904 Cypress Cv · Midwest City, OK 73110

$184,333

3 bd · 1.0 ba · 1,596 sqft · SingleFamily public records · 627 Days on market

Built 1956 0.28 ac lot $115/sqft · 13% above area Est $163k · 13% over

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Why this score? — see what drove the F 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 +12.5/30.0
• DSCR +3.7/10.0
• Livability +3.6/5.0
• Rent growth +3.2/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• ARV discount +1.6/15.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Investment opportunity. Property is currently leased. Please contact listing agent for more information.

Key facts

• 0.28 acre lot
• Garage
• Built 1956

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $184k.

Deal economics

• At list price, monthly cash flow is $-26 ($-309/yr) — negative.
• To cash-flow at today's rent, offer at most $180k (2.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (24.1% below list).
• Recommended offer: $140k (24.1% below list) — sets the bar for 1% rule.

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.
• Oklahoma City (urban): math 7% / reading 10% proficiency, ranked #254 of 270 in OK (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Willow Brook Es (346 students, 0% FRL); Classen Ms of Advanced Studies (math 35% / reading 46%, grade F, #6 of 345 statewide, top 1%, 855 students, 0% FRL); Southeast Hs (math 8% / reading 17%, grade F, #355 of 447 statewide, top 80%, 854 students, 0% FRL) — zoned schools average 0% FRL vs 82% district-wide (82 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 26% at this address vs 8% district-wide (+18 pts) — the actual schools serving this property are materially stronger than the Oklahoma City average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.0%/yr); 173 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 5,365 units permitted in Oklahoma County in 2024 (569 in 5+ unit buildings).
• This rent runs 33% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 627 days — a 12% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask is 9602% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $12k; list at $184k implies a 1432% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,996 (24.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 627 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.76% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.60%
• DSCR: 0.97
• GRM: 11.0

CMA / ARV

• ARV (median comp): $163,063
• List price: $184,333
• Delta: 13.04%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3909 Rosewood Dr	0.55mi	3/1.5	1,655 (+4%)	6mo	$195,700	$118	61
4212 Bonaparte Blvd	0.19mi	4/2.0 (+1)	1,420 (-11%)	7mo	$220,000	$155	58
3016 Edgewood Dr	0.61mi	3/2.0	1,558 (-2%)	10mo	$198,000	$127	55
1715 N Midwest Blvd	0.62mi	3/2.0	1,699 (+6%)	6mo	$198,600	$117	51
3601 Rosewood Dr	0.53mi	3/2.0	1,462 (-8%)	8mo	$180,000	$123	51
4206 N Shadybrook Dr	0.66mi	3/2.0	1,729 (+8%)	1mo	$274,999	$159	50
3803 Penny Dr	0.46mi	3/2.0	1,366 (-14%)	2mo	$178,000	$130	49
4419 Meadowpark Dr	0.36mi	4/2.0 (+1)	1,422 (-11%)	10mo	$239,000	$168	48
3001 Belaire Dr	0.71mi	3/2.5	1,730 (+8%)	0mo	$190,000	$110	46
3719 Bella Vista Dr	0.68mi	3/2.0	1,792 (+12%)	2mo	$200,000	$112	42
4202 N Shadybrook Dr	0.65mi	3/2.0	1,380 (-14%)	3mo	$250,000	$181	40
3505 Woodvale Dr	0.71mi	3/2.0	1,364 (-14%)	7mo	$195,900	$144	33

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: -17.3%
• Equity multiple: 0.39×
• Total profit: $-31,592
• Equity at exit: $27,485

10-year hold

• IRR: -9.4%
• Equity multiple: 0.42×
• Total profit: $-29,951
• Equity at exit: $15,938

Cash invested: $51,613 (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: 11.0×

Monthly cashflow live

• Estimated rent: $1,400 high
• Mortgage (P&I): −$967
• Tax from tax record: −$88 /mo · $1,059/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $-26

Break-even live

Break-even rent $1,433

Max offer price $179,779

Occupancy floor 97%

Sensitivity live

Price	-10% $79	-5% $26	+0% $-26	+5% $-78	+10% $-130
Rent	-10% $-136	-5% $-81	+0% $-26	+5% $30	+10% $85
Rate	-1.0pp $67	-0.5pp $21	base $-26	+0.5pp $-74	+1.0pp $-122

