414 E Northrup Dr · Midwest City, OK 73110

$70,000

3 bd · 1.0 ba · 1,363 sqft · SingleFamily public records · 18 Days on market

Built 1948 7,427 sqft lot ↓ 3% since listing

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Lots of sf, does not include converted garage. Large kitchen with wood cabinets, hardwood floors in main area of house, huge living room, nice deck off living room. Newer HVAC, new roof - needs a little tlc, but has great potential. Seller in process of cleaning out - excuse mess.

Key facts

• 7,427 sq ft lot
• Built 1948
• Listed 18 days

Property features AI

Finance

• Other: Located in Country Estates addition; Lot size approximately 0.17 acres; Living area reported as 1,363 (assessor); Owner is an associate of the sale; Directions: southwest of 15th and Midwest Blvd
• Financial info: Sold As-Is; eligible for cash or conventional financing; Assumable loans: No
• HOA & community: No mandatory association dues

Exterior

• Home design: Single-family residence; Single-story home; One-level entry
• Construction: Brick and frame construction; Shingle roof; Conventional foundation; Built status: existing
• Exterior features: Interior lot; No exterior feature upgrades listed; Existing property

Interior

• Bedrooms: Three bedrooms
• Bathrooms: Two full bathrooms
• Interior features: Single living area; No fireplace; No dedicated study; Not configured as an in-law plan

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $539 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.5% 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; 36 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 $484 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 $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y 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 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $68,950 (1.5% below list)

Questions for the listing agent

1. Built in 1948 — 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: 1.82% ✓
• Cap rate: 15.53%
• Cash-on-cash: 33.00%
• DSCR: 2.47
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $185,368
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
518 N Marshall Dr	0.33mi	3/2.0	1,394 (+2%)	5mo	$220,000	$158	73
202 E Northrup Dr	0.22mi	3/1.0	1,220 (-10%)	7mo	$169,000	$139	66
536 E Atkinson Dr	0.22mi	3/2.0	1,517 (+11%)	1mo	$195,000	$129	66
102 E Lilac Ln	0.33mi	3/1.5	1,241 (-9%)	7mo	$145,000	$117	62
104 E Northrup St	0.35mi	3/2.0	1,477 (+8%)	5mo	$193,000	$131	61
913 E Lockheed Dr	0.35mi	3/1.0	1,246 (-9%)	10mo	$178,000	$143	61
106 W Lilac Ct	0.37mi	3/2.0	1,443 (+6%)	10mo	$160,000	$111	61
7302 SE 15th St	0.23mi	3/2.0	1,239 (-9%)	11mo	$170,500	$138	61
114 E Northrup Dr	0.30mi	3/2.0	1,216 (-11%)	11mo	$165,000	$136	55
311 W Lilac Ln	0.65mi	4/2.0 (+1)	1,332 (-2%)	5mo	$170,000	$128	53
208 E Lockheed Dr	0.58mi	4/1.0 (+1)	1,304 (-4%)	10mo	$100,000	$77	52
222 E Douglas Dr	0.60mi	4/2.0 (+1)	1,228 (-10%)	11mo	$182,000	$148	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: 28.2%
• Equity multiple: 2.17×
• Total profit: $22,985
• Equity at exit: $10,437

10-year hold

• IRR: 35.6%
• Equity multiple: 4.28×
• Total profit: $64,206
• Equity at exit: $6,052

Cash invested: $19,600 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,274 high
• Mortgage (P&I): −$367
• Tax from tax record: −$71 /mo · $854/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $539

Break-even live

Break-even rent $592

Max offer price $70,000

Occupancy floor 53%

Sensitivity live

Price	-10% $579	-5% $559	+0% $539	+5% $519	+10% $499
Rent	-10% $438	-5% $489	+0% $539	+5% $589	+10% $640
Rate	-1.0pp $574	-0.5pp $557	base $539	+0.5pp $521	+1.0pp $502

