1013 N Post · Midwest City, OK 73130

$125,000

2 bd · 1.0 ba · 816 sqft · SingleFamily public records · 285 Days on market

Built 1942 0.28 ac lot $153/sqft · 9% below area Est $138k · 9% 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 +19.9/30.0
• ARV discount +11.7/15.0
• DSCR +6.3/10.0
• 1% rule +4.6/10.0
• Rent growth +3.9/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This attractive Midwest City-home features 3 bedrooms, 1 bathrooms, minimum but huge size of well-utilized living space. Situated on bigger lot at 0.27-acre. The unique details and functional layout of this home an ideal choice for those seeking character and convenience in one package Seller will be willing to do allowance on updates or Central Heat & Air at closing depending on Offer currently on a split and window units, Come schedule today own tomorrow.

Key facts

• 0.28 acre lot
• Built 1942
• Listed 284 days

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 $151 ($2k/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 $120k (4.2% below list).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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+, schools D, employment D.
• 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.
• Market conditions: Rents rising fast (+5.7%/yr); 167 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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.

Negotiation context

• It's been on market 285 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 18y ago; this cycle's ask has dropped $34k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $72k; list at $125k implies a 72% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1942 — 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 $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 285 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1942 — 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: 0.96% ✗
• Cap rate: 7.75%
• Cash-on-cash: 5.19%
• DSCR: 1.23
• GRM: 8.7

CMA / ARV

• ARV (median comp): $137,812
• List price: $125,000
• Delta: -9.30%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
609 N Post Rd	0.35mi	2/1.0	782 (-4%)	7mo	$91,000	$116	71
704 Briarwood Dr	0.46mi	3/1.0 (+1)	864 (+6%)	11mo	$124,500	$144	54
1209 N Timber Rd	0.69mi	2/1.0	768 (-6%)	14mo	$79,000	$103	46
1417 Mcdonald Dr	0.60mi	3/1.0 (+1)	918 (+12%)	1mo	$134,000	$146	46
1316 Mcgregor Dr	0.48mi	3/1.0 (+1)	900 (+10%)	20mo	$95,000	$106	39
10533 N Tumilty Ter	0.71mi	3/1.0 (+1)	921 (+13%)	7mo	$127,900	$139	34
9710 NE 3rd Pl	0.58mi	3/1.0 (+1)	936 (+15%)	24mo	$155,000	$166	24
9304 NE 11th St	0.68mi	3/1.0 (+1)	932 (+14%)	24mo	$110,000	$118	20

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: -5.4%
• Equity multiple: 0.79×
• Total profit: $-7,267
• Equity at exit: $18,638

10-year hold

• IRR: 7.0%
• Equity multiple: 1.59×
• Total profit: $20,639
• 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: 167
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,197 high
• Mortgage (P&I): −$656
• Tax from tax record: −$87 /mo · $1,043/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $151

Break-even live

Break-even rent $1,006

Max offer price $125,000

Occupancy floor 82%

Sensitivity live

Price	-10% $222	-5% $187	+0% $151	+5% $116	+10% $81
Rent	-10% $57	-5% $104	+0% $151	+5% $199	+10% $246
Rate	-1.0pp $214	-0.5pp $183	base $151	+0.5pp $119	+1.0pp $86