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: $46,083
• Closing costs: $5,530
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
911 Crabtree Cv Oklahoma City, OK	4.0	1.0	1144	$1,650	$1.44	45d	1	0.03mi
3512 N Holman Ct Oklahoma City, OK	3.0	2.0	1092	$1,275	$1.17	4d	1	0.27mi
909 Rolling Meadows Blvd Oklahoma City, OK	3.0	1.5	1604	$1,495	$0.93	45d	1	0.30mi
8511 Justin Pl Oklahoma City, OK	2.0	1.0	1924	$975	$0.51	45d	1	0.36mi
3721 Parkwoods Ln Oklahoma City, OK	4.0	1.5	1266	$1,625	$1.28	3d	1	0.36mi
801 Meadowridge Dr Oklahoma City, OK	3.0	1.5	1095	$1,095	$1.00	45d	1	0.37mi
1040 Sycamore Dr Oklahoma City, OK	4.0	1.0	1144	$1,595	$1.39	3d	1	0.39mi
7801 NE 10th St Oklahoma City, OK	1.0–3.0	1.0–2.5	940	$1,199	$1.28	3d	23	0.39mi
4416 Meadowoak Dr Oklahoma City, OK	4.0	2.0	1571	$1,200	$0.76	18d	1	0.40mi
3807 Bradfred St Unit 3809 Midwest City, OK	3.0	2.0	1339	$1,245	$0.93	3d	1	0.43mi
1401 N Midwest Blvd Midwest City, OK	3.0	2.0	1087	$1,000	$0.92	4d	1	0.50mi
1401 N Midwest Blvd Unit 167 Midwest City, OK	3.0	2.0	1087	$1,000	$0.92	5d	1	0.52mi
1401 N Midwest Blvd Midwest City, OK	1.0–3.0	1.0–2.0	803	$1,000	$1.25	13d	34	0.54mi
1401 N Midwest Blvd Midwest City, OK	3.0	2.0	1087	$1,000	$0.92	22d	1	0.54mi
1401 N Midwest Blvd Midwest City, OK	3.0	2.0	1087	$1,000	$0.92	25d	1	0.54mi
910 N Oakview Dr Oklahoma City, OK	3.0	2.0	1512	$1,239	$0.82	3d	1	0.61mi
4400 N Shadybrook Dr Oklahoma City, OK	3.0	2.0	1523	$1,565	$1.03	45d	1	0.75mi
1109 Parkview Dr Oklahoma City, OK	3.0	2.0	1290	$1,300	$1.01	25d	1	0.83mi
1619 N Douglas Blvd Oklahoma City, OK	3.0	2.0	1152	$1,129	$0.98	3d	1	0.86mi
3617 N Shadywood Dr Oklahoma City, OK	3.0	2.0	1624	$1,600	$0.99	3d	1	0.87mi
212 Cambridge Dr Oklahoma City, OK	3.0	2.0	1472	$1,400	$0.95	25d	1	0.89mi
236 Spirit Dr Midwest City, OK	3.0	2.0	1350	$1,600	$1.19	4d	1	0.96mi
8717 Saint George Way Oklahoma City, OK	2.0	2.0	1075	$1,150	$1.07	25d	1	0.99mi
119 Woodman Dr Oklahoma City, OK	3.0	2.0	1252	$1,400	$1.12	4d	1	1.04mi
8801 Saint George Way Oklahoma City, OK	3.0	2.0	1122	$1,175	$1.05	25d	1	1.05mi
8801 Saint George Way Oklahoma City, OK	3.0	2.0	1122	$1,175	$1.05	12d	1	1.05mi
1617 Cynthia Dr Oklahoma City, OK	4.0	1.0	1161	$1,450	$1.25	45d	1	1.07mi
1620 Cynthia Dr Oklahoma City, OK	4.0	1.0	1203	$1,450	$1.21	45d	1	1.09mi
2008 Midridge Dr Oklahoma City, OK	3.0	2.0	1232	$1,325	$1.08	16d	1	1.11mi
1400 Marydale Ave Oklahoma City, OK	3.0	1.0	1082	$1,150	$1.06	18d	1	1.13mi
8741 Hillridge Dr Oklahoma City, OK	3.0	2.0	1182	$1,495	$1.26	3d	1	1.13mi
8741 Hillridge Dr Oklahoma City, OK	3.0	2.0	1182	$1,495	$1.26	45d	1	1.13mi
1400 Alan Ln Oklahoma City, OK	3.0	2.0	1288	$1,495	$1.16	45d	1	1.30mi
9528 McIntosh Ave Oklahoma City, OK	3.0	2.0	1164	$1,195	$1.03	45d	1	1.39mi
1216 McGregor Dr Oklahoma City, OK	4.0	1.5	1212	$1,495	$1.23	4d	1	1.40mi
3632 Sunvalley Dr Oklahoma City, OK	2.0	2.0	1454	$1,499	$1.03	3d	1	1.43mi
217 Saint Charles Way Oklahoma City, OK	4.0	2.0	1448	$1,525	$1.05	25d	1	1.44mi
201 Three Oaks Dr Oklahoma City, OK	3.0	1.5	1818	$1,625	$0.89	25d	1	1.44mi
9604 NE 11th St Oklahoma City, OK	4.0	1.0	1280	$1,795	$1.40	3d	1	1.46mi
221 E Kerr Dr Oklahoma City, OK	3.0	1.5	1339	$1,145	$0.86	6d	1	1.46mi

