714 Oak Park Dr · Choctaw, OK 73020

$207,500

3 bd · 2.0 ba · 1,230 sqft · SingleFamily public records · 22 Days on market

Built 1977 0.36 ac lot Est $202k · at est.

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Why this score? — see what drove the D 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 +16.5/30.0
• ARV discount +6.2/15.0
• DSCR +5.1/10.0
• 1% rule +4.0/10.0
• Livability +3.6/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a home that has extra living space? This home has it! There is a large back yard that is fenced and a covered back patio. Plenty of space for yard games, cookouts or build an outdoor oasis. The interior has just been painted along with new carpet throughout. The master bedroom is very spacious with a shower ensuite. Looking at the secondary rooms, they are a great size for family and guest. The galley style kitchen makes things easily accessible. Going to the bonus room, there is a pantry that was built to house can goods, small appliances, cleaning items and more. The converted garage gives you that extra space you or need. It can be used as an office, a yoga studio or so much more. Come see what this home has to offer. It is close to Tinker AFB, Midwest City, and within walking distance of Choctaw High School.

Key facts

• Quality schools
• Bonus room
• Private retreat

Tags

• BONUS ROOM
• PRIVATE RETREAT
• OUTDOOR SPACE
• QUALITY SCHOOLS

Property features AI

Finance

• Other: Listed as active; Occupied
• Financial info: Loan qualification available; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Utilities: Homestead designation
• Home design: Single-family residence; One level; Faces west
• Construction: Brick and frame construction; Composition roof; Slab foundation; Built previously (existing property)
• Exterior features: Covered patio; Porch; Outbuildings; Interior lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Two living areas; One dining area; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $208k.

Deal economics

• At list price, monthly cash flow is $120 ($1k/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 $186k (10.5% below list).
• Recommended offer: $186k (10.5% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 3.1% in Choctaw — 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 (#31 in OK) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Choctaw-Nicoma Park (suburban): math 28% / reading 32% proficiency, ranked #48 of 270 in OK (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: L. W. Westfall Es (math 52% / reading 47%, grade D, #42 of 845 statewide, top 5%, 448 students, 0% FRL); Choctaw Hs (math 26% / reading 37%, grade F, #73 of 447 statewide, top 16%, 1,811 students, 0% FRL) — zoned schools average 0% FRL vs 34% district-wide (34 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 326 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 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 $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 22 days — a 2% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $166k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $185,813 (10.5% below list)

Questions for the listing agent

1. Built in 1977 — 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. 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?
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: 0.90% ✗
• Cap rate: 6.99%
• Cash-on-cash: 2.48%
• DSCR: 1.11
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $201,720
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
905 Sandy Ln	0.09mi	3/1.0	1,258 (+2%)	1mo	$162,000	$129	87
904 Oak Park Dr	0.08mi	3/2.0	1,150 (-6%)	3mo	$172,500	$150	83
1006 Oak Park Dr	0.14mi	3/2.0	1,176 (-4%)	5mo	$100,000	$85	82
600 Oak Park Dr	0.13mi	3/1.5	1,201 (-2%)	11mo	$213,000	$177	79
540 Oak Park Dr	0.21mi	3/2.0	1,340 (+9%)	3mo	$212,000	$158	73
14356 NE 4th St	0.29mi	3/1.5	1,163 (-5%)	4mo	$198,000	$170	72
14389 NE 4th St	0.25mi	3/1.5	1,125 (-8%)	0mo	$185,000	$164	72
14214 NE 5th St	0.28mi	2/1.5 (-1)	1,188 (-3%)	11mo	$180,000	$152	66
14060 NE 4th St	0.45mi	3/2.0	1,237 (+1%)	15mo	$208,000	$168	65
13801 NE 8th St	0.53mi	3/2.0	1,284 (+4%)	8mo	$220,000	$171	61
586 Seikel Dr	0.34mi	3/1.5	1,119 (-9%)	9mo	$179,900	$161	60
564 N Henney Rd	0.53mi	3/2.0	1,409 (+15%)	16mo	$249,000	$177	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.4%
• Equity multiple: 0.55×
• Total profit: $-25,997
• Equity at exit: $30,939

10-year hold

• IRR: -3.3%
• Equity multiple: 0.78×
• Total profit: $-12,886
• Equity at exit: $17,941

Cash invested: $58,100 (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 73020

• Active inventory: 326
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,858 medium
• Mortgage (P&I): −$1,088
• Tax from tax record: −$173 /mo · $2,078/yr
• Insurance: −$86
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $120

Break-even live

Break-even rent $1,706

Max offer price $207,500

Occupancy floor 89%

Sensitivity live

Price	-10% $238	-5% $179	+0% $120	+5% $61	+10% $3
Rent	-10% $-27	-5% $47	+0% $120	+5% $194	+10% $267
Rate	-1.0pp $225	-0.5pp $173	base $120	+0.5pp $66	+1.0pp $12

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: $51,875
• Closing costs: $6,225
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14505 Park Cir Choctaw, OK	3.0	2.0	1458	$1,785	$1.22	16d	1	0.43mi

