315 W Silverwood Dr · Midwest City, OK 73110

$121,500

3 bd · 2.0 ba · 986 sqft · SingleFamily public records · 251 Days on market

Built 1971 0.43 ac lot Est $140k · 13% under ↓ 13% since listing

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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 +16.7/30.0
• ARV discount +13.4/15.0
• DSCR +5.2/10.0
• 1% rule +4.4/10.0
• Livability +3.6/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +0.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

What a great deal on this remodeled home. It has new wood vinyl flooring, and new carpet in bedrooms. It has all new entry doors. New paint with the latest new colors! All new lighting! The home will have new dishwasher and range!! Property has a large backyard with huge shading trees, fenced yard with a slab patio. Close to Tinker AFB and lots of shopping and plenty of great restaurants!! Great home to make your own!! Owner to verify schools.

Key facts

• Massive backyard
• 0.43 acre lot
• 2 garage spots

Tags

• MASSIVE BACKYARD
• CHARLES B HALL AIRPARK
• TINKER AIR FORCE BASE
• SUNNYLANE SHOPPING CENTER
• VILLAGE SHOPPING CENTER
• REED CONFERENCE CENTER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $122k.

Deal economics

• At list price, monthly cash flow is $75 ($904/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 $114k (6.1% below list).
• Recommended offer: $107k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 5.6% in Midwest City — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Crutcho (suburban): math 2% / reading 2% proficiency, ranked #270 of 270 in OK (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 92% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Crutcho Public School (math 2% / reading 2%, grade F, #802 of 845 statewide, top 100%, 388 students, 0% FRL) — zoned schools average 0% FRL vs 92% district-wide (92 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+3.0%/yr); 173 active listings in the ZIP; 28 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $840 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 251 days — a 12% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago; this cycle's ask has dropped $28k (19%) 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 $106,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 251 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 1971 — 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. 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?
8. 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.
9. 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.
10. 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: 0.94% ✗
• Cap rate: 7.04%
• Cash-on-cash: 2.66%
• DSCR: 1.12
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $140,012
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
315 W Silverwood Dr	0.00mi	3/1.0	986 (0%)	0mo	$120,000	$122	96
4003 N Shadyway Dr	0.07mi	3/2.0	1,022 (+4%)	16mo	$125,000	$122	78
326 W Silverwood Dr	0.07mi	3/1.5	1,073 (+9%)	10mo	$154,000	$144	72
3617 Mt Pleasant Dr	0.22mi	3/1.0	1,073 (+9%)	1mo	$155,000	$144	70
200 W Michael Dr	0.27mi	3/1.5	1,035 (+5%)	12mo	$160,000	$155	68
4109 N Shadybrook Dr	0.32mi	3/1.5	1,008 (+2%)	20mo	$145,900	$145	62
4103 N Shadybrook Dr	0.30mi	3/1.5	1,008 (+2%)	22mo	$116,000	$115	62
102 Cambridge Dr	0.41mi	3/2.0	1,048 (+6%)	15mo	$145,500	$139	58
227 W Campbell Dr	0.12mi	3/1.5	1,111 (+13%)	18mo	$150,000	$135	56
4216 N Shadybrook Dr	0.41mi	3/2.0	1,112 (+13%)	13mo	$130,000	$117	49
213 E Campbell Rd	0.44mi	3/1.5	1,088 (+10%)	16mo	$155,000	$142	47
3520 Shadybrook Dr	0.31mi	3/1.5	1,121 (+14%)	17mo	$165,000	$147	46

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: -12.1%
• Equity multiple: 0.56×
• Total profit: $-14,892
• Equity at exit: $18,116

10-year hold

• IRR: -3.0%
• Equity multiple: 0.80×
• Total profit: $-6,800
• Equity at exit: $10,505

Cash invested: $34,020 (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: 173
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,141 high
• Mortgage (P&I): −$637
• Tax from tax record: −$138 /mo · $1,658/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $75

