1328 Givens Dr · Midwest City, OK 73110

$105,000

2 bd · 1.0 ba · 732 sqft · SingleFamily public records · 81 Days on market

Built 1948 9,714 sqft lot Est $102k · at est.

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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 +15.9/30.0
• ARV discount +6.4/15.0
• DSCR +4.9/10.0
• 1% rule +3.6/10.0
• 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

Great opportunity in Midwest City. This home offers a functional layout and is situated on a generously sized lot, providing space for outdoor use or future improvements. Conveniently located near Tinker Air Force Base, shopping, dining, and major highways. Property to be sold as-is.

Key facts

• Near dining
• Near shopping
• Generously sized lot

Tags

• GENEROUSLY SIZED LOT
• NEAR TINKER AIR FORCE BASE
• NEAR SHOPPING
• NEAR DINING
• NEAR MAJOR HIGHWAYS

Property features AI

Finance

• Other: Leased/occupied; Homestead not indicated; Located in COUNTRY ESTATES 2ND addition
• Financial info: Sold/Listed as-is
• HOA & community: No mandatory association dues

Exterior

• Home design: Single family residence; One-level home; Property faces west; Existing property
• Construction: Frame construction with vinyl siding; Composition roof; Slab foundation; Built (existing)
• Exterior features: Chain link fence; Interior lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Interior features: One living area; No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $49 ($594/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 $91k (13.5% below list).
• Recommended offer: $91k (13.5% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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; 13 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 $726 of loan paydown is wiped out by about $3k 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 81 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $22k; list at $105k implies a 377% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — 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 $90,799 (13.5% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.86% ✗
• Cap rate: 6.86%
• Cash-on-cash: 2.02%
• DSCR: 1.09
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $102,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7212 SE 15th St	0.56mi	2/1.0	735 (+0%)	2mo	$103,000	$140	72
544 E Northrup Dr	0.13mi	2/1.0	835 (+14%)	5mo	$142,000	$170	67
228 Elm St	0.53mi	2/1.0	696 (-5%)	1mo	$65,000	$93	66
422 Monroney Dr	0.59mi	3/1.0 (+1)	720 (-2%)	1mo	$129,000	$179	64
7235 SE 15th St	0.46mi	2/1.0	696 (-5%)	10mo	$110,000	$158	62
2109 Stevens Dr	0.73mi	2/1.0	736 (+0%)	7mo	$106,000	$144	59
7111 SE 15th St	0.68mi	2/1.0	756 (+3%)	5mo	$100,000	$132	58
417 Russell Dr	0.30mi	3/1.0 (+1)	651 (-11%)	12mo	$134,900	$207	53
413 N Marshall Dr	0.66mi	2/1.0	796 (+9%)	2mo	$80,000	$101	53
403 E Key Blvd	0.55mi	2/1.0	795 (+9%)	9mo	$78,000	$98	52
504 E Rickenbacker Dr	0.73mi	2/1.0	769 (+5%)	7mo	$75,000	$98	52
507 N Key Blvd	0.56mi	2/1.0	837 (+14%)	1mo	$80,000	$96	49

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: -13.1%
• Equity multiple: 0.53×
• Total profit: $-13,893
• Equity at exit: $15,656

10-year hold

• IRR: -4.2%
• Equity multiple: 0.72×
• Total profit: $-8,164
• Equity at exit: $9,078

Cash invested: $29,400 (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: 9.6×

Monthly cashflow live

• Estimated rent: $908 high
• Mortgage (P&I): −$551
• Tax from tax record: −$73 /mo · $881/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$191
• Net cashflow: $49

Break-even live

Break-even rent $845

Max offer price $105,000

Occupancy floor 90%

Sensitivity live

Price	-10% $109	-5% $79	+0% $49	+5% $20	+10% $-10
Rent	-10% $-22	-5% $14	+0% $49	+5% $85	+10% $121
Rate	-1.0pp $102	-0.5pp $76	base $49	+0.5pp $22	+1.0pp $-5

