700 Procter Pl · Midwest City, OK 73110

$99,900

3 bd · 2.0 ba · 1,232 sqft · SingleFamily public records · 23 Days on market

Built 1949 Est $165k · 39% 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 +7.9/10.0
• Livability +3.6/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Huge potential for flip or rehab and rent. Square footage includes converted garage, master bedroom add-on, and dining room (which was formerly an enclosed porch). County assessor shows only 1232 original feet. Detached garage/workshop is 720 square feet. House needs work on exterior and interior. Formerly had a swimming pool that has been filled with dirt. Rough plumbing and electrical appear to be in good shape. Home needs drywall, subfloor, flooring, finish plumbing, finish electrical, etc. Siding and trim repairs needed on house and garage. Owner is a licensed real estate broker - license # 160529. Email or text for code to view.

Key facts

• Built 1949
• Listed 23 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $403 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% 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+, schools D, employment D.
• 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.
• Market conditions: Rents rising (+3.0%/yr); 171 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 30% 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $40k; list at $100k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — 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 $98,401 (1.5% below list)

Questions for the listing agent

1. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.29% ✓
• Cap rate: 11.13%
• Cash-on-cash: 17.28%
• DSCR: 1.77
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $165,088
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1945 Rulane Dr	0.38mi	3/1.5	1,224 (-1%)	0mo	$170,000	$139	79
1009 Stansell Dr	0.29mi	3/2.0	1,350 (+10%)	0mo	$164,900	$122	70
1616 Rulane Dr	0.13mi	3/1.5	1,089 (-12%)	4mo	$169,500	$156	69
6609 SE 15th St	0.05mi	4/1.5 (+1)	1,363 (+11%)	8mo	$183,000	$134	66
114 E Northrup Dr	0.69mi	3/2.0	1,216 (-1%)	11mo	$165,000	$136	57
311 W Lilac Ln	0.48mi	4/2.0 (+1)	1,332 (+8%)	5mo	$170,000	$128	55
1111 N Redbud Dr	0.51mi	2/1.0 (-1)	1,154 (-6%)	3mo	$155,000	$134	55
913 E Lockheed Dr	0.69mi	3/1.0	1,246 (+1%)	10mo	$178,000	$143	54
6213 SE 9th St	0.48mi	4/1.5 (+1)	1,305 (+6%)	9mo	$165,000	$126	53
127 W Lilac Ln	0.63mi	3/1.0	1,142 (-7%)	10mo	$150,000	$131	46
204 Elm St	0.59mi	3/1.0	1,098 (-11%)	6mo	$85,000	$77	45
104 E Mimosa Dr	0.61mi	3/1.5	1,058 (-14%)	10mo	$150,000	$142	38

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: 8.6%
• Equity multiple: 1.34×
• Total profit: $9,432
• Equity at exit: $14,895

10-year hold

• IRR: 17.8%
• Equity multiple: 2.47×
• Total profit: $41,089
• Equity at exit: $8,638

Cash invested: $27,972 (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: 171
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,286 high
• Mortgage (P&I): −$524
• Tax from tax record: −$48 /mo · $570/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $403

