8319 NE 10th St · Midwest City, OK 73110

$99,990

2 bd · 1.0 ba · 825 sqft · SingleFamily public records · 160 Days on market

Built 1950 0.35 ac lot $121/sqft · 12% above area Est $134k · 25% under ↓ 9% since listing

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Why this score? — see what drove the C+ 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 +22.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +5.4/10.0
• Livability +3.6/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

** Property to be sold as is ** Newly vacated rental for sale. Fenced property on NE 10th street, some updates but ready for your special touches. land goes beyond the fence. Was previously rented for 1200 per month. Could easily be listed back for rent with top rental amounts

Key facts

• Fenced property
• 0.35 acre lot
• Built 1950

Tags

• FENCED PROPERTY
• LAND GOES BEYOND THE FENCE

🏷️ Possibly a rental listed for sale. The $99,990 price doesn't fit this home's estimated sale value (~$133,746) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $175 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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+, schools D, employment D.
• 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.
• Market conditions: Rents rising (+3.0%/yr); 171 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $692 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 160 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts 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 1950 — 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 $87,991 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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.
8. 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.
9. 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: 1.04% ✓
• Cap rate: 8.40%
• Cash-on-cash: 7.51%
• DSCR: 1.33
• GRM: 8.0

CMA / ARV

• ARV (median comp): $133,746
• List price: $99,990
• Delta: -25.24%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1125 Jasmine Ln	0.24mi	3/1.0 (+1)	858 (+4%)	1mo	$120,000	$140	76
1100 Sycamore Dr	0.39mi	3/1.0 (+1)	858 (+4%)	0mo	$70,000	$82	70
1408 N Douglas Blvd	0.68mi	2/1.0	822 (-0%)	1mo	$137,000	$167	67
1029 Hickory Ln	0.43mi	3/1.0 (+1)	858 (+4%)	1mo	$110,000	$128	67
3508 N Holman Ct	0.41mi	3/1.0 (+1)	858 (+4%)	3mo	$127,000	$148	67
1000 N Locust Ln	0.19mi	3/1.0 (+1)	916 (+11%)	2mo	$126,000	$138	66
4312 Bonaparte Blvd	0.23mi	3/2.0 (+1)	876 (+6%)	6mo	$142,500	$163	65
1116 Hickory Ln	0.45mi	3/1.0 (+1)	882 (+7%)	1mo	$70,000	$79	62
3304 Woodside Dr	0.50mi	3/1.0 (+1)	858 (+4%)	6mo	$110,000	$128	60
3905 Parkwoods Ln	0.21mi	3/1.5 (+1)	942 (+14%)	1mo	$90,000	$96	59
1024 Locust Dr	0.19mi	3/2.0 (+1)	932 (+13%)	3mo	$155,000	$166	58
1312 Hickory Ln	0.47mi	3/1.0 (+1)	902 (+9%)	2mo	$153,000	$170	56

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: -4.8%
• Equity multiple: 0.82×
• Total profit: $-5,064
• Equity at exit: $14,909

10-year hold

• IRR: 4.8%
• Equity multiple: 1.35×
• Total profit: $9,870
• Equity at exit: $8,645

Cash invested: $27,997 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,040 high
• Mortgage (P&I): −$524
• Tax from tax record: −$80 /mo · $961/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $175

Break-even live

Break-even rent $818

Max offer price $99,990

Occupancy floor 78%

Sensitivity live

Price	-10% $232	-5% $204	+0% $175	+5% $147	+10% $119
Rent	-10% $93	-5% $134	+0% $175	+5% $216	+10% $257
Rate	-1.0pp $226	-0.5pp $201	base $175	+0.5pp $149	+1.0pp $123