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 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
801 Royal Ave Oklahoma City, OK	3.0	1.0	951	$1,200	$1.26	18d	1	0.18mi
633 Lotus Ave Oklahoma City, OK	3.0	1.0	1038	$1,300	$1.25	11d	1	0.35mi
10220 Isaac Dr Oklahoma City, OK	3.0	1.0	1106	$1,250	$1.13	45d	1	0.46mi
1520 Patricia Dr Oklahoma City, OK	3.0	1.0	1040	$1,200	$1.15	45d	1	0.64mi
1525 McGregor Dr Oklahoma City, OK	3.0	1.5	1012	$1,275	$1.26	3d	1	0.64mi
1617 N Christine Dr Oklahoma City, OK	2.0	2.0	962	$1,050	$1.09	24d	1	0.65mi
1809 Michell Dr Oklahoma City, OK	3.0	1.0	1125	$1,095	$0.97	3d	1	0.73mi
9705 Oak Tree Ter Oklahoma City, OK	3.0	2.0	1100	$1,410	$1.28	11d	1	0.75mi
1400 Marydale Ave Oklahoma City, OK	3.0	1.0	1082	$1,150	$1.06	17d	1	0.76mi
9212 Jennifer Pl Oklahoma City, OK	3.0	2.0	960	$1,250	$1.30	45d	1	0.89mi
1168 N Douglas Blvd Oklahoma City, OK	1.0–2.0	1.0	725	$1,020	$1.41	18d	1	0.95mi
8910 Oak Valley Dr Oklahoma City, OK	2.0	2.0	935	$1,000	$1.07	21d	1	1.12mi
9619 SE 4th St Oklahoma City, OK	2.0	1.0	640	$880	$1.38	24d	1	1.19mi
4033 S Locust Dr Oklahoma City, OK	2.0	1.0	800	$900	$1.12	24d	1	1.44mi
8801 Saint George Way Oklahoma City, OK	3.0	2.0	1122	$1,175	$1.05	24d	1	1.45mi
8801 Saint George Way Oklahoma City, OK	3.0	2.0	1122	$1,175	$1.05	11d	1	1.45mi
8511 Justin Pl Oklahoma City, OK	2.0	1.0	962	$950	$0.99	15d	1	1.48mi
1014 Spencer Rd Oklahoma City, OK	2.0	2.0	800	$1,000	$1.25	45d	1	1.49mi
1020 N Spencer Rd Oklahoma City, OK	2.0	1.0	962	$895	$0.93	24d	1	1.50mi

Listing history 36 events

1. 2026-06-21
   days on market $125,000 Active 285 DOM
2. 2026-06-18
   days on market $125,000 Active 282 DOM
3. 2026-06-17
   days on market $125,000 Active 281 DOM
4. 2026-06-16
   days on market $125,000 Active 280 DOM
5. 2026-06-15
   days on market $125,000 Active 279 DOM
6. 2026-06-13
   days on market $125,000 Active 277 DOM
7. 2026-06-09
   days on market $125,000 Active 273 DOM
8. 2026-06-08
   days on market $125,000 Active 272 DOM
9. 2026-06-07
   days on market $125,000 Active 271 DOM
10. 2026-06-05
    days on market $125,000 Active 268 DOM
11. 2026-06-03
    days on market $125,000 Active 267 DOM
12. 2026-06-02
    days on market $125,000 Active 266 DOM
13. 2026-06-01
    days on market $125,000 Active 265 DOM
14. 2026-05-31
    days on market $125,000 Active 264 DOM
15. 2026-02-09
    price $139,900 467-char remark

    Show marketing remark (467 chars)

    This attractive Midwest City-home features 3 bedrooms, 1 bathrooms, minimum but huge size of well-utilized living space. Situated on bigger lot at 0.27-acre. The unique details and functional layout of this home an ideal choice for those seeking character and convenience in one package Seller will be willing to do allowance on updates or Central Heat & Air at closing depending on Offer currently on a split and window units, Come schedule today own tomorrow.

16. 2025-10-30
    status Active 467-char remark

    Show marketing remark (467 chars)

    This attractive Midwest City-home features 3 bedrooms, 1 bathrooms, minimum but huge size of well-utilized living space. Situated on bigger lot at 0.27-acre. The unique details and functional layout of this home an ideal choice for those seeking character and convenience in one package Seller will be willing to do allowance on updates or Central Heat & Air at closing depending on Offer currently on a split and window units, Come schedule today own tomorrow.

17. 2025-09-04
    historical 467-char remark

    Show marketing remark (467 chars)

    This attractive Midwest City-home features 3 bedrooms, 1 bathrooms, minimum but huge size of well-utilized living space. Situated on bigger lot at 0.27-acre. The unique details and functional layout of this home an ideal choice for those seeking character and convenience in one package Seller will be willing to do allowance on updates or Central Heat & Air at closing depending on Offer currently on a split and window units, Come schedule today own tomorrow.

18. 2025-07-15
    listed $158,900 Active 467-char remark

    Show marketing remark (467 chars)

    This attractive Midwest City-home features 3 bedrooms, 1 bathrooms, minimum but huge size of well-utilized living space. Situated on bigger lot at 0.27-acre. The unique details and functional layout of this home an ideal choice for those seeking character and convenience in one package Seller will be willing to do allowance on updates or Central Heat & Air at closing depending on Offer currently on a split and window units, Come schedule today own tomorrow.