Break-even live

Break-even rent $1,046

Max offer price $121,500

Occupancy floor 88%

Sensitivity live

Price	-10% $144	-5% $110	+0% $75	+5% $41	+10% $7
Rent	-10% $-15	-5% $30	+0% $75	+5% $120	+10% $165
Rate	-1.0pp $137	-0.5pp $106	base $75	+0.5pp $44	+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: $30,375
• Closing costs: $3,645
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1250 N Air Depot Blvd Midwest City, OK	1.0–2.0	1.0–2.0	692	$909	$1.31	6d	1	0.19mi
208 W Shadywood Dr Oklahoma City, OK	3.0	1.0	891	$1,099	$1.23	25d	1	0.19mi
7801 NE 10th St Oklahoma City, OK	1.0–3.0	1.0–2.5	940	$1,199	$1.28	3d	23	0.59mi
1401 N Midwest Blvd Midwest City, OK	3.0	2.0	1087	$1,000	$0.92	25d	1	0.68mi
1401 N Midwest Blvd Midwest City, OK	3.0	2.0	1087	$1,000	$0.92	22d	1	0.68mi
1401 N Midwest Blvd Midwest City, OK	1.0–3.0	1.0–2.0	803	$1,000	$1.25	13d	34	0.68mi
1401 N Midwest Blvd Unit 112 Midwest City, OK	2.0	1.0	970	$940	$0.97	5d	1	0.68mi
1401 N Midwest Blvd Apt 255 Midwest City, OK	2.0	1.0	970	$940	$0.97	21d	1	0.68mi
1401 N Midwest Blvd Unit 167 Midwest City, OK	3.0	2.0	1087	$1,000	$0.92	5d	1	0.68mi
1401 N Midwest Blvd Midwest City, OK	3.0	2.0	1087	$1,000	$0.92	4d	1	0.72mi
1312 N Midwest Blvd Oklahoma City, OK	3.0	1.5	946	$970	$1.03	4d	1	0.83mi
801 Meadowridge Dr Oklahoma City, OK	3.0	1.5	1095	$1,095	$1.00	45d	1	0.91mi
3512 Brookside Dr Oklahoma City, OK	4.0	2.0	763	$1,595	$2.09	3d	1	0.97mi
2904 Treight Creek Ln Midwest City, OK	2.0	2.0	984	$1,495	$1.52	3d	2	0.99mi
3413 Willow Creek Dr Oklahoma City, OK	3.0	1.0	872	$975	$1.12	4d	1	1.03mi
3409 Willow Creek Dr Oklahoma City, OK	3.0	1.0	932	$1,050	$1.13	25d	1	1.04mi
3512 N Holman Ct Oklahoma City, OK	3.0	2.0	1092	$1,275	$1.17	4d	1	1.06mi
1008 Willow Brook Dr Oklahoma City, OK	3.0	1.5	1045	$1,125	$1.08	25d	1	1.07mi
327 N Midwest Blvd Unit 205 Midwest City, OK	2.0	1.0	920	$900	$0.98	25d	1	1.15mi
121 Gill Dr Oklahoma City, OK	3.0	1.0	950	$1,150	$1.21	3d	1	1.27mi
1020 N Spencer Rd Oklahoma City, OK	2.0	1.0	962	$895	$0.93	25d	1	1.28mi
1014 Spencer Rd Oklahoma City, OK	2.0	2.0	800	$1,000	$1.25	45d	1	1.28mi
8511 Justin Pl Oklahoma City, OK	2.0	1.0	962	$950	$0.99	16d	1	1.29mi
3609 Woodside Dr Midwest City, OK	3.0	1.0	858	$995	$1.16	4d	1	1.31mi
1632 N Spencer Rd Oklahoma City, OK	2.0	1.0	772	$895	$1.16	16d	1	1.31mi
4033 S Locust Dr Oklahoma City, OK	2.0	1.0	800	$900	$1.12	25d	1	1.33mi
3513 Parkwoods Ln Oklahoma City, OK	3.0	1.5	903	$1,150	$1.27	46d	1	1.38mi
8032 E Reno Ave Oklahoma City, OK	1.0–2.0	1.0	770	$850	$1.10	4d	3	1.50mi

Listing history 18 events

1. 2026-04-04
   status Pending
2. 2026-03-29
   status Active
3. 2026-03-29
   historical
4. 2026-03-19
   status Pending
5. 2026-03-19
   price $121,500
6. 2026-01-28
   price $129,990
7. 2025-11-25
   price $149,490
8. 2025-07-11
   listed $149,990 Active
9. 2025-05-27
   listed $150,000 Active
10. 2023-11-20
    soldstatus $135,000
11. 2023-11-09
    soldstatus $135,000 Closed 447-char remark

    Show marketing remark (447 chars)

    What a great deal on this remodeled home. It has new wood vinyl flooring, and new carpet in bedrooms. It has all new entry doors. New paint with the latest new colors! All new lighting! The home will have new dishwasher and range!! Property has a large backyard with huge shading trees, fenced yard with a slab patio. Close to Tinker AFB and lots of shopping and plenty of great restaurants!! Great home to make your own!! Owner to verify schools.

12. 2023-09-18
    status Pending 447-char remark

    Show marketing remark (447 chars)

    What a great deal on this remodeled home. It has new wood vinyl flooring, and new carpet in bedrooms. It has all new entry doors. New paint with the latest new colors! All new lighting! The home will have new dishwasher and range!! Property has a large backyard with huge shading trees, fenced yard with a slab patio. Close to Tinker AFB and lots of shopping and plenty of great restaurants!! Great home to make your own!! Owner to verify schools.

