9416 Lyric Ln · Midwest City, OK 73130

$139,900

4 bd · 2.0 ba · 2,597 sqft · SingleFamily public records · 69 Days on market

Built 1960 9,862 sqft lot ↓ 17% since listing

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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
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• 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

Bring your renovation skills to this one! Loads of potential! Spacious 4 bedroom home featuring 2 bathrooms, formal living area, dining room, huge living room with wet bar & fireplace, huge upstairs game room, utility room, hobby room/study, nice kitchen w/ breakfast bar & pantry space. Exterior features include plenty of covered and open parking space including potential RV/boat parking on each side of the residence. The backyard space includes privacy fencing and a large covered patio. This property is being sold in it's present "AS IS" condition, but imagine the possibilities!

Key facts

• Formal living area
• Wet bar
• Huge living room

Tags

• FORMAL LIVING AREA
• DINING ROOM
• HUGE LIVING ROOM
• WET BAR
• FIREPLACE
• HUGE UPSTAIRS GAME ROOM

Property features AI

Finance

• Other: Homestead exemption indicated
• Financial info: Listing offered in as-is condition; Financing considered: Cash, Conventional; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 3-car garage
• Utilities: Cable available; Electricity available; Natural gas available; High-speed internet available; Public utilities; Storm doors and storm windows
• Home design: Single-family residence; One and one-half stories; Residential property
• Construction: Stone exterior; Composition roof; Built with conventional foundation
• Exterior features: Covered patio; Covered porch; Interior lot

Interior

• Kitchen: Breakfast bar; Pantry; Gas range; Electric oven; Dishwasher; Disposal
• Bedrooms: 4 bedrooms (primary bedroom on lower level with ceiling fan)
• Flooring: Combination flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Zoned heating; Zoned cooling
• Interior features: Ceiling fans
• Laundry & utility: Conventional foundation

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $564 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 31% of the median local income ($71k/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 $967 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 $39k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $131,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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: 1.31% ✓
• Cap rate: 11.13%
• Cash-on-cash: 17.28%
• DSCR: 1.77
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $381,759
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1236 Three Oaks Cir	0.52mi	4/3.0	2,618 (+1%)	14mo	$350,000	$134	59
9700 Woodrock Pl	0.50mi	3/2.0 (-1)	2,366 (-9%)	8mo	$224,900	$95	51
1010 S Caldwell Dr	0.72mi	3/2.5 (-1)	2,437 (-6%)	4mo	$380,000	$156	46
1232 Three Oaks Cir	0.52mi	3/2.5 (-1)	2,240 (-14%)	4mo	$335,000	$150	42
9712 Southern Oaks Dr	0.68mi	4/2.0	2,427 (-6%)	18mo	$329,900	$136	42
1207 Boulder Ridge Way	0.62mi	4/3.5	2,975 (+15%)	8mo	$555,000	$187	34
1109 Twisted Oak Dr	0.71mi	4/2.5	2,286 (-12%)	17mo	$335,000	$147	31
1119 Fernwood Dr	0.69mi	4/3.5	2,807 (+8%)	22mo	$375,000	$134	30

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: 11.5%
• Equity multiple: 1.47×
• Total profit: $18,405
• Equity at exit: $20,860

10-year hold

• IRR: 22.5%
• Equity multiple: 3.16×
• Total profit: $84,611
• Equity at exit: $12,096

Cash invested: $39,172 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,830 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$90 /mo · $1,076/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $564

Break-even live

Break-even rent $1,116

Max offer price $139,900

Occupancy floor 64%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9419 Orchard Blvd Oklahoma City, OK	3.0	2.0	1752	$1,795	$1.02	4d	1	0.15mi
10420 SE 21st St Oklahoma City, OK	3.0	2.0	1870	$1,485	$0.79	19d	1	0.86mi
201 Three Oaks Dr Oklahoma City, OK	3.0	1.5	1818	$1,625	$0.89	24d	1	1.33mi

Listing history 17 events

1. 2026-06-18
   days on market $139,900 Active 69 DOM
2. 2026-06-17
   days on market $139,900 Active 68 DOM
3. 2026-06-16
   days on market $139,900 Active 67 DOM
4. 2026-06-15
   days on market $139,900 Active 66 DOM
5. 2026-06-13
   days on market $139,900 Active 64 DOM
6. 2026-06-13
   days on market $139,900 Active 63 DOM
7. 2026-06-09
   days on market $139,900 Active 60 DOM
8. 2026-06-08
   days on market $139,900 Active 59 DOM
9. 2026-06-07
   days on market $139,900 Active 58 DOM
10. 2026-06-05
    pricedays on market $139,900 Active 55 DOM
11. 2026-06-03
    days on market $149,000 Active 54 DOM
12. 2026-06-02
    days on market $149,000 Active 53 DOM
13. 2026-06-01
    days on market $149,000 Active 52 DOM
14. 2026-05-31
    days on market $149,000 Active 51 DOM
15. 2026-05-08
    price $149,000
16. 2026-04-28
    price $159,000
17. 2026-04-10
    listed $179,900 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: $1,076 · $90/mo
• Projected year-2 tax: $1,259 · $105/mo
• Expected delta: +$183/yr (+$15/mo · 17.0%)

ⓘ 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 4/10 Moderate
• 🌡 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,962
• − Mortgage interest: −$7,837
• − Property taxes: −$1,076
• − Insurance: −$700
• − Repairs & maintenance: −$1,757
• − Management: −$1,757
• − Depreciation: −$4,070
• Taxable income: $4,766
• Est. tax owed @ 24.0%: −$1,144
• After-tax cash flow: $5,627/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

-17.2% since first listed

3 events — show timeline

• 2026-05-08 Price Changed $149,000 MLSOK
• 2026-04-28 Price Changed $159,000 MLSOK
• 2026-04-10 Listed $179,900 MLSOK

Property tax history

+0.6%/yr

Latest (2025): $1,076 · -2.4% YoY. Source: county tax records.