19. 2023-07-17
    soldstatus $72,500 Closed 418-char remark

    Show marketing remark (418 chars)

    Reduced $10,000 & ready for you! Nice 2 bedroom home that just needs your touch to make it your own. Not much in this price range & conveniently located. Garage just needs an overhead door to use as a garage. Appliances all stay, but are as is. Some newer windows & mini split heat/air units were added about 5 years ago. There is a basement in the home. Lot is over 1/4 acre & has some nice trees.

20. 2023-06-08
    status Pending 418-char remark

    Show marketing remark (418 chars)

    Reduced $10,000 & ready for you! Nice 2 bedroom home that just needs your touch to make it your own. Not much in this price range & conveniently located. Garage just needs an overhead door to use as a garage. Appliances all stay, but are as is. Some newer windows & mini split heat/air units were added about 5 years ago. There is a basement in the home. Lot is over 1/4 acre & has some nice trees.

21. 2023-05-24
    price $79,900 418-char remark

    Show marketing remark (418 chars)

    Reduced $10,000 & ready for you! Nice 2 bedroom home that just needs your touch to make it your own. Not much in this price range & conveniently located. Garage just needs an overhead door to use as a garage. Appliances all stay, but are as is. Some newer windows & mini split heat/air units were added about 5 years ago. There is a basement in the home. Lot is over 1/4 acre & has some nice trees.

22. 2023-05-15
    listed $89,900 Active 418-char remark

    Show marketing remark (418 chars)

    Reduced $10,000 & ready for you! Nice 2 bedroom home that just needs your touch to make it your own. Not much in this price range & conveniently located. Garage just needs an overhead door to use as a garage. Appliances all stay, but are as is. Some newer windows & mini split heat/air units were added about 5 years ago. There is a basement in the home. Lot is over 1/4 acre & has some nice trees.

23. 2017-08-11
    soldstatus $39,000 Sold
24. 2017-07-11
    status Pending
25. 2017-07-05
    price $39,000
26. 2017-06-08
    listed $41,500 Active
27. 2017-04-30
    historical
28. 2017-04-01
    status Active
29. 2017-03-29
    historical
30. 2016-10-20
    listed $42,000 Active
31. 2013-03-08
    soldstatus $26,000
32. 2012-12-29
    listed $29,900
33. 2008-07-29
    soldstatus $16,850
34. 2008-05-05
    listed $20,250
35. 2006-08-18
    soldstatus $52,000
36. 1992-09-29
    soldstatus $14,500

ⓘ 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: $1,043 · $87/mo
• Projected year-2 tax: $1,125 · $94/mo
• Expected delta: +$82/yr (+$7/mo · 7.8%)

ⓘ 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 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: $14,367
• − Mortgage interest: −$7,002
• − Property taxes: −$1,043
• − Insurance: −$625
• − Repairs & maintenance: −$1,149
• − Management: −$1,149
• − Depreciation: −$3,636
• Taxable loss: −$239
• Est. tax savings @ 24.0%: +$57
• After-tax cash flow: $1,872/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): 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

+864.8% since first listed

22 events — show timeline

• 2026-02-09 Price Changed $139,900 MLS Technology, Inc.
• 2025-10-30 Relisted — MLS Technology, Inc.
• 2025-09-04 Listing Removed — MLS Technology, Inc.
• 2025-07-15 Listed $158,900 MLS Technology, Inc.
• 2023-07-17 Sold (MLS) $72,500 MLSOK
• 2023-06-08 Pending — MLSOK
• 2023-05-24 Price Changed $79,900 MLSOK
• 2023-05-15 Listed $89,900 MLSOK
• 2017-08-11 Sold (MLS) $39,000 MLSOK
• 2017-07-11 Pending — MLSOK
• 2017-07-05 Price Changed $39,000 MLSOK
• 2017-06-08 Listed $41,500 MLSOK
• 2017-04-30 Listing Removed — MLSOK
• 2017-04-01 Relisted — MLSOK
• 2017-03-29 Listing Removed — MLSOK
• 2016-10-20 Listed $42,000 MLSOK
• 2013-03-08 Sold (MLS) $26,000 MLSOK
• 2012-12-29 Listed $29,900 MLSOK
• 2008-07-29 Sold (MLS) $16,850 MLSOK
• 2008-05-05 Listed $20,250 MLSOK
• 2006-08-18 Sold (Public Records) $52,000 Public Records
• 1992-09-29 Sold (Public Records) $14,500 Public Records

Property tax history

+27.2%/yr

Latest (2025): $1,043 · +3.4% YoY. Source: county tax records.