500 Oak Park Dr · Choctaw, OK 73020

$223,900

3 bd · 2.0 ba · 1,125 sqft · SingleFamily public records · 11 Days on market

Built 1979 0.38 ac lot Est $183k · 22% over

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Why this score? — see what drove the F 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 +13.9/30.0
• DSCR +4.2/10.0
• Livability +3.6/5.0
• 1% rule +3.2/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

BUYERS TO VERIFY ALL INFORMATION!! PROPERTY TO BE SOLD AS IS, ALL OFFERS MUST HAVE COUNTRYWIDE CREDIT APPROVAL LETTER AND LENDER CREDIT APPROVAL OR PROOF OF FUNDS AND EARNEST MONEY. FREE APPRAISAL & CREDIT REPORT IF FINANCED & CLOSED THRU COUNTRYWIDE HOME LOANS, INC. CALL IF 203K

Key facts

• Fully remodeled
• Designer tile
• Huge shop

Tags

• OVER A THIRD OF AN ACRE
• HUGE SHOP
• CONCRETE FLOORS
• FULLY REMODELED
• HIGH-END UPGRADES
• DESIGNER TILE

Property features AI

Finance

• Other: Listing is active and unoccupied; Property located in Seikels Oak Park Sec 3 Rep
• Financial info: Listing may qualify for conventional, FHA, VA, rural housing, or cash financing
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage; Additional parking; Asphalt parking
• Utilities: Electricity available; Public utilities
• Home design: Single family residence; One level; Faces west; Residential property
• Construction: Brick construction; Composition roof; Slab foundation; Built (existing)
• Exterior features: Covered patio; Covered porch; Outbuildings; Workshop; Corner lot

Interior

• Kitchen: Free-standing electric range/oven; Dishwasher; Microwave; Disposal
• Bedrooms: 3 bedrooms (one bedroom includes a half bath and a walk-in closet)
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating
• Interior features: Dishwasher; Disposal; Microwave; One living area; Fireplace (1) with forced air; Smoke alarm; Garage door lift

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $224k.

Deal economics

• At list price, monthly cash flow is $25 ($296/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 $183k (18.2% below list).
• Recommended offer: $183k (18.2% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: Choctaw Es (math 42% / reading 32%, grade F, #132 of 845 statewide, top 19%, 349 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 $2k of loan paydown is wiped out by about $7k 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 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 25y 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 $120k; list at $224k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major 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 $183,172 (18.2% below list)

Questions for the listing agent

1. Built in 1979 — 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: 0.82% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.47%
• DSCR: 1.02
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $183,375
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14389 NE 4th St	0.09mi	3/1.5	1,125 (0%)	0mo	$185,000	$164	94
14356 NE 4th St	0.12mi	3/1.5	1,163 (+3%)	4mo	$198,000	$170	84
560 Oak Park Dr	0.08mi	3/1.5	1,125 (0%)	17mo	$179,000	$159	80
904 Oak Park Dr	0.34mi	3/2.0	1,150 (+2%)	3mo	$172,500	$150	78
586 Seikel Dr	0.34mi	3/1.5	1,119 (-0%)	9mo	$179,900	$161	74
600 Oak Park Dr	0.13mi	3/1.5	1,201 (+7%)	11mo	$213,000	$177	72
1006 Oak Park Dr	0.39mi	3/2.0	1,176 (+4%)	5mo	$100,000	$85	70
801 Sandy Ln	0.26mi	3/2.0	1,104 (-2%)	20mo	$180,000	$163	68
14214 NE 5th St	0.27mi	2/1.5 (-1)	1,188 (+6%)	10mo	$180,000	$152	62
905 Sandy Ln	0.34mi	3/1.0	1,258 (+12%)	1mo	$162,000	$129	60
14060 NE 4th St	0.41mi	3/2.0	1,237 (+10%)	15mo	$208,000	$168	52
13801 NE 8th St	0.64mi	3/2.0	1,284 (+14%)	8mo	$220,000	$171	40

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: -15.6%
• Equity multiple: 0.45×
• Total profit: $-34,759
• Equity at exit: $33,384

10-year hold

• IRR: -7.1%
• Equity multiple: 0.55×
• Total profit: $-28,444
• Equity at exit: $19,359

Cash invested: $62,692 (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: 10.2×

Monthly cashflow live

• Estimated rent: $1,832 medium
• Mortgage (P&I): −$1,174
• Tax from tax record: −$155 /mo · $1,859/yr
• Insurance: −$93
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $25

