1604 Cynthia Dr · Midwest City, OK 73130

$144,990

2 bd · 1.0 ba · 860 sqft · SingleFamily public records · 28 Days on market

Built 1966 8,102 sqft lot $169/sqft · 8% above area Est $134k · 8% over ↓ 25% since listing

---

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 +14.2/30.0
• DSCR +4.3/10.0
• Rent growth +3.9/5.0
• ARV discount +3.7/15.0
• Livability +3.6/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Amazing investment opportunity, or starter home. 3 bedrooms, 1 bathroom, nice big yard. Currently tenant occupied on month-to-month lease at $650/mo. Tenant is interested in staying.

Key facts

• Stylish fixtures
• New paint
• Updated flooring

Tags

• NEW PAINT
• UPDATED FLOORING
• STYLISH FIXTURES
• CONVENIENT MIDWEST CITY AREA
• QUICK ACCESS TO TINKER AFB
• MAJOR HIGHWAYS

Property features AI

Finance

• Other: Living area listed as 860 (assessor); Directions: Head S from NE 16th St onto Cynthia Dr. Property is right before you have to turn left, property is on the E side of the st.
• Financial info: Loan qualifying available; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Home design: Single family residence; One story; Residential property; Existing property
• Construction: Brick and frame construction; Shingle roof; Slab foundation; Built on an existing lot
• Exterior features: Covered porch; Interior lot

Interior

• Bedrooms: 3 bedrooms (all on one level)
• 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 $145k.

Deal economics

• At list price, monthly cash flow is $24 ($287/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 $115k (20.5% below list).
• Recommended offer: $115k (20.5% 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.
• 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: Rents rising fast (+5.7%/yr); 160 active listings in the ZIP; 40 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 $1k of loan paydown is wiped out by about $4k 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 28 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $75k; list at $145k implies a 93% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $115,229 (20.5% below list)

Questions for the listing agent

1. Built in 1966 — 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. 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?
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: 0.79% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.71%
• DSCR: 1.03
• GRM: 10.5

CMA / ARV

• ARV (median comp): $133,661
• List price: $144,990
• Delta: 8.48%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1804 N Saint Peter Ave	0.23mi	2/1.0	856 (-0%)	5mo	$22,000	$26	84
1408 N Douglas Blvd	0.20mi	2/1.0	822 (-4%)	1mo	$137,000	$167	83
1417 Mcdonald Dr	0.36mi	3/1.0 (+1)	918 (+7%)	1mo	$134,000	$146	66
8924 NE 17th St	0.29mi	2/1.0	946 (+10%)	11mo	$145,000	$153	61
9336 NE 16th St	0.24mi	2/1.0	808 (-6%)	22mo	$130,000	$161	61
1316 Mcgregor Dr	0.46mi	3/1.0 (+1)	900 (+5%)	20mo	$95,000	$106	50
1521 Mcdonald Dr	0.34mi	3/2.0 (+1)	978 (+14%)	6mo	$149,000	$152	47
1617 N Christine Dr	0.44mi	2/2.0	962 (+12%)	14mo	$98,000	$102	44
8905 NE 12th St	0.35mi	3/1.5 (+1)	956 (+11%)	17mo	$127,000	$133	44
9304 NE 11th St	0.39mi	3/1.0 (+1)	932 (+8%)	24mo	$110,000	$118	43

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 · 5.73% rent growth · sell at horizon

5-year hold

• IRR: -12.5%
• Equity multiple: 0.54×
• Total profit: $-18,772
• Equity at exit: $21,618

10-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-490
• Equity at exit: $12,536

Cash invested: $40,597 (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: 10.5×

Monthly cashflow live

• Estimated rent: $1,152 high
• Mortgage (P&I): −$760
• Tax from tax record: −$66 /mo · $787/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $24

