9704 E Reno Ave · Midwest City, OK 73130

$126,500

2 bd · 1.0 ba · 782 sqft · SingleFamily public records · 28 Days on market

Built 1956 0.60 ac lot Est $91k · 39% over

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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 +18.6/30.0
• DSCR +5.9/10.0
• 1% rule +4.3/10.0
• Rent growth +3.9/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brick home with newer, dual pane windows. Attached 1 car garage. Tenant occupied. Central heat & air conditioning. Stove, vent hood, garbage disposal.Located on .60 acres on Reno Avenue! House next door, also on .60 acres is also offered for sale. Potential for commercial!

Key facts

• Near dining
• Near shopping
• Large yard

Tags

• LARGE YARD
• NEAR TINKER AIR FORCE BASE
• NEAR SHOPPING
• NEAR DINING
• NEAR MAJOR HIGHWAYS

Property features AI

Finance

• Other: Property is not homesteaded; Directions: From Douglas Blvd, turn east on Reno Ave. Property is on the right in 0.7 miles.
• Financial info: Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Utilities: Living area per assessor: 1,058
• Home design: Single family residence; One level; Residential property
• Construction: Brick construction; Composition roof; Slab foundation; Built (existing)
• Exterior features: Covered porch; Outbuildings; Lot described as Other

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating
• Interior features: One living area; No fireplace; Existing property

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $126k.

Deal economics

• At list price, monthly cash flow is $124 ($1k/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 $117k (7.3% below list).
• Recommended offer: $117k (7.3% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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.
• 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; 20 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 $875 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 ($125k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago 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 1956 — 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 $117,255 (7.3% below list)

Questions for the listing agent

1. Built in 1956 — 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: 0.93% ✗
• Cap rate: 7.47%
• Cash-on-cash: 4.19%
• DSCR: 1.19
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $90,712
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9626 SE 4th St	0.18mi	2/1.0	720 (-8%)	8mo	$60,000	$83	72
9620 SE 4th St	0.19mi	2/1.0	872 (+12%)	6mo	$141,000	$162	67
609 N Post Rd	0.70mi	2/1.0	782 (0%)	7mo	$91,000	$116	61

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: -7.0%
• Equity multiple: 0.74×
• Total profit: $-9,341
• Equity at exit: $18,862

10-year hold

• IRR: 5.6%
• Equity multiple: 1.46×
• Total profit: $16,258
• Equity at exit: $10,937

Cash invested: $35,420 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,173 high
• Mortgage (P&I): −$663
• Tax from tax record: −$87 /mo · $1,039/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $124

Break-even live

Break-even rent $1,016

Max offer price $126,500

Occupancy floor 84%

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: $31,625
• Closing costs: $3,795
• Reserves months: —
• Total cash needed: —

Rent comps 20 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	23d	1	0.20mi
9705 Oak Tree Ter Oklahoma City, OK	3.0	2.0	1100	$1,410	$1.28	10d	1	0.25mi
633 Lotus Ave Oklahoma City, OK	3.0	1.0	1038	$1,300	$1.25	10d	1	0.70mi
801 Royal Ave Oklahoma City, OK	3.0	1.0	951	$1,200	$1.26	17d	1	0.86mi
8801 Saint George Way Oklahoma City, OK	3.0	2.0	1122	$1,175	$1.05	23d	1	0.90mi
8801 Saint George Way Oklahoma City, OK	3.0	2.0	1122	$1,175	$1.05	10d	1	0.90mi
8910 Oak Valley Dr Oklahoma City, OK	2.0	2.0	935	$1,000	$1.07	20d	1	1.02mi
8717 Saint George Way Oklahoma City, OK	2.0	2.0	1075	$1,150	$1.07	23d	1	1.02mi
9225 Stonegate Oklahoma City, OK	2.0	1.0	870	$1,025	$1.18	2d	1	1.12mi
8517 E Reno Ave Oklahoma City, OK	1.0–2.0	1.0–2.0	837	$859	$1.03	4d	1	1.20mi
1168 N Douglas Blvd Oklahoma City, OK	1.0–2.0	1.0	725	$1,020	$1.41	17d	1	1.30mi
1400 Marydale Ave Oklahoma City, OK	3.0	1.0	1082	$1,150	$1.06	16d	1	1.31mi
3513 Parkwoods Ln Oklahoma City, OK	3.0	1.5	903	$1,150	$1.27	44d	1	1.37mi
9409 Rhythm Rd Oklahoma City, OK	3.0	1.5	1087	$1,250	$1.15	21d	1	1.43mi
1525 McGregor Dr Oklahoma City, OK	3.0	1.5	1012	$1,275	$1.26	2d	1	1.43mi
3609 Woodside Dr Midwest City, OK	3.0	1.0	858	$995	$1.16	2d	1	1.44mi
10220 Isaac Dr Oklahoma City, OK	3.0	1.0	1106	$1,250	$1.13	43d	1	1.45mi
677 Midtown Pl Midwest City, OK	1.0–2.0	1.0–2.0	770	$1,450	$1.88	1d	1	1.46mi
9212 Jennifer Pl Oklahoma City, OK	3.0	2.0	960	$1,250	$1.30	43d	1	1.48mi
1617 N Christine Dr Oklahoma City, OK	2.0	2.0	962	$1,050	$1.09	23d	1	1.48mi

