3012 N Trosper Dr · Midwest City, OK 73141

$80,000

2 bd · 1.0 ba · 858 sqft · SingleFamily public records · 38 Days on market

Built 1944 0.38 ac lot $93/sqft · 23% below area Est $104k · 23% 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
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Appreciation +6.1/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks MLS

This bungalow sits on a large corner lot with a covered front porch and a big back porch/deck. The outside features a storage building and a detached garage/shop. Both the living room and kitchen are spacious and there is extra storage in the attic. Buyer to verify all information at their own expense including a survey if choosing to determine the exact acreage and/or property lines. Exempt from disclosures/disclaimers. Property needs work. Listing office does not have any information on property condition, title history, or needed repairs. This is an REO property being sold strictly as-is with all faults. No pre-closing repairs will be made by any party for any reason.

Key facts

• Covered front porch
• Great curb appeal
• Outdoor space

Tags

• COVERED FRONT PORCH
• OUTDOOR SPACE
• FUNCTIONAL LAYOUT
• GREAT CURB APPEAL

Property features AI

Finance

• Other: Located in Outpost Estates
• Financial info: Sold as-is; accepted listing terms include Cash and Conventional; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Home design: Single family residence; One story; Existing property
• Construction: Vinyl siding; Composition roof; Conventional foundation
• Exterior features: Covered porch; Corner lot

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: No central heating; Window unit(s) for cooling
• 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 $80k.

Deal economics

• At list price, monthly cash flow is $401 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.3% 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.
• Oklahoma City (urban): math 7% / reading 10% proficiency, ranked #254 of 270 in OK (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Star Spencer Hs (math 5% / reading 5%, grade F, #430 of 447 statewide, top 99%, 378 students, 0% FRL) — zoned schools average 0% FRL vs 82% district-wide (82 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 26 active listings in the ZIP; 11 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

• In year one you build about $2k of equity ($553 loan paydown + $2k appreciation (2.2% local appreciation)).
• Oklahoma County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.2% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $80k implies a 300% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1944 — 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 $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1944 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.43% ✓
• Cap rate: 12.30%
• Cash-on-cash: 21.47%
• DSCR: 1.96
• GRM: 5.8

CMA / ARV

• ARV (median comp): $103,831
• List price: $80,000
• Delta: -18.14%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2805 N Shadynook Way	0.22mi	2/1.0	805 (-6%)	3mo	$117,000	$145	77
2509 N Outpost Dr	0.38mi	2/1.0	912 (+6%)	3mo	$70,000	$77	69
2716 N Trosper Dr	0.18mi	3/1.0 (+1)	944 (+10%)	2mo	$199,000	$211	68
9424 NE 28th St	0.26mi	2/1.0	756 (-12%)	10mo	$80,000	$106	60
2517 N Outpost Dr	0.35mi	2/1.0	784 (-9%)	23mo	$91,000	$116	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.19% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.1%
• Equity multiple: 2.42×
• Total profit: $31,757
• Equity at exit: $32,363

10-year hold

• IRR: 27.5%
• Equity multiple: 4.64×
• Total profit: $81,642
• Equity at exit: $47,233

Cash invested: $22,400 (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 73141

• Home prices YoY: 0.7%
• Active inventory: 26
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,147 high
• Mortgage (P&I): −$420
• Tax from tax record: −$53 /mo · $634/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $401

Break-even live

Break-even rent $640

Max offer price $80,000

Occupancy floor 60%

Sensitivity live

Price	-10% $446	-5% $423	+0% $401	+5% $378	+10% $355
Rent	-10% $310	-5% $355	+0% $401	+5% $446	+10% $491
Rate	-1.0pp $441	-0.5pp $421	base $401	+0.5pp $380	+1.0pp $359

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3508 N Douglas Blvd Unit 13 Spencer, OK	2.0	1.0	650	$655	$1.01	21d	1	0.70mi
1809 Michell Dr Oklahoma City, OK	3.0	1.0	1125	$1,095	$0.97	3d	1	0.84mi
2823 Juvene Cir Spencer, OK	3.0	2.0	1080	$1,800	$1.67	4d	1	0.92mi
1617 N Christine Dr Oklahoma City, OK	2.0	2.0	962	$1,050	$1.09	25d	1	1.00mi
1525 McGregor Dr Oklahoma City, OK	3.0	1.5	1012	$1,275	$1.26	3d	1	1.06mi
9212 Jennifer Pl Oklahoma City, OK	3.0	2.0	960	$1,250	$1.30	45d	1	1.15mi
1400 Marydale Ave Oklahoma City, OK	3.0	1.0	1082	$1,150	$1.06	17d	1	1.29mi
10220 Isaac Dr Oklahoma City, OK	3.0	1.0	1106	$1,250	$1.13	45d	1	1.31mi
1520 Patricia Dr Oklahoma City, OK	3.0	1.0	1040	$1,200	$1.15	45d	1	1.38mi
1168 N Douglas Blvd Oklahoma City, OK	1.0–2.0	1.0	725	$1,020	$1.41	18d	1	1.47mi
1632 N Spencer Rd Oklahoma City, OK	2.0	1.0	772	$895	$1.16	16d	1	1.48mi