Break-even live

Break-even rent $1,122

Max offer price $144,990

Occupancy floor 93%

Sensitivity live

Price	-10% $106	-5% $65	+0% $24	+5% $-17	+10% $-58
Rent	-10% $-67	-5% $-22	+0% $24	+5% $69	+10% $115
Rate	-1.0pp $97	-0.5pp $61	base $24	+0.5pp $-14	+1.0pp $-52

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: $36,248
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9212 Jennifer Pl Oklahoma City, OK	3.0	2.0	960	$1,250	$1.30	44d	1	0.08mi
1400 Marydale Ave Oklahoma City, OK	3.0	1.0	1082	$1,150	$1.06	16d	1	0.25mi
1168 N Douglas Blvd Oklahoma City, OK	1.0–2.0	1.0	725	$1,020	$1.41	17d	1	0.34mi
1525 McGregor Dr Oklahoma City, OK	3.0	1.5	1012	$1,275	$1.26	2d	1	0.40mi
1617 N Christine Dr Oklahoma City, OK	2.0	2.0	962	$1,050	$1.09	24d	1	0.45mi
1632 N Spencer Rd Oklahoma City, OK	2.0	1.0	772	$895	$1.16	15d	1	0.65mi
8511 Justin Pl Oklahoma City, OK	2.0	1.0	962	$950	$0.99	15d	1	0.71mi
1809 Michell Dr Oklahoma City, OK	3.0	1.0	1125	$1,095	$0.97	3d	1	0.73mi
1020 N Spencer Rd Oklahoma City, OK	2.0	1.0	962	$895	$0.93	24d	1	0.75mi
4033 S Locust Dr Oklahoma City, OK	2.0	1.0	800	$900	$1.12	24d	1	0.75mi
1014 Spencer Rd Oklahoma City, OK	2.0	2.0	800	$1,000	$1.25	44d	1	0.76mi
8910 Oak Valley Dr Oklahoma City, OK	2.0	2.0	935	$1,000	$1.07	21d	1	0.84mi
1008 Willow Brook Dr Oklahoma City, OK	3.0	1.5	1045	$1,125	$1.08	24d	1	0.90mi
801 Royal Ave Oklahoma City, OK	3.0	1.0	951	$1,200	$1.26	17d	1	0.93mi
633 Lotus Ave Oklahoma City, OK	3.0	1.0	1038	$1,300	$1.25	11d	1	0.98mi
801 Meadowridge Dr Oklahoma City, OK	3.0	1.5	1095	$1,095	$1.00	44d	1	1.03mi
3609 Woodside Dr Midwest City, OK	3.0	1.0	858	$995	$1.16	3d	1	1.04mi
3513 Parkwoods Ln Oklahoma City, OK	3.0	1.5	903	$1,150	$1.27	45d	1	1.04mi
2823 Juvene Cir Spencer, OK	3.0	2.0	1080	$1,800	$1.67	3d	1	1.06mi
10220 Isaac Dr Oklahoma City, OK	3.0	1.0	1106	$1,250	$1.13	44d	1	1.11mi
1312 N Midwest Blvd Oklahoma City, OK	3.0	1.5	946	$970	$1.03	3d	1	1.11mi
1401 N Midwest Blvd Midwest City, OK	3.0	2.0	1087	$1,000	$0.92	3d	1	1.23mi
3512 N Holman Ct Oklahoma City, OK	3.0	2.0	1092	$1,275	$1.17	3d	1	1.23mi
1401 N Midwest Blvd Unit 112 Midwest City, OK	2.0	1.0	970	$940	$0.97	4d	1	1.27mi
1401 N Midwest Blvd Unit 167 Midwest City, OK	3.0	2.0	1087	$1,000	$0.92	4d	1	1.27mi
1401 N Midwest Blvd Apt 255 Midwest City, OK	2.0	1.0	970	$940	$0.97	20d	1	1.27mi
1401 N Midwest Blvd Unit 104 Midwest City, OK	1.0	1.0	735	$800	$1.09	11d	1	1.27mi
1401 N Midwest Blvd Midwest City, OK	3.0	2.0	1087	$1,000	$0.92	21d	1	1.28mi
1401 N Midwest Blvd Midwest City, OK	3.0	2.0	1087	$1,000	$0.92	24d	1	1.28mi
1401 N Midwest Blvd Midwest City, OK	1.0–3.0	1.0–2.0	803	$850	$1.06	12d	34	1.28mi
1520 Patricia Dr Oklahoma City, OK	3.0	1.0	1040	$1,200	$1.15	44d	1	1.31mi
3413 Willow Creek Dr Oklahoma City, OK	3.0	1.0	872	$975	$1.12	3d	1	1.35mi
3409 Willow Creek Dr Oklahoma City, OK	3.0	1.0	932	$1,050	$1.13	24d	1	1.35mi
9705 Oak Tree Ter Oklahoma City, OK	3.0	2.0	1100	$1,410	$1.28	11d	1	1.36mi
8801 Saint George Way Oklahoma City, OK	3.0	2.0	1122	$1,175	$1.05	24d	1	1.37mi
8801 Saint George Way Oklahoma City, OK	3.0	2.0	1122	$1,175	$1.05	11d	1	1.37mi
7801 NE 10th St Oklahoma City, OK	1.0–3.0	1.0–2.5	940	$999	$1.06	2d	23	1.38mi
8717 Saint George Way Oklahoma City, OK	2.0	2.0	1075	$1,150	$1.07	24d	1	1.40mi
3508 N Douglas Blvd Unit 13 Spencer, OK	2.0	1.0	650	$655	$1.01	21d	1	1.43mi
8517 E Reno Ave Oklahoma City, OK	1.0–2.0	1.0–2.0	837	$859	$1.03	5d	1	1.49mi

