123 Grandview Rd · Midwest City, OK 73130

$125,000

2 bd · 1.0 ba · 1,004 sqft · SingleFamily public records · 105 Days on market

Built 1950 0.45 ac lot Est $155k · 19% under

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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).

• Cash flow +22.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +5.3/10.0
• Rent growth +3.9/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Home with great potential in Midwest City! Features a gas stove, decent-sized living and dining rooms, and a functional layout. Conveniently located near schools, shopping, and major roads.

Key facts

• Near schools
• Near shopping
• Near major roads

Tags

• GAS STOVE
• LIVING AND DINING ROOMS
• FUNCTIONAL LAYOUT
• NEAR SCHOOLS
• NEAR SHOPPING
• NEAR MAJOR ROADS

Property features AI

Finance

• Other: Occupied — rented/leased; Leased condition affects sale
• Financial info: Listing offered as-is; seller will consider cash and conventional financing; Loan qualification is allowed; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Security: No security details provided
• Utilities: No water, sewer, or power utility details provided
• Home design: Single family residence; One-level property; Residential property
• Construction: Frame construction with vinyl siding; Composition roof; Built status: existing; Slab foundation
• Exterior features: Chain link fencing; Interior lot

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: 2 bedrooms
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating or cooling details provided
• Interior features: One living area; One dining area; Wood-burning fireplace
• Laundry & utility: No laundry or utility details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $213 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 5.6% in Midwest 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 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: Soldier Creek Es (math 17% / reading 20%, grade F, #530 of 845 statewide, top 63%, 910 students, 0% FRL); Carl Albert Hs (math 16% / reading 33%, grade F, #150 of 447 statewide, top 48%, 1,115 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 fast (+5.7%/yr); 160 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $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 + 5.7% rent growth), your $35k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 9% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $113,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.03% ✓
• Cap rate: 8.34%
• Cash-on-cash: 7.30%
• DSCR: 1.32
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $154,616
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
128 Crutcho Rd	0.03mi	2/1.0	922 (-8%)	2mo	$165,000	$179	83
9700 NE 2nd St	0.19mi	3/1.5 (+1)	1,033 (+3%)	8mo	$145,000	$140	73
9713 Oak Tree Ter	0.20mi	3/1.5 (+1)	1,070 (+7%)	3mo	$130,000	$121	70
9701 NE 3rd Pl	0.38mi	3/1.5 (+1)	1,063 (+6%)	3mo	$165,000	$155	63
304 Lotus Ave	0.30mi	3/1.5 (+1)	1,108 (+10%)	1mo	$150,000	$135	61
9704 NE 2nd St	0.19mi	3/1.5 (+1)	1,108 (+10%)	8mo	$134,000	$121	61
701 Royal Ave	0.68mi	3/1.5 (+1)	1,006 (+0%)	2mo	$155,000	$154	60
9620 SE 4th St	0.28mi	2/1.0	872 (-13%)	6mo	$141,000	$162	60
800 Lotus Ave	0.75mi	3/1.0 (+1)	1,000 (-0%)	3mo	$164,000	$164	57
10244 Saint Patrick Dr	0.72mi	2/1.0	944 (-6%)	0mo	$169,000	$179	56
620 Lloyd Ave	0.61mi	3/1.5 (+1)	952 (-5%)	2mo	$145,000	$152	54
10329 E Reno Ave	0.72mi	2/1.0	1,058 (+5%)	8mo	$120,000	$113	51

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 · 5.73% rent growth · sell at horizon

5-year hold

• IRR: -2.3%
• Equity multiple: 0.91×
• Total profit: $-3,096
• Equity at exit: $18,638

10-year hold

• IRR: 10.0%
• Equity multiple: 1.87×
• Total profit: $30,382
• 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 73130

• Home prices YoY: -21.0%
• Rents YoY: 5.7%
• Active inventory: 160
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,282 high
• Mortgage (P&I): −$656
• Tax from tax record: −$92 /mo · $1,103/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $213