Break-even live

Break-even rent $1,800

Max offer price $223,900

Occupancy floor 94%

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: $55,975
• Closing costs: $6,717
• 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	0.70mi

Listing history 18 events

1. 2026-06-02
   statusdays on market $223,900 Pending 11 DOM
2. 2026-06-01
   days on market $223,900 Active 10 DOM
3. 2026-05-31
   days on market $223,900 Active 9 DOM
4. 2026-05-22
   listed $223,900 Active
5. 2026-01-02
   soldstatus $120,000
6. 2007-11-16
   soldstatus $59,000 288-char remark

   Show marketing remark (288 chars)

   BUYERS TO VERIFY ALL INFORMATION!! PROPERTY TO BE SOLD AS IS, ALL OFFERS MUST HAVE COUNTRYWIDE CREDIT APPROVAL LETTER AND LENDER CREDIT APPROVAL OR PROOF OF FUNDS AND EARNEST MONEY. FREE APPRAISAL & CREDIT REPORT IF FINANCED & CLOSED THRU COUNTRYWIDE HOME LOANS, INC. CALL IF 203K

7. 2007-07-25
   listed $64,900 288-char remark

   Show marketing remark (288 chars)

   BUYERS TO VERIFY ALL INFORMATION!! PROPERTY TO BE SOLD AS IS, ALL OFFERS MUST HAVE COUNTRYWIDE CREDIT APPROVAL LETTER AND LENDER CREDIT APPROVAL OR PROOF OF FUNDS AND EARNEST MONEY. FREE APPRAISAL & CREDIT REPORT IF FINANCED & CLOSED THRU COUNTRYWIDE HOME LOANS, INC. CALL IF 203K

8. 2006-04-06
   soldstatus $82,000
9. 2006-03-31
   soldstatus $81,750 231-char remark

   Show marketing remark (231 chars)

   Lots of ceramic tile,entry,thru-out the kitchen,inside utililty room,pantry,large back yard,within walking distance of High school. 30 minutes from Tinker. Seller will have a new roof put on before closing,(shingles,3 tab,overlay)

10. 2005-11-14
    listed $79,500 231-char remark

    Show marketing remark (231 chars)

    Lots of ceramic tile,entry,thru-out the kitchen,inside utililty room,pantry,large back yard,within walking distance of High school. 30 minutes from Tinker. Seller will have a new roof put on before closing,(shingles,3 tab,overlay)

11. 2005-08-08
    historical
12. 2005-06-23
    listed $79,500
13. 2003-11-10
    historical
14. 2003-09-10
    listed $78,500
15. 2001-09-24
    soldstatus $69,500
16. 2001-09-19
    soldstatus $69,500
17. 2001-07-04
    listed $67,900
18. 1997-08-20
    soldstatus $60,000

ⓘ 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: $1,859 · $155/mo
• Projected year-2 tax: $2,015 · $168/mo
• Expected delta: +$156/yr (+$13/mo · 8.4%)

ⓘ 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 6/10 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: $21,981
• − Mortgage interest: −$12,542
• − Property taxes: −$1,859
• − Insurance: −$1,120
• − Repairs & maintenance: −$1,758
• − Management: −$1,758
• − Depreciation: −$6,513
• Taxable loss: −$3,570
• Est. tax savings @ 24.0%: +$857
• After-tax cash flow: $1,153/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

+273.2% since first listed

15 events — show timeline

• 2026-05-22 Listed $223,900 MLSOK
• 2026-01-02 Sold (Public Records) $120,000 Public Records
• 2007-11-16 Sold (MLS) $59,000 MLSOK
• 2007-07-25 Listed $64,900 MLSOK
• 2006-04-06 Sold (Public Records) $82,000 Public Records
• 2006-03-31 Sold (MLS) $81,750 MLSOK
• 2005-11-14 Listed $79,500 MLSOK
• 2005-08-08 Listing Removed — MLSOK
• 2005-06-23 Listed $79,500 MLSOK
• 2003-11-10 Listing Removed — MLSOK
• 2003-09-10 Listed $78,500 MLSOK
• 2001-09-24 Sold (Public Records) $69,500 Public Records
• 2001-09-19 Sold (MLS) $69,500 MLSOK
• 2001-07-04 Listed $67,900 MLSOK
• 1997-08-20 Sold (Public Records) $60,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,859 · +5.8% YoY. Source: county tax records.