Listing history 24 events

1. 2026-06-18
   days on market $126,500 Active 28 DOM
2. 2026-06-17
   days on market $126,500 Active 27 DOM
3. 2026-06-16
   days on market $126,500 Active 26 DOM
4. 2026-06-15
   days on market $126,500 Active 25 DOM
5. 2026-06-13
   days on market $126,500 Active 23 DOM
6. 2026-06-13
   days on market $126,500 Active 22 DOM
7. 2026-06-09
   days on market $126,500 Active 19 DOM
8. 2026-06-08
   days on market $126,500 Active 18 DOM
9. 2026-06-07
   days on market $126,500 Active 17 DOM
10. 2026-06-05
    days on market $126,500 Active 14 DOM
11. 2026-06-03
    days on market $126,500 Active 13 DOM
12. 2026-06-02
    days on market $126,500 Active 12 DOM
13. 2026-06-01
    days on market $126,500 Active 11 DOM
14. 2026-05-31
    days on market $126,500 Active 10 DOM
15. 2026-05-21
    listed $126,500 Active
16. 2026-02-26
    historical
17. 2026-02-05
    price $124,900
18. 2026-01-22
    price $127,500
19. 2025-11-26
    listed $129,500 Active
20. 2020-10-06
    soldstatus $150,000
21. 2020-09-30
    soldstatus $90,000 Sold 280-char remark

    Show marketing remark (280 chars)

    Brick home with newer, dual pane windows. Attached 1 car garage. Tenant occupied. Central heat & air conditioning. Stove, vent hood, garbage disposal.Located on .60 acres on Reno Avenue! House next door, also on .60 acres is also offered for sale. Potential for commercial!

22. 2020-08-08
    status Pending 280-char remark

    Show marketing remark (280 chars)

    Brick home with newer, dual pane windows. Attached 1 car garage. Tenant occupied. Central heat & air conditioning. Stove, vent hood, garbage disposal.Located on .60 acres on Reno Avenue! House next door, also on .60 acres is also offered for sale. Potential for commercial!

23. 2020-08-06
    listed $95,000 Active 280-char remark

    Show marketing remark (280 chars)

    Brick home with newer, dual pane windows. Attached 1 car garage. Tenant occupied. Central heat & air conditioning. Stove, vent hood, garbage disposal.Located on .60 acres on Reno Avenue! House next door, also on .60 acres is also offered for sale. Potential for commercial!

24. 2004-04-02
    soldstatus $58,000

ⓘ 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: $1,039 · $87/mo
• Projected year-2 tax: $1,138 · $95/mo
• Expected delta: +$99/yr (+$8/mo · 9.6%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $14,071
• − Mortgage interest: −$7,086
• − Property taxes: −$1,039
• − Insurance: −$632
• − Repairs & maintenance: −$1,126
• − Management: −$1,126
• − Depreciation: −$3,680
• Taxable loss: −$618
• Est. tax savings @ 24.0%: +$148
• After-tax cash flow: $1,632/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

+118.1% since first listed

10 events — show timeline

• 2026-05-21 Listed $126,500 MLSOK
• 2026-02-26 Listing Removed — MLSOK
• 2026-02-05 Price Changed $124,900 MLSOK
• 2026-01-22 Price Changed $127,500 MLSOK
• 2025-11-26 Listed $129,500 MLSOK
• 2020-10-06 Sold (Public Records) $150,000 Public Records
• 2020-09-30 Sold (MLS) $90,000 MLSOK
• 2020-08-08 Pending — MLSOK
• 2020-08-06 Listed $95,000 MLSOK
• 2004-04-02 Sold (Public Records) $58,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $1,039 · +2.5% YoY. Source: county tax records.