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: $24,998
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1014 Spencer Rd Oklahoma City, OK	2.0	2.0	800	$1,000	$1.25	44d	1	0.09mi
1020 N Spencer Rd Oklahoma City, OK	2.0	1.0	962	$895	$0.93	24d	1	0.09mi
8511 Justin Pl Oklahoma City, OK	2.0	1.0	962	$950	$0.99	15d	1	0.13mi
4033 S Locust Dr Oklahoma City, OK	2.0	1.0	800	$900	$1.12	24d	1	0.15mi
1008 Willow Brook Dr Oklahoma City, OK	3.0	1.5	1045	$1,125	$1.08	24d	1	0.17mi
3609 Woodside Dr Midwest City, OK	3.0	1.0	858	$995	$1.16	3d	1	0.35mi
3513 Parkwoods Ln Oklahoma City, OK	3.0	1.5	903	$1,150	$1.27	45d	1	0.41mi
801 Meadowridge Dr Oklahoma City, OK	3.0	1.5	1095	$1,095	$1.00	44d	1	0.41mi
3512 N Holman Ct Oklahoma City, OK	3.0	2.0	1092	$1,275	$1.17	3d	1	0.42mi
1632 N Spencer Rd Oklahoma City, OK	2.0	1.0	772	$895	$1.16	15d	1	0.47mi
1312 N Midwest Blvd Oklahoma City, OK	3.0	1.5	946	$970	$1.03	3d	1	0.49mi
3413 Willow Creek Dr Oklahoma City, OK	3.0	1.0	872	$975	$1.12	3d	1	0.53mi
3409 Willow Creek Dr Oklahoma City, OK	3.0	1.0	932	$1,050	$1.13	24d	1	0.54mi
7801 NE 10th St Oklahoma City, OK	1.0–3.0	1.0–2.5	940	$999	$1.06	2d	23	0.60mi
1401 N Midwest Blvd Midwest City, OK	3.0	2.0	1087	$1,000	$0.92	3d	1	0.61mi
1401 N Midwest Blvd Unit 104 Midwest City, OK	1.0	1.0	735	$800	$1.09	11d	1	0.64mi
1401 N Midwest Blvd Unit 112 Midwest City, OK	2.0	1.0	970	$940	$0.97	4d	1	0.64mi
1401 N Midwest Blvd Unit 167 Midwest City, OK	3.0	2.0	1087	$1,000	$0.92	4d	1	0.64mi
1401 N Midwest Blvd Apt 255 Midwest City, OK	2.0	1.0	970	$940	$0.97	20d	1	0.64mi
8910 Oak Valley Dr Oklahoma City, OK	2.0	2.0	935	$1,000	$1.07	21d	1	0.64mi
1168 N Douglas Blvd Oklahoma City, OK	1.0–2.0	1.0	725	$1,020	$1.41	17d	1	0.64mi
1401 N Midwest Blvd Midwest City, OK	1.0–3.0	1.0–2.0	803	$850	$1.06	12d	34	0.65mi
1401 N Midwest Blvd Midwest City, OK	3.0	2.0	1087	$1,000	$0.92	24d	1	0.65mi
1401 N Midwest Blvd Midwest City, OK	3.0	2.0	1087	$1,000	$0.92	21d	1	0.65mi
327 N Midwest Blvd Unit 205 Midwest City, OK	2.0	1.0	920	$900	$0.98	24d	1	0.88mi
9212 Jennifer Pl Oklahoma City, OK	3.0	2.0	960	$1,250	$1.30	44d	1	0.88mi
1400 Marydale Ave Oklahoma City, OK	3.0	1.0	1082	$1,150	$1.06	16d	1	0.89mi
8517 E Reno Ave Oklahoma City, OK	1.0–2.0	1.0–2.0	837	$859	$1.03	5d	1	0.94mi
8717 Saint George Way Oklahoma City, OK	2.0	2.0	1075	$1,150	$1.07	24d	1	0.96mi
8801 Saint George Way Oklahoma City, OK	3.0	2.0	1122	$1,175	$1.05	11d	1	1.00mi
8801 Saint George Way Oklahoma City, OK	3.0	2.0	1122	$1,175	$1.05	24d	1	1.00mi
208 W Shadywood Dr Oklahoma City, OK	3.0	1.0	891	$1,099	$1.23	24d	1	1.00mi
8032 E Reno Ave Oklahoma City, OK	1.0–2.0	1.0	770	$850	$1.10	3d	3	1.15mi
1525 McGregor Dr Oklahoma City, OK	3.0	1.5	1012	$1,275	$1.26	2d	1	1.20mi
721 E Bouse Dr Oklahoma City, OK	3.0	1.0	1002	$1,225	$1.22	3d	1	1.21mi
1617 N Christine Dr Oklahoma City, OK	2.0	2.0	962	$1,050	$1.09	24d	1	1.26mi
641 E Frolich Dr Oklahoma City, OK	3.0	1.5	1032	$975	$0.94	24d	1	1.35mi
1250 N Air Depot Blvd Midwest City, OK	1.0–2.0	1.0–2.0	692	$909	$1.31	5d	1	1.38mi
2823 Juvene Cir Spencer, OK	3.0	2.0	1080	$1,800	$1.67	3d	1	1.39mi
121 Gill Dr Oklahoma City, OK	3.0	1.0	950	$1,150	$1.21	2d	1	1.40mi

