3308 Shadybrook Dr · Midwest City, OK 73110

$130,000

3 bd · 2.0 ba · 1,602 sqft · SingleFamily public records · 45 Days on market

Built 1960 0.27 ac lot Est $215k · 39% 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 +20.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +5.9/10.0
• 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 MLS

Price improvement on this cute, remodeled home on a huge lot! True 4 bedroom home features tile flooring throughout. Kitchen features new countertops and backsplash plus updated cabinet paint, double ovens, dishwasher, and cooktop. Spacious living room with woodburning fireplace. New paint inside and out! Both bathrooms updated with newer tile showers. Master bedroom features a window seat for reading or plants. Updated windows, HVAC and water heater. Oversized, extra long garage with workbench and storage. Large backyard with storage shed. Walking distance to Ridgecrest Elementary School. Fantastic location close to shopping, dining, Tinker AFB, I-35 and I-40. Don't hesitate...won't last long!

Key facts

• 0.27 acre lot
• 2 garage spots
• Built 1960

Property features AI

Finance

• Other: Listing condition: Lender approval/Short Sale; Occupied: No; Model home: Unknown; Historical designation: No
• Financial info: Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Utilities: No storm shelter
• Home design: Single family residence; Residential property; Existing property
• Construction: Brick construction; Shingle roof; Built status: existing
• Exterior features: Interior lot; No notable exterior features listed

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating/cooling details provided
• Interior features: One living area; One-level living; Slab foundation

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $162 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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: Ridgecrest Es (math 12% / reading 12%, grade F, #667 of 845 statewide, top 82%, 271 students, 0% FRL); Midwest City Hs (math 7% / reading 17%, grade F, #359 of 447 statewide, top 80%, 1,368 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 (+3.0%/yr); 171 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $899 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 45 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y ago; this cycle's ask has dropped $69k (35%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.09% ✓
• Cap rate: 7.79%
• Cash-on-cash: 5.33%
• DSCR: 1.24
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $214,668
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3409 Shadybrook Dr	0.10mi	3/2.0	1,526 (-5%)	4mo	$219,900	$144	85
3220 Hilltop Rd	0.25mi	3/2.0	1,677 (+5%)	3mo	$130,000	$78	78
3416 Oak Grove Dr	0.12mi	3/2.0	1,776 (+11%)	2mo	$205,000	$115	75
750 Glenhaven Villas Ct	0.27mi	2/2.0 (-1)	1,520 (-5%)	6mo	$230,000	$151	69
3421 Meadowbrook Dr	0.15mi	3/2.0	1,408 (-12%)	5mo	$205,000	$146	69
128 Chevy Chase Dr	0.61mi	3/2.0	1,676 (+5%)	0mo	$225,000	$134	64
3719 Bella Vista Dr	0.36mi	3/2.0	1,792 (+12%)	2mo	$200,000	$112	62
3001 Belaire Dr	0.51mi	3/2.5	1,730 (+8%)	0mo	$190,000	$110	60
3909 Rosewood Dr	0.59mi	3/1.5	1,655 (+3%)	6mo	$195,700	$118	60
4206 N Shadybrook Dr	0.70mi	3/2.0	1,729 (+8%)	1mo	$274,999	$159	53
3803 Penny Dr	0.56mi	3/2.0	1,366 (-15%)	2mo	$178,000	$130	48
4202 N Shadybrook Dr	0.68mi	3/2.0	1,380 (-14%)	3mo	$250,000	$181	43

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: -8.0%
• Equity multiple: 0.71×
• Total profit: $-10,721
• Equity at exit: $19,383

10-year hold

• IRR: 1.6%
• Equity multiple: 1.11×
• Total profit: $4,096
• Equity at exit: $11,240

Cash invested: $36,400 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,411 high
• Mortgage (P&I): −$682
• Tax from tax record: −$217 /mo · $2,603/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $162

