422 Monroney Dr · Midwest City, OK 73110

$129,000

3 bd · 1.0 ba · 720 sqft · SingleFamily public records · 17 Days on market

Built 1949 7,802 sqft lot

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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 +15.2/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• 1% rule +3.9/10.0
• 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

This property is perfect for first time home buyers and investors. It is owner occupied and has many updates including a newer HVAC system! Additionally, the main line, hot water tank and some foundation flooring has been replaced/repaired by the current owner! Attractive hard flooring is seen throughout the main common areas. There is an oversized walk in pantry and the garage has been beautifully converted to a vented 3rd bedroom or flex space which increases the overall living space from the tax record measurement of 720 to 960 sqft!! The washer and dryer is within the interior design. The lot is an accommodating space with a firepit, walk in storage shed, and park bench with table that stays with the property. The refrigerator and ring doorbell stays with the property as well. Reserved by seller is the washer, dryer, TV mounts, and trampoline.

Key facts

• Flex space
• Walk-in-pantry
• Vented third bedroom

Tags

• HARD WOOD SURFACE FLOORING
• WALK-IN-PANTRY
• VENTED THIRD BEDROOM
• FLEX SPACE

Property features AI

Finance

• Other: Homestead exempt; Located in Park Rep Sub Add
• Financial info: Assumable loan: Unknown; Loan qualification: Unknown
• HOA & community: No mandatory association dues

Exterior

• Utilities: Cable available; Electricity available; Natural gas available; High-speed internet available; Public utilities
• Home design: Single-family residence; One level; Existing property
• Construction: Frame construction with vinyl siding; Other roof type; Slab foundation; Built as existing (no new construction)
• Exterior features: Porch; Interior lot

Interior

• Kitchen: Free-standing gas oven and range
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Interior features: No fireplace; No in-law plan
• Laundry & utility: No study listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $46 ($549/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 (11.3% below list).
• Recommended offer: $114k (11.3% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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.
• 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: Midwest City Es (math 13% / reading 13%, grade F, #647 of 845 statewide, top 77%, 793 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); 173 active listings in the ZIP; 4 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 $892 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 17 days — a 2% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $106k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $114,360 (11.3% 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. 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?
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: 0.89% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.52%
• DSCR: 1.07
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $72,720
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
422 Monroney Dr	0.00mi	3/1.0	720 (0%)	1mo	$129,000	$179	99
413 N Marshall Dr	0.27mi	2/1.0 (-1)	796 (+11%)	2mo	$80,000	$101	63
316 E Fairchild Dr	0.35mi	2/1.0 (-1)	739 (+3%)	19mo	$74,500	$101	58
533 E Boeing Dr	0.21mi	2/1.0 (-1)	819 (+14%)	6mo	$60,000	$73	57
504 E Rickenbacker Dr	0.50mi	2/1.0 (-1)	769 (+7%)	7mo	$75,000	$98	54
406 E Northrup Dr	0.57mi	2/1.0 (-1)	800 (+11%)	12mo	$145,000	$181	40
401 E Rickenbacker Dr	0.52mi	2/1.0 (-1)	780 (+8%)	22mo	$120,000	$154	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: -13.9%
• Equity multiple: 0.50×
• Total profit: $-18,007
• Equity at exit: $19,234

10-year hold

• IRR: -5.1%
• Equity multiple: 0.67×
• Total profit: $-11,992
• Equity at exit: $11,154

Cash invested: $36,120 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,144 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$127 /mo · $1,530/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $46

Break-even live

Break-even rent $1,086

Max offer price $129,000

Occupancy floor 91%

Sensitivity live

Price	-10% $119	-5% $82	+0% $46	+5% $9	+10% $-27
Rent	-10% $-45	-5% $1	+0% $46	+5% $91	+10% $136
Rate	-1.0pp $111	-0.5pp $79	base $46	+0.5pp $12	+1.0pp $-22

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
538 E Indian Dr Oklahoma City, OK	2.0	1.0	739	$920	$1.24	22d	1	0.15mi
677 Midtown Pl Midwest City, OK	1.0–2.0	1.0–2.0	770	$1,450	$1.88	2d	1	1.03mi
314 W Peach St Midwest City, OK	2.0	1.0	736	$950	$1.29	24d	1	1.04mi
313 W Peach St Oklahoma City, OK	2.0	1.0	724	$975	$1.35	18d	1	1.04mi

Listing history 11 events

1. 2026-04-25
   status Pending
2. 2026-04-15
   price $129,000
3. 2026-04-08
   listed $139,000 Active
4. 2021-09-09
   soldstatus $106,000 Sold 861-char remark