Listing history 4 events

1. 2026-04-29
   listed $144,990 Active 685-char remark
2. 2026-03-10
   soldstatus $75,000 Closed 182-char remark

   Show marketing remark (182 chars)

   Amazing investment opportunity, or starter home. 3 bedrooms, 1 bathroom, nice big yard. Currently tenant occupied on month-to-month lease at $650/mo. Tenant is interested in staying.

3. 2026-01-09
   status Pending 182-char remark

   Show marketing remark (182 chars)

   Amazing investment opportunity, or starter home. 3 bedrooms, 1 bathroom, nice big yard. Currently tenant occupied on month-to-month lease at $650/mo. Tenant is interested in staying.

4. 2025-12-01
   listed $100,000 Active 182-char remark

   Show marketing remark (182 chars)

   Amazing investment opportunity, or starter home. 3 bedrooms, 1 bathroom, nice big yard. Currently tenant occupied on month-to-month lease at $650/mo. Tenant is interested in staying.

ⓘ 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: $787 · $66/mo
• Projected year-2 tax: $1,305 · $109/mo
• Expected delta: +$518/yr (+$43/mo · 65.7%)

ⓘ 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 5/10 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: $13,827
• − Mortgage interest: −$8,122
• − Property taxes: −$787
• − Insurance: −$725
• − Repairs & maintenance: −$1,106
• − Management: −$1,106
• − Depreciation: −$4,218
• Taxable loss: −$2,237
• Est. tax savings @ 24.0%: +$537
• After-tax cash flow: $824/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): 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

-25.0% since first listed

6 events — show timeline

• 2026-05-29 Sold (Public Records) $75,000 Public Records
• 2026-05-27 Pending — MLSOK
• 2026-04-29 Listed $144,990 MLSOK
• 2026-03-10 Sold (MLS) $75,000 MLSOK
• 2026-01-09 Pending — MLSOK
• 2025-12-01 Listed $100,000 MLSOK

Property tax history

+2.1%/yr

Latest (2025): $787 · +3.4% YoY. Source: county tax records.