10303 Saint Patrick Dr · Midwest City, OK 73130

$169,900

2 bd · 1.0 ba · 624 sqft · SingleFamily public records · 87 Days on market

Built 1953 0.30 ac lot

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Why this score? — see what drove the F 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 +7.9/30.0
• ARV discount +7.5/15.0
• Rent growth +3.9/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• 1% rule +1.5/10.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

The main home features 2 bedrooms and 1 bathroom with a simple, functional layout designed for everyday living. Tucked behind the main house, you’ll find separate additional living quarters offering another 2 bedrooms and 1 bathroom—perfect for multigenerational living, guest space, a private home office, hobby setup. Whether you're looking for extra flexibility, space for family, or a property with built-in versatility, this setup delivers options that are hard to find on a single lot. Sitting on a spacious . 3-acre lot with mature trees, the property feels established and inviting, with room to enjoy the outdoors and make it your own. There’s space to spread out, enterta

Key facts

• Outdoor space
• Mature trees
• 0.3 acre lot

Tags

• SEPARATE ACCESSORY UNIT
• IN-GROUND STORM SHELTER
• MATURE TREES
• OUTDOOR SPACE

Property features AI

Finance

• Other: Homestead exempt; Interior lot; Pointon City Add legal addition
• Financial info: Loan financing allowed; Assumable: No
• HOA & community: No mandatory association dues

Exterior

• Parking: Gravel parking
• Utilities: Public utilities; High-speed internet
• Home design: Single family residence; One-level; Faces south; Residential property
• Construction: Frame construction with vinyl siding; Shingle roof; Double-pane windows; Conventional foundation
• Exterior features: Guest quarters; Storage; Chain link fencing; Below-ground outdoor storm shelter

Interior

• Kitchen: Free-standing electric range/oven; Disposal
• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: Ceiling fans; Disposal; Water heater; Smoke alarm
• Laundry & utility: Water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-183 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $138k (19.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $111k (34.7% below list).
• Recommended offer: $111k (34.7% below list) — sets the bar for 1% rule.

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: Soldier Creek Es (math 17% / reading 20%, grade F, #530 of 845 statewide, top 63%, 910 students, 0% FRL); Carl Albert Hs (math 16% / reading 33%, grade F, #150 of 447 statewide, top 48%, 1,115 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 fast (+5.7%/yr); 160 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $5k 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 87 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $52k; list at $170k implies a 227% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — 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 $110,869 (34.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.65% ✗
• Cap rate: 5.00%
• Cash-on-cash: -4.62%
• DSCR: 0.79
• GRM: 12.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.73% rent growth · sell at horizon

5-year hold

• IRR: -21.5%
• Equity multiple: 0.24×
• Total profit: $-36,115
• Equity at exit: $25,333

10-year hold

• IRR: -10.4%
• Equity multiple: 0.30×
• Total profit: $-33,102
• Equity at exit: $14,690

Cash invested: $47,572 (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 73130

• Home prices YoY: -21.0%
• Rents YoY: 5.7%
• Active inventory: 160
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $1,109 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$97 /mo · $1,166/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $-183

Break-even live

Break-even rent $1,340

Max offer price $137,565

Occupancy floor —

Sensitivity live

Price	-10% $-87	-5% $-135	+0% $-183	+5% $-231	+10% $-279
Rent	-10% $-271	-5% $-227	+0% $-183	+5% $-139	+10% $-95
Rate	-1.0pp $-97	-0.5pp $-140	base $-183	+0.5pp $-227	+1.0pp $-272

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9619 SE 4th St Oklahoma City, OK	2.0	1.0	640	$880	$1.38	24d	1	0.70mi

Listing history 14 events

1. 2026-06-02
   status $169,900 Pending 87 DOM
2. 2026-06-01
   days on market $169,900 Active 87 DOM
3. 2026-05-31
   days on market $169,900 Active 86 DOM
4. 2026-05-15
   status Active
5. 2026-04-29
   status Pending
6. 2026-04-17
   price $169,900
7. 2026-03-26
   price $179,900
8. 2026-02-18
   listed $189,900 Active
9. 2020-04-17
   soldstatus $52,000
10. 2020-03-03
    soldstatus $40,000
11. 2015-05-11
    historical
12. 2015-04-02
    listed $78,000 Active
13. 2005-02-11
    soldstatus $32,000
14. 1986-08-01
    soldstatus $37,500

ⓘ 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: $1,166 · $97/mo
• Projected year-2 tax: $1,529 · $127/mo
• Expected delta: +$363/yr (+$30/mo · 31.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $13,304
• − Mortgage interest: −$9,517
• − Property taxes: −$1,166
• − Insurance: −$850
• − Repairs & maintenance: −$1,064
• − Management: −$1,064
• − Depreciation: −$4,943
• Taxable loss: −$5,299
• Est. tax savings @ 24.0%: +$1,272
• After-tax cash flow: $-925/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): 21,476
• Household income: $71,189
• Rent vs Own: 23.7% rent · 76.3% own
• Severe rent burden: 378.0

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 0.60)
• Race & ethnicity: White 60% Black 18% Two or more races 14% Hispanic / Latino 7% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% Tagalog/Filipino 1%

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: ▼ -65.22%
• Current HPI: 245.8385
• Rent YoY: ▲ 5.73%
• 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

+353.1% since first listed

11 events — show timeline

• 2026-05-15 Relisted — MLSOK
• 2026-04-29 Pending — MLSOK
• 2026-04-17 Price Changed $169,900 MLSOK
• 2026-03-26 Price Changed $179,900 MLSOK
• 2026-02-18 Listed $189,900 MLSOK
• 2020-04-17 Sold (Public Records) $52,000 Public Records
• 2020-03-03 Sold (Public Records) $40,000 Public Records
• 2015-05-11 Listing Removed — MLSOK
• 2015-04-02 Listed $78,000 MLSOK
• 2005-02-11 Sold (Public Records) $32,000 Public Records
• 1986-08-01 Sold (Public Records) $37,500 Public Records

Property tax history

+6.9%/yr

Latest (2025): $1,166 · +2.5% YoY. Source: county tax records.