Break-even live

Break-even rent $776

Max offer price $99,900

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6608 SE 15th St Oklahoma City, OK	3.0	2.0	1103	$1,425	$1.29	21d	1	0.05mi
1111 Jet Dr Oklahoma City, OK	3.0	1.0	1067	$1,095	$1.03	21d	1	0.26mi
1111 Jet Dr Oklahoma City, OK	3.0	1.0	1067	$1,095	$1.03	4d	1	0.26mi
317 W Peach St Oklahoma City, OK	2.0	1.0	878	$1,045	$1.19	2d	1	0.31mi
313 W Peach St Oklahoma City, OK	2.0	1.0	724	$975	$1.35	17d	1	0.33mi
314 W Peach St Midwest City, OK	2.0	1.0	736	$950	$1.29	23d	1	0.34mi
1933 Rulane Dr Oklahoma City, OK	4.0	1.0	1500	$1,250	$0.83	23d	1	0.38mi
110 E Myrtle Dr Oklahoma City, OK	3.0	1.5	1236	$1,300	$1.05	11d	1	0.52mi
7122 SE 15th St Oklahoma City, OK	2.0	1.0	816	$1,100	$1.35	4d	1	0.52mi
2220 S Air Depot Blvd Oklahoma City, OK	3.0	1.0	1020	$1,395	$1.37	23d	1	0.56mi
1436 Maple Dr Oklahoma City, OK	4.0	2.0	1409	$1,350	$0.96	16d	1	0.57mi
204 Elm St Oklahoma City, OK	3.0	2.0	1098	$1,250	$1.14	23d	1	0.58mi
210 W Jacobs Dr Oklahoma City, OK	3.0	1.0	1200	$1,200	$1.00	23d	1	0.62mi
6001 SE 8th St Oklahoma City, OK	3.0	2.0	1435	$1,900	$1.32	1d	1	0.65mi
215 W McArthur Dr Oklahoma City, OK	2.0	1.0–2.0	795	$1,122	$1.41	2d	5	0.66mi
407 W Fairchild Dr Oklahoma City, OK	3.0	1.0	1062	$1,045	$0.98	2d	1	0.68mi
120 E Northrup Dr Oklahoma City, OK	4.0	2.0	1364	$1,475	$1.08	23d	1	0.69mi
124 E Northrup Dr Oklahoma City, OK	4.0	1.0	1085	$1,400	$1.29	23d	1	0.71mi
2105 Maple Dr Midwest City, OK	3.0	2.0	1032	$1,295	$1.25	23d	1	0.75mi
201 W Fairchild Dr Oklahoma City, OK	3.0	1.0	984	$975	$0.99	2d	1	0.78mi
423 W Douglas Dr Oklahoma City, OK	3.0	1.0	1014	$1,095	$1.08	21d	1	0.78mi
312 Bolton Pl Oklahoma City, OK	3.0	1.5	756	$1,099	$1.45	23d	1	0.83mi
208 W Ercoupe Dr Oklahoma City, OK	3.0	1.0	1125	$1,500	$1.33	23d	1	0.83mi
209 W Douglas Dr Oklahoma City, OK	2.0	1.0	952	$895	$0.94	17d	1	0.87mi
204 W Lockheed Dr Oklahoma City, OK	2.0	1.0	864	$1,150	$1.33	17d	1	0.89mi
404 Mid America Blvd Oklahoma City, OK	2.0	1.0	831	$1,150	$1.38	2d	1	0.90mi
413 E Northrup Dr Oklahoma City, OK	3.0	1.0	800	$1,395	$1.74	2d	1	0.93mi
422 E Northrup Dr Oklahoma City, OK	3.0	1.0	819	$1,395	$1.70	1d	1	0.99mi
221 E Kerr Dr Oklahoma City, OK	3.0	1.5	1339	$1,145	$0.86	4d	1	1.01mi
306 E Grumman Dr Oklahoma City, OK	3.0	1.0	1219	$1,300	$1.07	23d	1	1.01mi
6000 E Reno Ave Oklahoma City, OK	1.0–2.0	1.0–2.0	692	$989	$1.43	23d	1	1.01mi
316 E Harmon Dr Oklahoma City, OK	3.0	1.0	1212	$1,395	$1.15	2d	1	1.02mi
444 1/2 Babb Dr Oklahoma City, OK	2.0	1.0	920	$895	$0.97	4d	1	1.05mi
442 Babb Dr Oklahoma City, OK	2.0	2.0	920	$925	$1.01	4d	1	1.05mi
322 E Kerr Dr Oklahoma City, OK	3.0	1.0	1086	$1,200	$1.10	23d	1	1.13mi
407 E Key Blvd Oklahoma City, OK	4.0	2.0	1200	$1,395	$1.16	23d	1	1.14mi
536 E Northrup Dr Oklahoma City, OK	2.0	1.0	858	$889	$1.04	2d	1	1.15mi
4812 Gina Pl Oklahoma City, OK	3.0	1.5	1138	$1,100	$0.97	23d	1	1.17mi
121 Gill Dr Oklahoma City, OK	3.0	1.0	950	$1,150	$1.21	1d	1	1.18mi
421 N Key Blvd Oklahoma City, OK	2.0	1.0	780	$900	$1.15	23d	1	1.20mi

Listing history 17 events

1. 2026-06-18
   days on market $99,900 Active 23 DOM
2. 2026-06-17
   days on market $99,900 Active 22 DOM
3. 2026-06-16
   days on market $99,900 Active 21 DOM
4. 2026-06-15
   days on market $99,900 Active 20 DOM
5. 2026-06-13
   days on market $99,900 Active 18 DOM
6. 2026-06-13
   days on market $99,900 Active 17 DOM
7. 2026-06-09
   days on market $99,900 Active 14 DOM
8. 2026-06-08
   days on market $99,900 Active 13 DOM
9. 2026-06-07
   days on market $99,900 Active 12 DOM
10. 2026-06-05
    days on market $99,900 Active 9 DOM
11. 2026-06-03
    days on market $99,900 Active 8 DOM
12. 2026-06-02
    days on market $99,900 Active 7 DOM
13. 2026-06-01
    days on market $99,900 Active 6 DOM
14. 2026-05-31
    days on market $99,900 Active 5 DOM
15. 2026-05-26
    listed $99,900 Active
16. 1997-10-06
    soldstatus $40,000
17. 1987-04-08
    soldstatus $34,000

ⓘ 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: $570 · $48/mo
• Projected year-2 tax: $899 · $75/mo
• Expected delta: +$329/yr (+$27/mo · 57.7%)

ⓘ 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 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,432
• − Mortgage interest: −$5,596
• − Property taxes: −$570
• − Insurance: −$500
• − Repairs & maintenance: −$1,235
• − Management: −$1,235
• − Depreciation: −$2,906
• Taxable income: $3,391
• Est. tax owed @ 24.0%: −$814
• After-tax cash flow: $4,021/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): 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

+193.8% since first listed

3 events — show timeline

• 2026-05-26 Listed $99,900 FSBO.com
• 1997-10-06 Sold (Public Records) $40,000 Public Records
• 1987-04-08 Sold (Public Records) $34,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $570 · +2.5% YoY. Source: county tax records.