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
901 N Key Blvd Oklahoma City, OK	1.0	1.0	620	$600	$0.97	16d	1	0.35mi
417 Babb Dr Midwest City, OK	1.0	1.0	640	$700	$1.09	13d	1	0.41mi
705 N key Blvd Midwest City, OK	1.0	1.0	700	$795	$1.14	25d	1	0.44mi
810 N Marshall Dr Midwest City, OK	1.0	1.0	686	$875	$1.28	22d	1	0.46mi
305 Babb Dr Oklahoma City, OK	1.0	1.0	625	$825	$1.32	6d	1	0.49mi
538 E Indian Dr Oklahoma City, OK	2.0	1.0	739	$920	$1.24	23d	1	0.49mi
2212 Felix Pl Midwest City, OK	1.0	1.0	650	$645	$0.99	25d	1	0.83mi
313 W Peach St Oklahoma City, OK	2.0	1.0	724	$975	$1.35	19d	1	0.91mi
314 W Peach St Midwest City, OK	2.0	1.0	736	$950	$1.29	25d	1	0.91mi
677 Midtown Pl Midwest City, OK	1.0–2.0	1.0–2.0	770	$1,450	$1.88	3d	1	0.94mi
8032 E Reno Ave Oklahoma City, OK	1.0–2.0	1.0	770	$850	$1.10	4d	3	0.97mi
9300 Orchard Blvd Oklahoma City, OK	1.0	1.0	674	$859	$1.27	25d	1	1.24mi
8517 E Reno Ave Oklahoma City, OK	1.0–2.0	1.0–2.0	837	$859	$1.03	6d	1	1.26mi

Listing history 19 events

1. 2026-06-21
   days on market $105,000 Active 81 DOM
2. 2026-06-18
   days on market $105,000 Active 78 DOM
3. 2026-06-17
   days on market $105,000 Active 77 DOM
4. 2026-06-16
   days on market $105,000 Active 76 DOM
5. 2026-06-15
   days on market $105,000 Active 75 DOM
6. 2026-06-13
   days on market $105,000 Active 73 DOM
7. 2026-06-13
   days on market $105,000 Active 72 DOM
8. 2026-06-09
   days on market $105,000 Active 69 DOM
9. 2026-06-08
   days on market $105,000 Active 68 DOM
10. 2026-06-07
    days on market $105,000 Active 67 DOM
11. 2026-06-05
    days on market $105,000 Active 64 DOM
12. 2026-06-03
    days on market $105,000 Active 63 DOM
13. 2026-06-02
    days on market $105,000 Active 62 DOM
14. 2026-06-01
    days on market $105,000 Active 61 DOM
15. 2026-05-31
    days on market $105,000 Active 60 DOM
16. 2026-04-02
    price $105,000
17. 2026-04-01
    listed $95,000 Active
18. 1989-12-29
    soldstatus $22,000
19. 1986-11-01
    soldstatus $33,000

ⓘ 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: $881 · $73/mo
• Projected year-2 tax: $945 · $79/mo
• Expected delta: +$64/yr (+$5/mo · 7.2%)

ⓘ 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: $10,896
• − Mortgage interest: −$5,882
• − Property taxes: −$881
• − Insurance: −$525
• − Repairs & maintenance: −$872
• − Management: −$872
• − Depreciation: −$3,055
• Taxable loss: −$1,190
• Est. tax savings @ 24.0%: +$286
• After-tax cash flow: $880/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

+218.2% since first listed

4 events — show timeline

• 2026-04-02 Price Changed $105,000 MLSOK
• 2026-04-01 Listed $95,000 MLSOK
• 1989-12-29 Sold (Public Records) $22,000 Public Records
• 1986-11-01 Sold (Public Records) $33,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $881 · +2.5% YoY. Source: county tax records.