Break-even live

Break-even rent $1,012

Max offer price $125,000

Occupancy floor 78%

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 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9705 Oak Tree Ter Oklahoma City, OK	3.0	2.0	1100	$1,410	$1.28	10d	1	0.21mi
405 Lotus Ave Oklahoma City, OK	3.0	2.0	1300	$1,611	$1.24	1d	1	0.40mi
604 Moraine Ave Oklahoma City, OK	3.0	1.5	1181	$1,395	$1.18	1d	1	0.52mi
633 Lotus Ave Oklahoma City, OK	3.0	1.0	1038	$1,300	$1.25	10d	1	0.64mi
801 Royal Ave Oklahoma City, OK	3.0	1.0	951	$1,200	$1.26	17d	1	0.81mi
8801 Saint George Way Oklahoma City, OK	3.0	2.0	1122	$1,175	$1.05	10d	1	0.84mi
8801 Saint George Way Oklahoma City, OK	3.0	2.0	1122	$1,175	$1.05	23d	1	0.84mi
236 Spirit Dr Midwest City, OK	3.0	2.0	1350	$1,600	$1.19	2d	1	0.88mi
8910 Oak Valley Dr Oklahoma City, OK	2.0	2.0	935	$1,000	$1.07	20d	1	0.93mi
8717 Saint George Way Oklahoma City, OK	2.0	2.0	1075	$1,150	$1.07	23d	1	0.96mi
119 Woodman Dr Oklahoma City, OK	3.0	2.0	1252	$1,400	$1.12	2d	1	0.98mi
9528 McIntosh Ave Oklahoma City, OK	3.0	2.0	1164	$1,195	$1.03	43d	1	1.01mi
8517 E Reno Ave Oklahoma City, OK	1.0–2.0	1.0–2.0	837	$859	$1.03	4d	1	1.14mi
9225 Stonegate Oklahoma City, OK	2.0	1.0	870	$1,025	$1.18	2d	1	1.16mi
1400 Alan Ln Oklahoma City, OK	3.0	2.0	1288	$1,495	$1.16	43d	1	1.17mi
910 N Oakview Dr Oklahoma City, OK	3.0	2.0	1512	$1,239	$0.82	1d	1	1.20mi
1168 N Douglas Blvd Oklahoma City, OK	1.0–2.0	1.0	725	$1,020	$1.41	17d	1	1.21mi
1400 Marydale Ave Oklahoma City, OK	3.0	1.0	1082	$1,150	$1.06	16d	1	1.22mi
1109 Parkview Dr Oklahoma City, OK	3.0	2.0	1290	$1,300	$1.01	23d	1	1.23mi
3513 Parkwoods Ln Oklahoma City, OK	3.0	1.5	903	$1,150	$1.27	44d	1	1.29mi
3609 Woodside Dr Midwest City, OK	3.0	1.0	858	$995	$1.16	2d	1	1.36mi
1525 N Christine Dr Oklahoma City, OK	3.0	1.5	1264	$1,035	$0.82	2d	1	1.36mi
1525 McGregor Dr Oklahoma City, OK	3.0	1.5	1012	$1,275	$1.26	2d	1	1.36mi
9212 Jennifer Pl Oklahoma City, OK	3.0	2.0	960	$1,250	$1.30	43d	1	1.40mi
1617 N Christine Dr Oklahoma City, OK	2.0	2.0	962	$1,050	$1.09	23d	1	1.41mi
10220 Isaac Dr Oklahoma City, OK	3.0	1.0	1106	$1,250	$1.13	43d	1	1.41mi
4033 S Locust Dr Oklahoma City, OK	2.0	1.0	800	$900	$1.12	23d	1	1.43mi
864 E Steed Dr Oklahoma City, OK	3.0	1.0	1200	$1,200	$1.00	2d	1	1.46mi
9409 Rhythm Rd Oklahoma City, OK	3.0	1.5	1087	$1,250	$1.15	21d	1	1.49mi
677 Midtown Pl Midwest City, OK	1.0–2.0	1.0–2.0	770	$1,450	$1.88	1d	1	1.49mi

Listing history 18 events

1. 2026-06-18
   days on market $125,000 Active 105 DOM
2. 2026-06-17
   days on market $125,000 Active 104 DOM
3. 2026-06-16
   days on market $125,000 Active 103 DOM
4. 2026-06-15
   days on market $125,000 Active 102 DOM
5. 2026-06-13
   days on market $125,000 Active 100 DOM
6. 2026-06-13
   days on market $125,000 Active 99 DOM
7. 2026-06-09
   days on market $125,000 Active 96 DOM
8. 2026-06-08
   days on market $125,000 Active 95 DOM
9. 2026-06-07
   days on market $125,000 Active 94 DOM
10. 2026-06-05
    days on market $125,000 Active 91 DOM
11. 2026-06-03
    days on market $125,000 Active 90 DOM
12. 2026-06-02
    days on market $125,000 Active 89 DOM
13. 2026-06-01
    days on market $125,000 Active 88 DOM
14. 2026-05-31
    days on market $125,000 Active 87 DOM
15. 2026-03-26
    status Active
16. 2026-03-15
    price $125,000
17. 2026-03-14
    status Active
18. 2026-02-09
    listed $115,000 Active

ⓘ 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: $1,103 · $92/mo
• Projected year-2 tax: $1,125 · $94/mo
• Expected delta: +$22/yr (+$2/mo · 2.0%)

ⓘ 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 5/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $15,380
• − Mortgage interest: −$7,002
• − Property taxes: −$1,103
• − Insurance: −$625
• − Repairs & maintenance: −$1,230
• − Management: −$1,230
• − Depreciation: −$3,636
• Taxable income: $552
• Est. tax owed @ 24.0%: −$133
• After-tax cash flow: $2,423/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): 21,476
• Household income: $71,189
• Rent vs Own: 23.7% rent · 76.3% own
• Severe rent burden: 378.0

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 0.60)
• Race & ethnicity: White 60% Black 18% Two or more races 14% Hispanic / Latino 7% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% Tagalog/Filipino 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: ▼ -65.22%
• Current HPI: 245.8385
• Rent YoY: ▲ 5.73%
• 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

+8.7% since first listed

4 events — show timeline

• 2026-03-26 Relisted — MLSOK
• 2026-03-15 Price Changed $125,000 MLSOK
• 2026-03-14 Relisted — MLSOK
• 2026-02-09 Listed $115,000 MLSOK

Property tax history

+5.6%/yr

Latest (2025): $1,103 · +2.5% YoY. Source: county tax records.