None · Midwest City, OK 73110

$55,000

2 bd · 1.0 ba · 739 sqft · SingleFamily public records · 1 Days on market

Built 1945 7,632 sqft lot Est $98k · 44% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

The garden has been planted and is ready for your tender care. Beautiful landscaping and great covered deck on this cute 2 bed home. Kitchen has tile floors and seller is leaving washer/dryer/refrigerator. In 2009 seller replaced vinyl siding, windows (all but 2 small ones in bath/kitch), 2.5 ton H/A, dishwasher, stove, sink/commode in bathroom.Single car garage plus single car carport. This maintainance free home is ready for the new owner.

Key facts

• 7,632 sq ft lot
• Garage
• Built 1945

Property features AI

Finance

• Other: Flood insurance required; Homestead not claimed
• Financial info: Cash-only listing; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: Concrete parking; 1-car garage
• Utilities: Public utilities; Storm doors and storm windows
• Home design: Single-family residence; One story; North-facing
• Construction: Vinyl siding; Composition roof; Conventional foundation; Existing property
• Exterior features: Covered deck; Covered porch; Interior lot; Combination fencing

Interior

• Kitchen: Dishwasher; Disposal; Refrigerator; Free-stand electric range/oven
• Bedrooms: 2 bedrooms
• Flooring: Combination flooring
• Bathrooms: 1 full bathroom
• Interior features: Window treatments
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $349 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($920 rent vs $55k).
• Cap rate 13.9% 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); 173 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $380 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 15y 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.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $55,000

Questions for the listing agent

1. Built in 1945 — 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: 1.67% ✓
• Cap rate: 13.90%
• Cash-on-cash: 27.18%
• DSCR: 2.21
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $97,548
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
504 E Rickenbacker Dr	0.12mi	2/1.0	769 (+4%)	7mo	$75,000	$98	82
413 N Marshall Dr	0.13mi	2/1.0	796 (+8%)	2mo	$80,000	$101	79
608 W Rickenbacker Dr	0.44mi	2/1.0	735 (-0%)	7mo	$115,000	$156	73
422 Monroney Dr	0.39mi	3/1.0 (+1)	720 (-3%)	1mo	$129,000	$179	72
507 N Key Blvd	0.18mi	2/1.0	837 (+13%)	1mo	$80,000	$96	68
314 W Marshall Dr	0.65mi	2/1.0	736 (-0%)	2mo	$50,000	$68	68
7212 SE 15th St	0.67mi	2/1.0	735 (-0%)	2mo	$103,000	$140	66
313 W Peach St	0.74mi	2/1.0	724 (-2%)	1mo	$80,000	$110	62
220 W Ercoupe Dr	0.49mi	2/1.0	816 (+10%)	0mo	$118,000	$145	60
533 E Boeing Dr	0.41mi	2/1.0	819 (+11%)	6mo	$60,000	$73	58
7111 SE 15th St	0.74mi	2/1.0	756 (+2%)	5mo	$100,000	$132	57
544 E Northrup Dr	0.57mi	2/1.0	835 (+13%)	5mo	$142,000	$170	48

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: 21.1%
• Equity multiple: 1.86×
• Total profit: $13,303
• Equity at exit: $8,201

10-year hold

• IRR: 29.3%
• Equity multiple: 3.61×
• Total profit: $40,200
• Equity at exit: $4,755

Cash invested: $15,400 (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: 173
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $920 high
• Mortgage (P&I): −$288
• Tax from tax record: −$67 /mo · $803/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$193
• Net cashflow: $349

Break-even live

Break-even rent $479

Max offer price $55,000

Occupancy floor 57%

Sensitivity live

Price	-10% $380	-5% $364	+0% $349	+5% $333	+10% $318
Rent	-10% $276	-5% $312	+0% $349	+5% $385	+10% $421
Rate	-1.0pp $376	-0.5pp $363	base $349	+0.5pp $334	+1.0pp $320

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
810 N Marshall Dr Midwest City, OK	1.0	1.0	686	$875	$1.28	22d	1	0.30mi
705 N key Blvd Midwest City, OK	1.0	1.0	700	$795	$1.14	25d	1	0.30mi
417 Babb Dr Midwest City, OK	1.0	1.0	640	$700	$1.09	14d	1	0.34mi
305 Babb Dr Oklahoma City, OK	1.0	1.0	625	$825	$1.32	6d	1	0.34mi
538 E Indian Dr Oklahoma City, OK	2.0	1.0	739	$895	$1.21	0d	1	0.36mi
538 E Indian Dr Oklahoma City, OK	2.0	1.0	739	$920	$1.24	23d	1	0.36mi
901 N Key Blvd Oklahoma City, OK	1.0	1.0	620	$600	$0.97	16d	1	0.39mi
315 W Lilac Ln Oklahoma City, OK	2.0	1.0	708	$995	$1.41	0d	1	0.63mi
314 W Peach St Midwest City, OK	2.0	1.0	736	$950	$1.29	25d	1	0.72mi
313 W Peach St Oklahoma City, OK	2.0	1.0	724	$975	$1.35	19d	1	0.73mi
677 Midtown Pl Midwest City, OK	1.0–2.0	1.0–2.0	770	$1,450	$1.88	0d	1	1.39mi
2212 Felix Pl Midwest City, OK	1.0	1.0	650	$645	$0.99	25d	1	1.45mi

Listing history 6 events

1. 2026-05-19
   status Pending
2. 2026-05-13
   listed $55,000 Active
3. 2011-06-16
   soldstatus $53,500
4. 2011-06-10
   soldstatus $53,500 446-char remark

   Show marketing remark (446 chars)

   The garden has been planted and is ready for your tender care. Beautiful landscaping and great covered deck on this cute 2 bed home. Kitchen has tile floors and seller is leaving washer/dryer/refrigerator. In 2009 seller replaced vinyl siding, windows (all but 2 small ones in bath/kitch), 2.5 ton H/A, dishwasher, stove, sink/commode in bathroom.Single car garage plus single car carport. This maintainance free home is ready for the new owner.

5. 2011-05-06
   listed $54,900 446-char remark

   Show marketing remark (446 chars)

   The garden has been planted and is ready for your tender care. Beautiful landscaping and great covered deck on this cute 2 bed home. Kitchen has tile floors and seller is leaving washer/dryer/refrigerator. In 2009 seller replaced vinyl siding, windows (all but 2 small ones in bath/kitch), 2.5 ton H/A, dishwasher, stove, sink/commode in bathroom.Single car garage plus single car carport. This maintainance free home is ready for the new owner.

6. 1997-09-08
   soldstatus $40,000

ⓘ 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: $803 · $67/mo
• Projected year-2 tax: $803 · $67/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 5/10 Major 7 d/yr ≥107°F today · 18 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: $11,043
• − Mortgage interest: −$3,081
• − Property taxes: −$803
• − Insurance: −$275
• − Repairs & maintenance: −$883
• − Management: −$883
• − Depreciation: −$1,600
• Taxable income: $3,517
• Est. tax owed @ 24.0%: −$844
• After-tax cash flow: $3,341/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

+37.5% since first listed

6 events — show timeline

• 2026-05-19 Pending — MLSOK
• 2026-05-13 Listed $55,000 MLSOK
• 2011-06-16 Sold (Public Records) $53,500 Public Records
• 2011-06-10 Sold (MLS) $53,500 MLSOK
• 2011-05-06 Listed $54,900 MLSOK
• 1997-09-08 Sold (Public Records) $40,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $803 · +1.0% YoY. Source: county tax records.