13. 2023-09-14
    status Active 447-char remark

    Show marketing remark (447 chars)

    What a great deal on this remodeled home. It has new wood vinyl flooring, and new carpet in bedrooms. It has all new entry doors. New paint with the latest new colors! All new lighting! The home will have new dishwasher and range!! Property has a large backyard with huge shading trees, fenced yard with a slab patio. Close to Tinker AFB and lots of shopping and plenty of great restaurants!! Great home to make your own!! Owner to verify schools.

14. 2023-08-31
    status Pending 447-char remark

    Show marketing remark (447 chars)

    What a great deal on this remodeled home. It has new wood vinyl flooring, and new carpet in bedrooms. It has all new entry doors. New paint with the latest new colors! All new lighting! The home will have new dishwasher and range!! Property has a large backyard with huge shading trees, fenced yard with a slab patio. Close to Tinker AFB and lots of shopping and plenty of great restaurants!! Great home to make your own!! Owner to verify schools.

15. 2023-08-21
    price $129,900 447-char remark

    Show marketing remark (447 chars)

    What a great deal on this remodeled home. It has new wood vinyl flooring, and new carpet in bedrooms. It has all new entry doors. New paint with the latest new colors! All new lighting! The home will have new dishwasher and range!! Property has a large backyard with huge shading trees, fenced yard with a slab patio. Close to Tinker AFB and lots of shopping and plenty of great restaurants!! Great home to make your own!! Owner to verify schools.

16. 2023-08-08
    status Active 447-char remark

    Show marketing remark (447 chars)

    What a great deal on this remodeled home. It has new wood vinyl flooring, and new carpet in bedrooms. It has all new entry doors. New paint with the latest new colors! All new lighting! The home will have new dishwasher and range!! Property has a large backyard with huge shading trees, fenced yard with a slab patio. Close to Tinker AFB and lots of shopping and plenty of great restaurants!! Great home to make your own!! Owner to verify schools.

17. 2023-08-05
    status Pending 447-char remark

    Show marketing remark (447 chars)

    What a great deal on this remodeled home. It has new wood vinyl flooring, and new carpet in bedrooms. It has all new entry doors. New paint with the latest new colors! All new lighting! The home will have new dishwasher and range!! Property has a large backyard with huge shading trees, fenced yard with a slab patio. Close to Tinker AFB and lots of shopping and plenty of great restaurants!! Great home to make your own!! Owner to verify schools.

18. 2023-07-31
    listed $139,000 Active 447-char remark

    Show marketing remark (447 chars)

    What a great deal on this remodeled home. It has new wood vinyl flooring, and new carpet in bedrooms. It has all new entry doors. New paint with the latest new colors! All new lighting! The home will have new dishwasher and range!! Property has a large backyard with huge shading trees, fenced yard with a slab patio. Close to Tinker AFB and lots of shopping and plenty of great restaurants!! Great home to make your own!! Owner to verify schools.

ⓘ 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: $1,658 · $138/mo
• Projected year-2 tax: $1,658 · $138/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: $13,691
• − Mortgage interest: −$6,806
• − Property taxes: −$1,658
• − Insurance: −$608
• − Repairs & maintenance: −$1,095
• − Management: −$1,095
• − Depreciation: −$3,535
• Taxable loss: −$1,106
• Est. tax savings @ 24.0%: +$265
• After-tax cash flow: $1,170/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: Crutcho
• NCES district ID: 4009150
• Math proficiency: 2% ▼ -3.50%
• Reading proficiency: 2% ▼ -3.50%
• Median HH income: $29,961
• Composite: 1.49/100
• National rank: #10109
• State rank: #270 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

-12.6% since first listed

18 events — show timeline

• 2026-04-04 Pending — MLSOK
• 2026-03-29 Relisted — MLSOK
• 2026-03-29 Listing Removed — MLSOK
• 2026-03-19 Pending — MLSOK
• 2026-03-19 Price Changed $121,500 MLSOK
• 2026-01-28 Price Changed $129,990 MLSOK
• 2025-11-25 Price Changed $149,490 MLSOK
• 2025-07-11 Listed $149,990 MLSOK
• 2025-05-27 Listed $150,000 MLSOK
• 2023-11-20 Sold (Public Records) $135,000 Public Records
• 2023-11-09 Sold (MLS) $135,000 MLSOK
• 2023-09-18 Pending — MLSOK
• 2023-09-14 Relisted — MLSOK
• 2023-08-31 Pending — MLSOK
• 2023-08-21 Price Changed $129,900 MLSOK
• 2023-08-08 Relisted — MLSOK
• 2023-08-05 Pending — MLSOK
• 2023-07-31 Listed $139,000 MLSOK

Property tax history

+8.5%/yr

Latest (2025): $1,658 · +0.6% YoY. Source: county tax records.