Listing history 20 events

1. 2026-06-21
   pricedays on market $80,000 Active 38 DOM
2. 2026-06-18
   days on market $85,000 Active 35 DOM
3. 2026-06-17
   days on market $85,000 Active 34 DOM
4. 2026-06-16
   days on market $85,000 Active 33 DOM
5. 2026-06-15
   days on market $85,000 Active 32 DOM
6. 2026-06-13
   days on market $85,000 Active 30 DOM
7. 2026-06-09
   days on market $85,000 Active 26 DOM
8. 2026-06-08
   days on market $85,000 Active 25 DOM
9. 2026-06-07
   days on market $85,000 Active 24 DOM
10. 2026-06-05
    days on market $85,000 Active 21 DOM
11. 2026-06-03
    days on market $85,000 Active 20 DOM
12. 2026-06-02
    days on market $85,000 Active 19 DOM
13. 2026-06-01
    days on market $85,000 Active 18 DOM
14. 2026-05-31
    days on market $85,000 Active 17 DOM
15. 2026-05-14
    listed $85,000 Active 768-char remark
16. 2019-04-26
    soldstatus $20,000 Sold 679-char remark

    Show marketing remark (679 chars)

    This bungalow sits on a large corner lot with a covered front porch and a big back porch/deck. The outside features a storage building and a detached garage/shop. Both the living room and kitchen are spacious and there is extra storage in the attic. Buyer to verify all information at their own expense including a survey if choosing to determine the exact acreage and/or property lines. Exempt from disclosures/disclaimers. Property needs work. Listing office does not have any information on property condition, title history, or needed repairs. This is an REO property being sold strictly as-is with all faults. No pre-closing repairs will be made by any party for any reason.

17. 2018-10-23
    price $19,900 679-char remark

    Show marketing remark (679 chars)

    This bungalow sits on a large corner lot with a covered front porch and a big back porch/deck. The outside features a storage building and a detached garage/shop. Both the living room and kitchen are spacious and there is extra storage in the attic. Buyer to verify all information at their own expense including a survey if choosing to determine the exact acreage and/or property lines. Exempt from disclosures/disclaimers. Property needs work. Listing office does not have any information on property condition, title history, or needed repairs. This is an REO property being sold strictly as-is with all faults. No pre-closing repairs will be made by any party for any reason.

18. 2018-10-22
    status Pending 679-char remark

    Show marketing remark (679 chars)

    This bungalow sits on a large corner lot with a covered front porch and a big back porch/deck. The outside features a storage building and a detached garage/shop. Both the living room and kitchen are spacious and there is extra storage in the attic. Buyer to verify all information at their own expense including a survey if choosing to determine the exact acreage and/or property lines. Exempt from disclosures/disclaimers. Property needs work. Listing office does not have any information on property condition, title history, or needed repairs. This is an REO property being sold strictly as-is with all faults. No pre-closing repairs will be made by any party for any reason.

19. 2018-09-21
    price $24,900 679-char remark

    Show marketing remark (679 chars)

    This bungalow sits on a large corner lot with a covered front porch and a big back porch/deck. The outside features a storage building and a detached garage/shop. Both the living room and kitchen are spacious and there is extra storage in the attic. Buyer to verify all information at their own expense including a survey if choosing to determine the exact acreage and/or property lines. Exempt from disclosures/disclaimers. Property needs work. Listing office does not have any information on property condition, title history, or needed repairs. This is an REO property being sold strictly as-is with all faults. No pre-closing repairs will be made by any party for any reason.

20. 2018-08-23
    listed $29,900 Active 679-char remark

    Show marketing remark (679 chars)

    This bungalow sits on a large corner lot with a covered front porch and a big back porch/deck. The outside features a storage building and a detached garage/shop. Both the living room and kitchen are spacious and there is extra storage in the attic. Buyer to verify all information at their own expense including a survey if choosing to determine the exact acreage and/or property lines. Exempt from disclosures/disclaimers. Property needs work. Listing office does not have any information on property condition, title history, or needed repairs. This is an REO property being sold strictly as-is with all faults. No pre-closing repairs will be made by any party for any reason.

ⓘ 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: $634 · $53/mo
• Projected year-2 tax: $720 · $60/mo
• Expected delta: +$86/yr (+$7/mo · 13.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 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: $13,769
• − Mortgage interest: −$4,481
• − Property taxes: −$634
• − Insurance: −$400
• − Repairs & maintenance: −$1,101
• − Management: −$1,101
• − Depreciation: −$2,327
• Taxable income: $3,723
• Est. tax owed @ 24.0%: −$894
• After-tax cash flow: $3,915/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: Oklahoma City
• NCES district ID: 4022770
• Math proficiency: 7% ▼ -5.00%
• Reading proficiency: 10% ▼ -6.00%
• Median HH income: $35,606
• Composite: 7.0/100
• National rank: #9970
• State rank: #254 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): 3,562
• Household income: $58,670
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 54.0

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 0.67)
• Race & ethnicity: Black 43% White 35% Hispanic / Latino 15% Two or more races 11%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Iranian 2% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 9%

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: ▲ 2.19%
• Current HPI: 312.8025
• 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

+184.3% since first listed

6 events — show timeline

• 2026-05-14 Listed $85,000 MLSOK
• 2019-04-26 Sold (MLS) $20,000 MLSOK
• 2018-10-23 Price Changed $19,900 MLSOK
• 2018-10-22 Pending — MLSOK
• 2018-09-21 Price Changed $24,900 MLSOK
• 2018-08-23 Listed $29,900 MLSOK

Property tax history

+26.4%/yr

Latest (2025): $634 · +3.4% YoY. Source: county tax records.