Listing history 27 events

1. 2026-06-18
   days on market $207,500 Active 22 DOM
2. 2026-06-17
   days on market $207,500 Active 21 DOM
3. 2026-06-16
   days on market $207,500 Active 20 DOM
4. 2026-06-15
   days on market $207,500 Active 19 DOM
5. 2026-06-13
   days on market $207,500 Active 17 DOM
6. 2026-06-13
   days on market $207,500 Active 16 DOM
7. 2026-06-09
   days on market $207,500 Active 13 DOM
8. 2026-06-08
   days on market $207,500 Active 12 DOM
9. 2026-06-07
   days on market $207,500 Active 11 DOM
10. 2026-06-03
    days on market $207,500 Active 7 DOM
11. 2026-06-02
    days on market $207,500 Active 6 DOM
12. 2026-06-01
    days on market $207,500 Active 5 DOM
13. 2026-05-31
    days on market $207,500 Active 4 DOM
14. 2026-05-27
    listed $207,500 Active
15. 2026-04-30
    historical
16. 2025-10-28
    price $209,500
17. 2025-10-13
    listed $210,000 Active
18. 2022-05-25
    soldstatus $166,000
19. 2022-05-25
    soldstatus $166,000
20. 2022-05-23
    soldstatus $166,000 Sold 835-char remark

    Show marketing remark (835 chars)

    Looking for a home that has extra living space? This home has it! There is a large back yard that is fenced and a covered back patio. Plenty of space for yard games, cookouts or build an outdoor oasis. The interior has just been painted along with new carpet throughout. The master bedroom is very spacious with a shower ensuite. Looking at the secondary rooms, they are a great size for family and guest. The galley style kitchen makes things easily accessible. Going to the bonus room, there is a pantry that was built to house can goods, small appliances, cleaning items and more. The converted garage gives you that extra space you or need. It can be used as an office, a yoga studio or so much more. Come see what this home has to offer. It is close to Tinker AFB, Midwest City, and within walking distance of Choctaw High School.

21. 2022-04-22
    status Pending 835-char remark

    Show marketing remark (835 chars)

    Looking for a home that has extra living space? This home has it! There is a large back yard that is fenced and a covered back patio. Plenty of space for yard games, cookouts or build an outdoor oasis. The interior has just been painted along with new carpet throughout. The master bedroom is very spacious with a shower ensuite. Looking at the secondary rooms, they are a great size for family and guest. The galley style kitchen makes things easily accessible. Going to the bonus room, there is a pantry that was built to house can goods, small appliances, cleaning items and more. The converted garage gives you that extra space you or need. It can be used as an office, a yoga studio or so much more. Come see what this home has to offer. It is close to Tinker AFB, Midwest City, and within walking distance of Choctaw High School.

22. 2022-04-15
    listed $157,000 Active 835-char remark

    Show marketing remark (835 chars)

    Looking for a home that has extra living space? This home has it! There is a large back yard that is fenced and a covered back patio. Plenty of space for yard games, cookouts or build an outdoor oasis. The interior has just been painted along with new carpet throughout. The master bedroom is very spacious with a shower ensuite. Looking at the secondary rooms, they are a great size for family and guest. The galley style kitchen makes things easily accessible. Going to the bonus room, there is a pantry that was built to house can goods, small appliances, cleaning items and more. The converted garage gives you that extra space you or need. It can be used as an office, a yoga studio or so much more. Come see what this home has to offer. It is close to Tinker AFB, Midwest City, and within walking distance of Choctaw High School.

23. 2004-04-26
    soldstatus $83,000
24. 2004-04-21
    soldstatus $83,000
25. 2004-03-25
    listed $84,900
26. 1999-07-06
    soldstatus $64,500
27. 1994-08-01
    soldstatus $57,000

ⓘ 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: $2,078 · $173/mo
• Projected year-2 tax: $2,078 · $173/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥108°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: $22,298
• − Mortgage interest: −$11,623
• − Property taxes: −$2,078
• − Insurance: −$1,038
• − Repairs & maintenance: −$1,784
• − Management: −$1,784
• − Depreciation: −$6,036
• Taxable loss: −$2,045
• Est. tax savings @ 24.0%: +$491
• After-tax cash flow: $1,933/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: Choctaw-Nicoma Park
• NCES district ID: 4007620
• Math proficiency: 28% ▼ -10.00%
• Reading proficiency: 32% ▼ -12.00%
• Median HH income: $69,072
• Composite: 28.02/100
• National rank: #6847
• State rank: #48 of 270 in OK

Livability — Choctaw

• Score: 71/100
• State rank: #31
• US rank: #6853

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment A+ Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Choctaw, OK
• County: Oklahoma County · 771,644 people
• City population: 25,645
• Metro: Oklahoma City, OK
• Population (ZIP): 25,645
• Household income: $104,601
• Rent vs Own: 11.3% rent · 88.7% own
• Severe rent burden: 258.0

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: Predominantly White (77%)
• Race & ethnicity: White 77% Two or more races 8% Hispanic / Latino 6% Black 5% Native American 4% Asian 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 2% Italian 2% Iranian 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -131.61%
• Current HPI: 240.9989
• Rent YoY: —
• 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

+264.0% since first listed

14 events — show timeline

• 2026-05-27 Listed $207,500 MLSOK
• 2026-04-30 Listing Removed — MLSOK
• 2025-10-28 Price Changed $209,500 MLSOK
• 2025-10-13 Listed $210,000 MLSOK
• 2022-05-25 Sold (Public Records) $166,000 Public Records
• 2022-05-25 Sold (Public Records) $166,000 Public Records
• 2022-05-23 Sold (MLS) $166,000 MLSOK
• 2022-04-22 Pending — MLSOK
• 2022-04-15 Listed $157,000 MLSOK
• 2004-04-26 Sold (Public Records) $83,000 Public Records
• 2004-04-21 Sold (MLS) $83,000 MLSOK
• 2004-03-25 Listed $84,900 MLSOK
• 1999-07-06 Sold (Public Records) $64,500 Public Records
• 1994-08-01 Sold (Public Records) $57,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $2,078 · +5.8% YoY. Source: county tax records.