429 W Fairchild Dr · Midwest City, OK 73110

$120,000

3 bd · 2.0 ba · 1,475 sqft · SingleFamily public records · 10 Days on market

Built 1960 8,904 sqft lot Est $180k · 33% 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 +21.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +5.6/10.0
• 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

Short sale approved at this price. Home with a ton of potential. Nice neighborhood and great location close. Some repairs needed but lots of equity on the table.

Key facts

• Convenient access
• Spacious lot
• Major improvements

Tags

• ESTABLISHED NEIGHBORHOOD
• CONVENIENT ACCESS
• FUNCTIONAL FLOOR PLAN
• SPACIOUS LOT
• MAJOR IMPROVEMENTS
• VALUE-ADD OPPORTUNITIES

Property features AI

Finance

• Other: Property listed as existing; No historical designation; Occupied: No
• Financial info: Loan qualification allowed; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Utilities: Homestead tax status indicated
• Home design: Single family residence; One-level home; Residential property
• Construction: Brick and frame construction; Composition roof; Slab foundation
• Exterior features: Interior lot; Outbuildings

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: One living area; No fireplace; Outbuildings on the property

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $172 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Cap rate 8.0% 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: 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); 171 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $830 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 23y ago; this cycle's ask has dropped $19k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $120k implies a 118% gain — meaningful room to come down on a strong offer.

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 $120,000

Questions for the listing agent

1. Built in 1960 — 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: 1.06% ✓
• Cap rate: 8.02%
• Cash-on-cash: 6.16%
• DSCR: 1.27
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $179,950
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
417 W Douglas Dr	0.14mi	3/2.0	1,513 (+3%)	4mo	$160,000	$106	86
806 Stansell Dr	0.24mi	3/1.0	1,428 (-3%)	3mo	$41,200	$29	77
408 W Douglas Dr	0.19mi	4/1.5 (+1)	1,543 (+5%)	7mo	$130,000	$84	70
410 W Douglas Dr	0.18mi	3/1.5	1,612 (+9%)	9mo	$130,000	$81	66
1009 Stansell Dr	0.42mi	3/2.0	1,350 (-8%)	0mo	$164,900	$122	66
104 E Northrup St	0.69mi	3/2.0	1,477 (+0%)	5mo	$193,000	$131	63
430 W Ercoupe Dr	0.09mi	3/1.5	1,265 (-14%)	10mo	$159,000	$126	62
6605 SE 15th St	0.67mi	3/2.0	1,467 (-0%)	8mo	$190,000	$130	61
106 W Lilac Ct	0.62mi	3/2.0	1,443 (-2%)	10mo	$160,000	$111	60
311 W Lilac Ln	0.39mi	4/2.0 (+1)	1,332 (-10%)	5mo	$170,000	$128	57
201 E Ercoupe Dr	0.67mi	3/2.0	1,632 (+11%)	2mo	$50,000	$31	50
6609 SE 15th St	0.66mi	4/1.5 (+1)	1,363 (-8%)	8mo	$183,000	$134	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: -6.8%
• Equity multiple: 0.75×
• Total profit: $-8,448
• Equity at exit: $17,892

10-year hold

• IRR: 2.8%
• Equity multiple: 1.20×
• Total profit: $6,832
• Equity at exit: $10,375

Cash invested: $33,600 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,277 high
• Mortgage (P&I): −$629
• Tax from tax record: −$157 /mo · $1,880/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $172

Break-even live

Break-even rent $1,058

Max offer price $120,000

Occupancy floor 81%

Sensitivity live

Price	-10% $240	-5% $206	+0% $172	+5% $139	+10% $105
Rent	-10% $72	-5% $122	+0% $172	+5% $223	+10% $273
Rate	-1.0pp $233	-0.5pp $203	base $172	+0.5pp $141	+1.0pp $110