Break-even live

Break-even rent $1,206

Max offer price $130,000

Occupancy floor 84%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3617 N Shadywood Dr Oklahoma City, OK	3.0	2.0	1624	$1,600	$0.99	1d	1	0.30mi
3807 Bradfred St Unit 3809 Midwest City, OK	3.0	2.0	1339	$1,245	$0.93	2d	1	0.60mi
3632 Sunvalley Dr Oklahoma City, OK	2.0	2.0	1454	$1,499	$1.03	1d	1	0.61mi
3637 Sunvalley Dr Oklahoma City, OK	3.0	2.5	2068	$2,000	$0.97	23d	1	0.64mi
7801 NE 10th St Oklahoma City, OK	1.0–3.0	1.0–2.5	940	$1,199	$1.28	1d	23	0.67mi
212 Cambridge Dr Oklahoma City, OK	3.0	2.0	1472	$1,400	$0.95	23d	1	0.79mi
3512 N Holman Ct Oklahoma City, OK	3.0	2.0	1092	$1,275	$1.17	2d	1	0.83mi
4400 N Shadybrook Dr Oklahoma City, OK	3.0	2.0	1523	$1,565	$1.03	43d	1	0.85mi
911 Crabtree Cv Oklahoma City, OK	4.0	1.0	1144	$1,650	$1.44	43d	1	0.89mi
1401 N Midwest Blvd Unit 167 Midwest City, OK	3.0	2.0	1087	$1,000	$0.92	4d	1	0.93mi
1401 N Midwest Blvd Midwest City, OK	3.0	2.0	1087	$1,000	$0.92	23d	1	0.94mi
1401 N Midwest Blvd Midwest City, OK	1.0–3.0	1.0–2.0	803	$1,000	$1.25	11d	34	0.94mi
1401 N Midwest Blvd Midwest City, OK	3.0	2.0	1087	$1,000	$0.92	20d	1	0.94mi
1401 N Midwest Blvd Midwest City, OK	3.0	2.0	1087	$1,000	$0.92	2d	1	0.95mi
221 E Kerr Dr Oklahoma City, OK	3.0	1.5	1339	$1,145	$0.86	4d	1	1.01mi
1040 Sycamore Dr Oklahoma City, OK	4.0	1.0	1144	$1,595	$1.39	1d	1	1.05mi
801 Meadowridge Dr Oklahoma City, OK	3.0	1.5	1095	$1,095	$1.00	43d	1	1.05mi
909 Rolling Meadows Blvd Oklahoma City, OK	3.0	1.5	1604	$1,495	$0.93	43d	1	1.09mi
3721 Parkwoods Ln Oklahoma City, OK	4.0	1.5	1266	$1,625	$1.28	1d	1	1.17mi
1109 Parkview Dr Oklahoma City, OK	3.0	2.0	1290	$1,300	$1.01	23d	1	1.17mi
322 E Kerr Dr Oklahoma City, OK	3.0	1.0	1086	$1,200	$1.10	23d	1	1.20mi
4416 Meadowoak Dr Oklahoma City, OK	4.0	2.0	1571	$1,200	$0.76	16d	1	1.25mi
407 E Key Blvd Oklahoma City, OK	4.0	2.0	1200	$1,395	$1.16	23d	1	1.27mi
8511 Justin Pl Oklahoma City, OK	2.0	1.0	1924	$975	$0.51	43d	1	1.28mi
1318 Alviola Ave Oklahoma City, OK	3.0	2.0	1835	$1,700	$0.93	10d	1	1.28mi
1933 Rulane Dr Oklahoma City, OK	4.0	1.0	1500	$1,250	$0.83	23d	1	1.35mi
204 Elm St Oklahoma City, OK	3.0	2.0	1098	$1,250	$1.14	23d	1	1.41mi
8717 Saint George Way Oklahoma City, OK	2.0	2.0	1075	$1,150	$1.07	23d	1	1.45mi
119 Woodman Dr Oklahoma City, OK	3.0	2.0	1252	$1,400	$1.12	2d	1	1.45mi
1436 Maple Dr Oklahoma City, OK	4.0	2.0	1409	$1,350	$0.96	16d	1	1.45mi
441 Hidden Creek Way Oklahoma City, OK	3.0	2.0	1338	$1,775	$1.33	16d	1	1.46mi
910 N Oakview Dr Oklahoma City, OK	3.0	2.0	1512	$1,239	$0.82	1d	1	1.49mi
236 Spirit Dr Midwest City, OK	3.0	2.0	1350	$1,600	$1.19	2d	1	1.50mi

Listing history 17 events

1. 2026-06-17
   status $130,000 Pending 45 DOM
2. 2026-06-16
   remarks 418-char remark
3. 2026-06-16
   pricestatus $130,000 Active 45 DOM
4. 2026-06-03
   status $199,000 Pending 45 DOM
5. 2026-06-02
   days on market $199,000 Active 45 DOM
6. 2026-06-01
   days on market $199,000 Active 44 DOM
7. 2026-05-31
   days on market $199,000 Active 43 DOM
8. 2026-04-18
   listed $199,000 Active
9. 2022-10-17
   soldstatus $198,000
10. 2022-10-14
    soldstatus $198,000 Closed 715-char remark

    Show marketing remark (715 chars)

    Price improvement on this cute, remodeled home on a huge lot! True 4 bedroom home features tile flooring throughout. Kitchen features new countertops and backsplash plus updated cabinet paint, double ovens, dishwasher, and cooktop. Spacious living room with woodburning fireplace. New paint inside and out! Both bathrooms updated with newer tile showers. Master bedroom features a window seat for reading or plants. Updated windows, HVAC and water heater. Oversized, extra long garage with workbench and storage. Large backyard with storage shed. Walking distance to Ridgecrest Elementary School. Fantastic location close to shopping, dining, Tinker AFB, I-35 and I-40. Don't hesitate...won't last long!