Listing history 25 events

1. 2026-06-18
   days on market $99,990 Active 160 DOM
2. 2026-06-17
   days on market $99,990 Active 159 DOM
3. 2026-06-16
   days on market $99,990 Active 158 DOM
4. 2026-06-15
   days on market $99,990 Active 157 DOM
5. 2026-06-13
   days on market $99,990 Active 155 DOM
6. 2026-06-09
   days on market $99,990 Active 151 DOM
7. 2026-06-08
   days on market $99,990 Active 150 DOM
8. 2026-06-07
   days on market $99,990 Active 149 DOM
9. 2026-06-05
   days on market $99,990 Active 146 DOM
10. 2026-06-03
    days on market $99,990 Active 145 DOM
11. 2026-06-02
    days on market $99,990 Active 144 DOM
12. 2026-06-01
    days on market $99,990 Active 143 DOM
13. 2026-05-31
    days on market $99,990 Active 142 DOM
14. 2026-03-05
    status Active 279-char remark

    Show marketing remark (279 chars)

    ** Property to be sold as is ** Newly vacated rental for sale. Fenced property on NE 10th street, some updates but ready for your special touches. land goes beyond the fence. Was previously rented for 1200 per month. Could easily be listed back for rent with top rental amounts

15. 2026-02-26
    status Pending 279-char remark

    Show marketing remark (279 chars)

    ** Property to be sold as is ** Newly vacated rental for sale. Fenced property on NE 10th street, some updates but ready for your special touches. land goes beyond the fence. Was previously rented for 1200 per month. Could easily be listed back for rent with top rental amounts

16. 2026-02-20
    status Active 279-char remark

    Show marketing remark (279 chars)

    ** Property to be sold as is ** Newly vacated rental for sale. Fenced property on NE 10th street, some updates but ready for your special touches. land goes beyond the fence. Was previously rented for 1200 per month. Could easily be listed back for rent with top rental amounts

17. 2026-02-16
    status Pending 279-char remark

    Show marketing remark (279 chars)

    ** Property to be sold as is ** Newly vacated rental for sale. Fenced property on NE 10th street, some updates but ready for your special touches. land goes beyond the fence. Was previously rented for 1200 per month. Could easily be listed back for rent with top rental amounts

18. 2025-12-30
    listed $99,990 Active 279-char remark

    Show marketing remark (279 chars)

    ** Property to be sold as is ** Newly vacated rental for sale. Fenced property on NE 10th street, some updates but ready for your special touches. land goes beyond the fence. Was previously rented for 1200 per month. Could easily be listed back for rent with top rental amounts

19. 2025-12-16
    historical
20. 2025-11-13
    price $100,000
21. 2025-10-24
    price $385,000
22. 2025-09-29
    status Active
23. 2025-07-22
    status Pending
24. 2025-07-16
    price $400,000
25. 2025-04-29
    listed $110,000 Active

ⓘ 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: $961 · $80/mo
• Projected year-2 tax: $961 · $80/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 3/10 Moderate
• 🌡 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,476
• − Mortgage interest: −$5,601
• − Property taxes: −$961
• − Insurance: −$500
• − Repairs & maintenance: −$998
• − Management: −$998
• − Depreciation: −$2,909
• Taxable income: $509
• Est. tax owed @ 24.0%: −$122
• After-tax cash flow: $1,981/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): 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

-9.1% since first listed

12 events — show timeline

• 2026-03-05 Relisted — MLSOK
• 2026-02-26 Pending — MLSOK
• 2026-02-20 Relisted — MLSOK
• 2026-02-16 Pending — MLSOK
• 2025-12-30 Listed $99,990 MLSOK
• 2025-12-16 Listing Removed — MLSOK
• 2025-11-13 Price Changed $100,000 MLSOK
• 2025-10-24 Price Changed $385,000 MLSOK
• 2025-09-29 Relisted — MLSOK
• 2025-07-22 Pending — MLSOK
• 2025-07-16 Price Changed $400,000 MLSOK
• 2025-04-29 Listed $110,000 MLSOK

Property tax history

+8.6%/yr

Latest (2025): $961 · +3.4% YoY. Source: county tax records.