Listing history 25 events

1. 2026-06-21
   days on market $184,333 Active 627 DOM
2. 2026-06-18
   days on market $184,333 Active 624 DOM
3. 2026-06-17
   days on market $184,333 Active 623 DOM
4. 2026-06-16
   days on market $184,333 Active 622 DOM
5. 2026-06-15
   days on market $184,333 Active 621 DOM
6. 2026-06-13
   days on market $184,333 Active 619 DOM
7. 2026-06-09
   days on market $184,333 Active 615 DOM
8. 2026-06-08
   days on market $184,333 Active 614 DOM
9. 2026-06-07
   days on market $184,333 Active 613 DOM
10. 2026-06-05
    days on market $184,333 Active 610 DOM
11. 2026-06-03
    days on market $184,333 Active 609 DOM
12. 2026-06-02
    days on market $184,333 Active 608 DOM
13. 2026-06-02
    remarks 138-char remark
14. 2026-06-01
    days on market $184,333 Active 607 DOM
15. 2026-05-31
    days on market $184,333 Active 606 DOM
16. 2025-02-10
    historical $1,900
17. 2025-02-07
    listed $1,900
18. 2025-02-03
    historical $1,900
19. 2024-12-05
    listed $1,900
20. 2024-10-21
    price $184,333 110-char remark

    Show marketing remark (110 chars)

    Great Investment opportunity. Property is currently leased. Please contact listing agent for more information.

21. 2024-10-02
    status Active 110-char remark

    Show marketing remark (110 chars)

    Great Investment opportunity. Property is currently leased. Please contact listing agent for more information.

22. 2024-08-28
    status Pending 110-char remark

    Show marketing remark (110 chars)

    Great Investment opportunity. Property is currently leased. Please contact listing agent for more information.

23. 2024-08-28
    listed $185,000 Active 110-char remark

    Show marketing remark (110 chars)

    Great Investment opportunity. Property is currently leased. Please contact listing agent for more information.

24. 2023-08-14
    historical
25. 1973-10-01
    soldstatus $12,033

ⓘ 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: $1,059 · $88/mo
• Projected year-2 tax: $1,659 · $138/mo
• Expected delta: +$600/yr (+$50/mo · 56.6%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 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: $16,800
• − Mortgage interest: −$10,326
• − Property taxes: −$1,059
• − Insurance: −$922
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$5,362
• Taxable loss: −$3,557
• Est. tax savings @ 24.0%: +$854
• After-tax cash flow: $544/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: Oklahoma City
• NCES district ID: 4022770
• Math proficiency: 7% ▼ -5.00%
• Reading proficiency: 10% ▼ -6.00%
• Median HH income: $35,606
• Composite: 7.0/100
• National rank: #9970
• State rank: #254 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

-84.2% since first listed

10 events — show timeline

• 2025-02-10 Rental Removed $1,900 APPFOLIO
• 2025-02-07 Listed for Rent $1,900 APPFOLIO
• 2025-02-03 Rental Removed $1,900 APPFOLIO
• 2024-12-05 Listed for Rent $1,900 APPFOLIO
• 2024-10-21 Price Changed $184,333 MLSOK
• 2024-10-02 Relisted — MLSOK
• 2024-08-28 Pending — MLSOK
• 2024-08-28 Listed $185,000 MLSOK
• 2023-08-14 Rental Removed — APPFOLIO
• 1973-10-01 Sold (Public Records) $12,033 Public Records

Property tax history

+5.6%/yr

Latest (2025): $1,059 · +3.4% YoY. Source: county tax records.