11. 2022-09-20
    status Pending 715-char remark

    Show marketing remark (715 chars)

    Price improvement on this cute, remodeled home on a huge lot! True 4 bedroom home features tile flooring throughout. Kitchen features new countertops and backsplash plus updated cabinet paint, double ovens, dishwasher, and cooktop. Spacious living room with woodburning fireplace. New paint inside and out! Both bathrooms updated with newer tile showers. Master bedroom features a window seat for reading or plants. Updated windows, HVAC and water heater. Oversized, extra long garage with workbench and storage. Large backyard with storage shed. Walking distance to Ridgecrest Elementary School. Fantastic location close to shopping, dining, Tinker AFB, I-35 and I-40. Don't hesitate...won't last long!

12. 2022-09-11
    status Pending 715-char remark

    Show marketing remark (715 chars)

    Price improvement on this cute, remodeled home on a huge lot! True 4 bedroom home features tile flooring throughout. Kitchen features new countertops and backsplash plus updated cabinet paint, double ovens, dishwasher, and cooktop. Spacious living room with woodburning fireplace. New paint inside and out! Both bathrooms updated with newer tile showers. Master bedroom features a window seat for reading or plants. Updated windows, HVAC and water heater. Oversized, extra long garage with workbench and storage. Large backyard with storage shed. Walking distance to Ridgecrest Elementary School. Fantastic location close to shopping, dining, Tinker AFB, I-35 and I-40. Don't hesitate...won't last long!

13. 2022-09-07
    price $198,000 715-char remark

    Show marketing remark (715 chars)

    Price improvement on this cute, remodeled home on a huge lot! True 4 bedroom home features tile flooring throughout. Kitchen features new countertops and backsplash plus updated cabinet paint, double ovens, dishwasher, and cooktop. Spacious living room with woodburning fireplace. New paint inside and out! Both bathrooms updated with newer tile showers. Master bedroom features a window seat for reading or plants. Updated windows, HVAC and water heater. Oversized, extra long garage with workbench and storage. Large backyard with storage shed. Walking distance to Ridgecrest Elementary School. Fantastic location close to shopping, dining, Tinker AFB, I-35 and I-40. Don't hesitate...won't last long!

14. 2022-08-15
    listed $200,000 Active 715-char remark

    Show marketing remark (715 chars)

    Price improvement on this cute, remodeled home on a huge lot! True 4 bedroom home features tile flooring throughout. Kitchen features new countertops and backsplash plus updated cabinet paint, double ovens, dishwasher, and cooktop. Spacious living room with woodburning fireplace. New paint inside and out! Both bathrooms updated with newer tile showers. Master bedroom features a window seat for reading or plants. Updated windows, HVAC and water heater. Oversized, extra long garage with workbench and storage. Large backyard with storage shed. Walking distance to Ridgecrest Elementary School. Fantastic location close to shopping, dining, Tinker AFB, I-35 and I-40. Don't hesitate...won't last long!

15. 2009-07-16
    soldstatus $104,000
16. 2009-07-06
    soldstatus $104,000 90-char remark

    Show marketing remark (90 chars)

    Nice home for the money. New carpet. Fresh interior & exterior paint. Large back yard.

17. 2009-04-15
    listed $109,900 90-char remark

    Show marketing remark (90 chars)

    Nice home for the money. New carpet. Fresh interior & exterior paint. Large back yard.

ⓘ 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: $2,603 · $217/mo
• Projected year-2 tax: $2,603 · $217/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 3/10 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,931
• − Mortgage interest: −$7,282
• − Property taxes: −$2,603
• − Insurance: −$650
• − Repairs & maintenance: −$1,354
• − Management: −$1,354
• − Depreciation: −$3,782
• Taxable loss: −$95
• Est. tax savings @ 24.0%: +$23
• After-tax cash flow: $1,964/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

+81.1% since first listed

10 events — show timeline

• 2026-04-18 Listed $199,000 MLSOK
• 2022-10-17 Sold (Public Records) $198,000 Public Records
• 2022-10-14 Sold (MLS) $198,000 MLSOK
• 2022-09-20 Pending — MLSOK
• 2022-09-11 Pending — MLSOK
• 2022-09-07 Price Changed $198,000 MLSOK
• 2022-08-15 Listed $200,000 MLSOK
• 2009-07-16 Sold (Public Records) $104,000 Public Records
• 2009-07-06 Sold (MLS) $104,000 MLSOK
• 2009-04-15 Listed $109,900 MLSOK

Property tax history

+6.5%/yr

Latest (2025): $2,603 · +0.2% YoY. Source: county tax records.