market $125,000 Active 38 DOM
15. 2026-04-27
    status Active
16. 2026-04-20
    listed $125,000 Active
17. 2011-12-14
    soldstatus $34,800 441-char remark

    Show marketing remark (441 chars)

    *** HUD Home. Subject to HUD Regulations and Bidding Procedures. Case 421-427274. Offered IE Escrow $1100. First 30 days open to owner occupants, non profits and governmental agencies ONLY. First 10 days bids accumulate unopened. On 11th day all bids opened as if received simultaneously. After that daily bid. On 31st day investors may bid. Property comes AS-IS. Buyer to verify ALL information. Agents Click on Request a Showing for COMBO.

18. 2011-09-14
    listed $38,000 441-char remark

    Show marketing remark (441 chars)

    *** HUD Home. Subject to HUD Regulations and Bidding Procedures. Case 421-427274. Offered IE Escrow $1100. First 30 days open to owner occupants, non profits and governmental agencies ONLY. First 10 days bids accumulate unopened. On 11th day all bids opened as if received simultaneously. After that daily bid. On 31st day investors may bid. Property comes AS-IS. Buyer to verify ALL information. Agents Click on Request a Showing for COMBO.

19. 2011-06-18
    historical
20. 2010-12-16
    listed $71,000
21. 2007-12-19
    historical
22. 2007-04-02
    soldstatus $75,000
23. 2007-03-29
    soldstatus $70,000
24. 2007-01-04
    listed $69,900
25. 2005-10-22
    listed $79,900

ⓘ 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: $1,555 · $130/mo
• Projected year-2 tax: $1,555 · $130/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 5/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $22,075
• − Mortgage interest: −$7,002
• − Property taxes: −$1,555
• − Insurance: −$625
• − Repairs & maintenance: −$1,766
• − Management: −$1,766
• − Depreciation: −$3,636
• Taxable income: $5,725
• Est. tax owed @ 24.0%: −$1,374
• After-tax cash flow: $6,019/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: Choctaw-Nicoma Park
• NCES district ID: 4007620
• Math proficiency: 28% ▼ -10.00%
• Reading proficiency: 32% ▼ -12.00%
• Median HH income: $69,072
• Composite: 28.02/100
• National rank: #6847
• State rank: #48 of 270 in OK

Livability — Choctaw

• Score: 71/100
• State rank: #31
• US rank: #6853

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Choctaw, OK
• County: Oklahoma County · 771,644 people
• City population: 25,645
• Metro: Oklahoma City, OK
• Population (ZIP): 25,645
• Household income: $104,601
• Rent vs Own: 11.3% rent · 88.7% own
• Severe rent burden: 258.0

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: Predominantly White (77%)
• Race & ethnicity: White 77% Two or more races 8% Hispanic / Latino 6% Black 5% Native American 4% Asian 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 2% Italian 2% Iranian 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 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: ▼ -131.61%
• Current HPI: 240.9989
• 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

+56.4% since first listed

11 events — show timeline

• 2026-04-27 Relisted — MLSOK
• 2026-04-20 Listed $125,000 MLSOK
• 2011-12-14 Sold (MLS) $34,800 MLSOK
• 2011-09-14 Listed $38,000 MLSOK
• 2011-06-18 Listing Removed — MLSOK
• 2010-12-16 Listed $71,000 MLSOK
• 2007-12-19 Listing Removed — MLSOK
• 2007-04-02 Sold (Public Records) $75,000 Public Records
• 2007-03-29 Sold (MLS) $70,000 MLSOK
• 2007-01-04 Listed $69,900 MLSOK
• 2005-10-22 Listed $79,900 MLSOK

Property tax history

+4.8%/yr

Latest (2025): $1,555 · +5.8% YoY. Source: county tax records.