   Show marketing remark (861 chars)

   This property is perfect for first time home buyers and investors. It is owner occupied and has many updates including a newer HVAC system! Additionally, the main line, hot water tank and some foundation flooring has been replaced/repaired by the current owner! Attractive hard flooring is seen throughout the main common areas. There is an oversized walk in pantry and the garage has been beautifully converted to a vented 3rd bedroom or flex space which increases the overall living space from the tax record measurement of 720 to 960 sqft!! The washer and dryer is within the interior design. The lot is an accommodating space with a firepit, walk in storage shed, and park bench with table that stays with the property. The refrigerator and ring doorbell stays with the property as well. Reserved by seller is the washer, dryer, TV mounts, and trampoline.

5. 2021-08-05
   status Pending 861-char remark

   Show marketing remark (861 chars)

   This property is perfect for first time home buyers and investors. It is owner occupied and has many updates including a newer HVAC system! Additionally, the main line, hot water tank and some foundation flooring has been replaced/repaired by the current owner! Attractive hard flooring is seen throughout the main common areas. There is an oversized walk in pantry and the garage has been beautifully converted to a vented 3rd bedroom or flex space which increases the overall living space from the tax record measurement of 720 to 960 sqft!! The washer and dryer is within the interior design. The lot is an accommodating space with a firepit, walk in storage shed, and park bench with table that stays with the property. The refrigerator and ring doorbell stays with the property as well. Reserved by seller is the washer, dryer, TV mounts, and trampoline.

6. 2021-08-01
   listed $106,000 Active 861-char remark

   Show marketing remark (861 chars)

   This property is perfect for first time home buyers and investors. It is owner occupied and has many updates including a newer HVAC system! Additionally, the main line, hot water tank and some foundation flooring has been replaced/repaired by the current owner! Attractive hard flooring is seen throughout the main common areas. There is an oversized walk in pantry and the garage has been beautifully converted to a vented 3rd bedroom or flex space which increases the overall living space from the tax record measurement of 720 to 960 sqft!! The washer and dryer is within the interior design. The lot is an accommodating space with a firepit, walk in storage shed, and park bench with table that stays with the property. The refrigerator and ring doorbell stays with the property as well. Reserved by seller is the washer, dryer, TV mounts, and trampoline.

7. 2008-12-04
   soldstatus $61,500
8. 2008-11-26
   soldstatus $61,500 310-char remark

   Show marketing remark (310 chars)

   Extra Nice!! * This house was totally gutted on the inside & the outside in 2004 * Updated items include Windows, Vinyl Siding, Electrical, Plumbing, Central Heat & Air, Sheetrock, Cabinets, Tub,Tile, Sinks, Etc. * New Carpet just installed * Indoor Utility Room * Refrigerator & Washer & Dryer

9. 2008-10-01
   listed $64,500 310-char remark

   Show marketing remark (310 chars)

   Extra Nice!! * This house was totally gutted on the inside & the outside in 2004 * Updated items include Windows, Vinyl Siding, Electrical, Plumbing, Central Heat & Air, Sheetrock, Cabinets, Tub,Tile, Sinks, Etc. * New Carpet just installed * Indoor Utility Room * Refrigerator & Washer & Dryer

10. 2004-04-22
    soldstatus $50,000
11. 2004-03-04
    listed $49,900

ⓘ 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: $1,530 · $127/mo
• Projected year-2 tax: $1,530 · $127/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 2/10 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,723
• − Mortgage interest: −$7,226
• − Property taxes: −$1,530
• − Insurance: −$645
• − Repairs & maintenance: −$1,098
• − Management: −$1,098
• − Depreciation: −$3,753
• Taxable loss: −$1,626
• Est. tax savings @ 24.0%: +$390
• After-tax cash flow: $939/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

+158.5% since first listed

11 events — show timeline

• 2026-04-25 Pending — MLSOK
• 2026-04-15 Price Changed $129,000 MLSOK
• 2026-04-08 Listed $139,000 MLSOK
• 2021-09-09 Sold (MLS) $106,000 MLSOK
• 2021-08-05 Pending — MLSOK
• 2021-08-01 Listed $106,000 MLSOK
• 2008-12-04 Sold (Public Records) $61,500 Public Records
• 2008-11-26 Sold (MLS) $61,500 MLSOK
• 2008-10-01 Listed $64,500 MLSOK
• 2004-04-22 Sold (MLS) $50,000 MLSOK
• 2004-03-04 Listed $49,900 MLSOK

Property tax history

+5.8%/yr

Latest (2025): $1,530 · +2.5% YoY. Source: county tax records.