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
442 Babb Dr Oklahoma City, OK	2.0	2.0	920	$925	$1.01	5d	1	0.20mi
444 1/2 Babb Dr Oklahoma City, OK	2.0	1.0	920	$895	$0.97	5d	1	0.21mi
124 E Northrup Dr Oklahoma City, OK	4.0	1.0	1085	$1,400	$1.29	24d	1	0.23mi
120 E Northrup Dr Oklahoma City, OK	4.0	2.0	1364	$1,475	$1.08	24d	1	0.25mi
316 E Harmon Dr Oklahoma City, OK	3.0	1.0	1212	$1,395	$1.15	3d	1	0.36mi
110 E Myrtle Dr Oklahoma City, OK	3.0	1.5	1236	$1,300	$1.05	12d	1	0.41mi
616 Lions Park Pl Oklahoma City, OK	2.0	1.0	906	$950	$1.05	3d	1	0.42mi
306 E Grumman Dr Oklahoma City, OK	3.0	1.0	1219	$1,300	$1.07	24d	1	0.43mi
1436 Maple Dr Oklahoma City, OK	4.0	2.0	1409	$1,350	$0.96	16d	1	0.49mi
204 Elm St Oklahoma City, OK	3.0	2.0	1098	$1,250	$1.14	24d	1	0.52mi
210 W Jacobs Dr Oklahoma City, OK	3.0	1.0	1200	$1,200	$1.00	24d	1	0.61mi
317 W Peach St Oklahoma City, OK	2.0	1.0	878	$1,045	$1.19	3d	1	0.64mi
407 E Key Blvd Oklahoma City, OK	4.0	2.0	1200	$1,395	$1.16	24d	1	0.64mi
201 W Fairchild Dr Oklahoma City, OK	3.0	1.0	984	$975	$0.99	3d	1	0.67mi
764 E Rose Dr Oklahoma City, OK	3.0	1.0	920	$1,025	$1.11	3d	1	0.67mi
322 E Kerr Dr Oklahoma City, OK	3.0	1.0	1086	$1,200	$1.10	24d	1	0.70mi
205 N Key Blvd Oklahoma City, OK	2.0	1.0	1047	$995	$0.95	22d	1	0.70mi
2220 S Air Depot Blvd Oklahoma City, OK	3.0	1.0	1020	$1,395	$1.37	24d	1	0.73mi
1111 Jet Dr Oklahoma City, OK	3.0	1.0	1067	$1,095	$1.03	22d	1	0.74mi
1111 Jet Dr Oklahoma City, OK	3.0	1.0	1067	$1,095	$1.03	5d	1	0.74mi
208 W Ercoupe Dr Oklahoma City, OK	3.0	1.0	1125	$1,500	$1.33	24d	1	0.75mi
209 W Douglas Dr Oklahoma City, OK	2.0	1.0	952	$895	$0.94	18d	1	0.77mi
2105 Maple Dr Midwest City, OK	3.0	2.0	1032	$1,295	$1.25	24d	1	0.79mi
221 E Kerr Dr Oklahoma City, OK	3.0	1.5	1339	$1,145	$0.86	5d	1	0.81mi
218 W Douglas Dr Oklahoma City, OK	4.0	2.0	1578	$1,500	$0.95	3d	1	0.82mi
407 W Fairchild Dr Oklahoma City, OK	3.0	1.0	1062	$1,045	$0.98	3d	1	0.86mi
864 E Steed Dr Oklahoma City, OK	3.0	1.0	1200	$1,200	$1.00	3d	1	0.91mi
6608 SE 15th St Oklahoma City, OK	3.0	2.0	1103	$1,425	$1.29	22d	1	0.96mi
641 E Frolich Dr Oklahoma City, OK	3.0	1.5	1032	$975	$0.94	24d	1	0.99mi
423 W Douglas Dr Oklahoma City, OK	3.0	1.0	1014	$1,095	$1.08	22d	1	1.02mi
1933 Rulane Dr Oklahoma City, OK	4.0	1.0	1500	$1,250	$0.83	24d	1	1.12mi
121 Gill Dr Oklahoma City, OK	3.0	1.0	950	$1,150	$1.21	2d	1	1.13mi
721 E Bouse Dr Oklahoma City, OK	3.0	1.0	1002	$1,225	$1.22	3d	1	1.13mi
677 Midtown Pl Midwest City, OK	1.0–2.0	1.0–2.0	770	$1,450	$1.88	2d	1	1.20mi
2904 Treight Creek Ln Midwest City, OK	2.0	2.0	984	$1,495	$1.52	2d	2	1.47mi
327 N Midwest Blvd Unit 205 Midwest City, OK	2.0	1.0	920	$900	$0.98	24d	1	1.48mi

Listing history 14 events

1. 2026-06-18
   days on market $70,000 Active 18 DOM
2. 2026-06-17
   days on market $70,000 Active 17 DOM
3. 2026-06-16
   days on market $70,000 Active 16 DOM
4. 2026-06-16
   status $70,000 Active 15 DOM
5. 2026-06-07
   statusdays on market $70,000 Pending 15 DOM
6. 2026-06-05
   days on market $70,000 Active 14 DOM
7. 2026-06-03
   days on market $70,000 Active 13 DOM
8. 2026-06-02
   days on market $70,000 Active 12 DOM
9. 2026-06-01
   days on market $70,000 Active 11 DOM
10. 2026-05-31
    days on market $70,000 Active 10 DOM
11. 2026-05-18
    listed $70,000 Active
12. 2007-06-07
    soldstatus $71,500
13. 2007-06-01
    soldstatus $72,000 282-char remark

    Show marketing remark (282 chars)

    Lots of sf, does not include converted garage. Large kitchen with wood cabinets, hardwood floors in main area of house, huge living room, nice deck off living room. Newer HVAC, new roof - needs a little tlc, but has great potential. Seller in process of cleaning out - excuse mess.

14. 2007-04-09
    listed $72,000 282-char remark

    Show marketing remark (282 chars)

    Lots of sf, does not include converted garage. Large kitchen with wood cabinets, hardwood floors in main area of house, huge living room, nice deck off living room. Newer HVAC, new roof - needs a little tlc, but has great potential. Seller in process of cleaning out - excuse mess.

ⓘ 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: $854 · $71/mo
• Projected year-2 tax: $854 · $71/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 · 17 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: $15,288
• − Mortgage interest: −$3,921
• − Property taxes: −$854
• − Insurance: −$350
• − Repairs & maintenance: −$1,223
• − Management: −$1,223
• − Depreciation: −$2,036
• Taxable income: $5,680
• Est. tax owed @ 24.0%: −$1,363
• After-tax cash flow: $5,105/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

-2.8% since first listed

4 events — show timeline

• 2026-05-18 Listed $70,000 MLSOK
• 2007-06-07 Sold (Public Records) $71,500 Public Records
• 2007-06-01 Sold (MLS) $72,000 MLSOK
• 2007-04-09 Listed $72,000 MLSOK

Property tax history

+0.3%/yr

Latest (2025): $854 · -2.4% YoY. Source: county tax records.