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
423 W Douglas Dr Oklahoma City, OK	3.0	1.0	1014	$1,095	$1.08	22d	1	0.09mi
407 W Fairchild Dr Oklahoma City, OK	3.0	1.0	1062	$1,045	$0.98	3d	1	0.12mi
2220 S Air Depot Blvd Oklahoma City, OK	3.0	1.0	1020	$1,395	$1.37	24d	1	0.26mi
218 W Douglas Dr Oklahoma City, OK	4.0	2.0	1578	$1,500	$0.95	3d	1	0.32mi
208 W Ercoupe Dr Oklahoma City, OK	3.0	1.0	1125	$1,500	$1.33	24d	1	0.33mi
209 W Douglas Dr Oklahoma City, OK	2.0	1.0	952	$895	$0.94	17d	1	0.34mi
201 W Fairchild Dr Oklahoma City, OK	3.0	1.0	984	$975	$0.99	3d	1	0.35mi
210 W Jacobs Dr Oklahoma City, OK	3.0	1.0	1200	$1,200	$1.00	24d	1	0.36mi
1111 Jet Dr Oklahoma City, OK	3.0	1.0	1067	$1,095	$1.03	5d	1	0.50mi
1111 Jet Dr Oklahoma City, OK	3.0	1.0	1067	$1,095	$1.03	22d	1	0.50mi
317 W Peach St Oklahoma City, OK	2.0	1.0	878	$1,045	$1.19	3d	1	0.57mi
6608 SE 15th St Oklahoma City, OK	3.0	2.0	1103	$1,425	$1.29	22d	1	0.66mi
110 E Myrtle Dr Oklahoma City, OK	3.0	1.5	1236	$1,300	$1.05	12d	1	0.73mi
306 E Grumman Dr Oklahoma City, OK	3.0	1.0	1219	$1,300	$1.07	24d	1	0.74mi
120 E Northrup Dr Oklahoma City, OK	4.0	2.0	1364	$1,475	$1.08	24d	1	0.76mi
124 E Northrup Dr Oklahoma City, OK	4.0	1.0	1085	$1,400	$1.29	24d	1	0.78mi
316 E Harmon Dr Oklahoma City, OK	3.0	1.0	1212	$1,395	$1.15	3d	1	0.80mi
205 N Key Blvd Oklahoma City, OK	2.0	1.0	1047	$995	$0.95	22d	1	0.95mi
444 1/2 Babb Dr Oklahoma City, OK	2.0	1.0	920	$895	$0.97	5d	1	0.96mi
1436 Maple Dr Oklahoma City, OK	4.0	2.0	1409	$1,350	$0.96	16d	1	0.97mi
442 Babb Dr Oklahoma City, OK	2.0	2.0	920	$925	$1.01	5d	1	0.97mi
204 Elm St Oklahoma City, OK	3.0	2.0	1098	$1,250	$1.14	24d	1	1.00mi
1933 Rulane Dr Oklahoma City, OK	4.0	1.0	1500	$1,250	$0.83	24d	1	1.07mi
4772 SE 23rd St Oklahoma City, OK	3.0	1.0	1044	$1,300	$1.25	3d	1	1.15mi
4769 SE 27th St Oklahoma City, OK	3.0	1.0	1000	$1,300	$1.30	24d	1	1.17mi
616 Lions Park Pl Oklahoma City, OK	2.0	1.0	906	$950	$1.05	3d	1	1.23mi
6001 SE 8th St Oklahoma City, OK	3.0	2.0	1435	$1,900	$1.32	2d	1	1.26mi
4722 SE 27th St Oklahoma City, OK	3.0	2.0	1130	$1,175	$1.04	24d	1	1.28mi
2105 Maple Dr Midwest City, OK	3.0	2.0	1032	$1,295	$1.25	24d	1	1.29mi
2113 Candy Ln Del City, OK	4.0	2.0	1597	$1,550	$0.97	2d	1	1.31mi
4628 SE 27th St Oklahoma City, OK	4.0	1.0	1432	$1,225	$0.86	2d	1	1.37mi
4650 SE 29th St Del City, OK	2.0	1.0	1100	$900	$0.82	24d	1	1.39mi
4638 SE 29th St Del City, OK	2.0	1.0	1250	$1,300	$1.04	24d	1	1.40mi
4613 SE 28th St Del City, OK	3.0	1.0	1056	$1,255	$1.19	2d	1	1.43mi
4625 Tinker Diagonal Oklahoma City, OK	2.0	2.0	900	$1,050	$1.17	12d	1	1.49mi
4625 Tinker Diagonal Oklahoma City, OK	3.0	3.0	1400	$1,300	$0.93	17d	1	1.49mi
407 E Key Blvd Oklahoma City, OK	4.0	2.0	1200	$1,395	$1.16	24d	1	1.49mi
221 E Kerr Dr Oklahoma City, OK	3.0	1.5	1339	$1,145	$0.86	5d	1	1.49mi

Listing history 9 events

1. 2026-06-18
   days on market $120,000 Active 10 DOM
2. 2026-06-17
   price $120,000 Active 9 DOM
3. 2026-06-17
   days on market $139,000 Active 9 DOM
4. 2026-06-16
   days on market $139,000 Active 8 DOM
5. 2026-06-15
   days on market $139,000 Active 7 DOM
6. 2026-06-13
   days on market $139,000 Active 5 DOM
7. 2026-06-13
   days on market $139,000 Active 4 DOM
8. 2026-06-08
   remarks 699-char remark
9. 2026-06-08
   listed $139,000 Active 1 DOM

ⓘ 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: $1,880 · $157/mo
• Projected year-2 tax: $1,880 · $157/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 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,318
• − Mortgage interest: −$6,722
• − Property taxes: −$1,880
• − Insurance: −$600
• − Repairs & maintenance: −$1,225
• − Management: −$1,225
• − Depreciation: −$3,491
• Taxable income: $175
• Est. tax owed @ 24.0%: −$42
• After-tax cash flow: $2,028/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

+125.3% since first listed

13 events — show timeline

• 2026-06-08 Listed $139,000 MLSOK
• 2014-05-01 Listing Removed — MLSOK
• 2014-04-30 Sold (Public Records) $55,000 Public Records
• 2014-04-25 Sold (MLS) $55,000 MLSOK
• 2014-02-12 Listed $60,000 MLSOK
• 2014-02-12 Listed $60,000 MLSOK
• 2007-03-06 Sold (Public Records) $98,000 Public Records
• 2007-03-01 Sold (MLS) $97,600 MLSOK
• 2006-08-03 Listed $99,900 MLSOK
• 2004-07-28 Sold (MLS) $54,500 MLSOK
• 2004-06-10 Listed $59,900 MLSOK
• 2004-04-05 Listing Removed — MLSOK
• 2003-10-17 Listed $61,700 MLSOK

Property tax history

+4.2%/yr

Latest (2025): $1,880 · +2.5% YoY. Source: county tax records.