3800 Woodside Dr · Midwest City, OK 73110

$125,000

3 bd · 1.0 ba · 858 sqft · SingleFamily public records · 77 Days on market

Built 1955 7,802 sqft lot $146/sqft · 31% above area Est $125k · at est.

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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 +19.7/30.0
• ARV discount +7.4/15.0
• DSCR +6.2/10.0
• 1% rule +4.2/10.0
• 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

Hardwood floors throughout. Kitchen has newer plank flooring, electric range and refrigerator. 3 bedrooms with built in closets, updated bathroom. The garage was remodeled to make a nice "you name it" room!! Family room, den, play room - whatever you need! It is a "pass through" room as the laundry and water heater are at the far end. Walking distance from Regional Park which has a playground, picnic area, Summer pool, walking trail and golf course.

Key facts

• Newer plank flooring
• Electric range
• Built in closets

Tags

• HARDWOOD FLOORS
• NEWER PLANK FLOORING
• ELECTRIC RANGE
• REFRIGERATOR
• BUILT IN CLOSETS
• UPDATED BATHROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $146 ($2k/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 (8.0% below list).
• Recommended offer: $115k (8.0% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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 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 $864 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 77 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 25y ago; this cycle's ask is 11264% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $48k; list at $125k implies a 158% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $115,004 (8.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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. 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?
8. 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.
9. 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.
10. 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: 0.92% ✗
• Cap rate: 7.70%
• Cash-on-cash: 5.01%
• DSCR: 1.22
• GRM: 9.1

CMA / ARV

• ARV (median comp): $124,620
• List price: $125,000
• Delta: 0.30%
• Verdict: FAIR
• 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	0.02mi	3/1.0	858 (0%)	1mo	$120,000	$140	98
1100 Sycamore Dr	0.17mi	3/1.0	858 (0%)	0mo	$70,000	$82	92
1029 Hickory Ln	0.23mi	3/1.0	858 (0%)	1mo	$110,000	$128	88
1116 Hickory Ln	0.21mi	3/1.0	882 (+3%)	1mo	$70,000	$79	85
3508 N Holman Ct	0.31mi	3/1.0	858 (0%)	3mo	$127,000	$148	83
1312 Hickory Ln	0.22mi	3/1.0	902 (+5%)	2mo	$153,000	$170	80
3905 Parkwoods Ln	0.07mi	3/1.5	942 (+10%)	1mo	$90,000	$96	78
1000 N Locust Ln	0.22mi	3/1.0	916 (+7%)	2mo	$126,000	$138	77
1024 Locust Dr	0.15mi	3/2.0	932 (+9%)	3mo	$155,000	$166	72
1033 Holly Ln	0.11mi	3/1.0	972 (+13%)	5mo	$109,500	$113	68
4312 Bonaparte Blvd	0.48mi	3/2.0	876 (+2%)	6mo	$142,500	$163	65
1408 N Douglas Blvd	0.74mi	2/1.0 (-1)	822 (-4%)	1mo	$137,000	$167	53

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: -8.6%
• Equity multiple: 0.69×
• Total profit: $-11,003
• Equity at exit: $18,638

10-year hold

• IRR: 0.9%
• Equity multiple: 1.06×
• Total profit: $2,176
• Equity at exit: $10,808

Cash invested: $35,000 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,150 high
• Mortgage (P&I): −$656
• Tax from tax record: −$55 /mo · $657/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $146

Break-even live

Break-even rent $965

Max offer price $125,000

Occupancy floor 82%

Sensitivity live

Price	-10% $217	-5% $182	+0% $146	+5% $111	+10% $75
Rent	-10% $55	-5% $101	+0% $146	+5% $192	+10% $237
Rate	-1.0pp $209	-0.5pp $178	base $146	+0.5pp $114	+1.0pp $81

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3609 Woodside Dr Midwest City, OK	3.0	1.0	858	$995	$1.16	3d	1	0.08mi
3513 Parkwoods Ln Oklahoma City, OK	3.0	1.5	903	$1,150	$1.27	45d	1	0.13mi
4033 S Locust Dr Oklahoma City, OK	2.0	1.0	800	$900	$1.12	24d	1	0.24mi
1014 Spencer Rd Oklahoma City, OK	2.0	2.0	800	$1,000	$1.25	44d	1	0.30mi
3512 N Holman Ct Oklahoma City, OK	3.0	2.0	1092	$1,275	$1.17	3d	1	0.31mi
1020 N Spencer Rd Oklahoma City, OK	2.0	1.0	962	$895	$0.93	24d	1	0.31mi
8511 Justin Pl Oklahoma City, OK	2.0	1.0	962	$950	$0.99	15d	1	0.36mi
3413 Willow Creek Dr Oklahoma City, OK	3.0	1.0	872	$975	$1.12	3d	1	0.40mi
3409 Willow Creek Dr Oklahoma City, OK	3.0	1.0	932	$1,050	$1.13	24d	1	0.41mi
3512 Brookside Dr Oklahoma City, OK	4.0	2.0	763	$1,595	$2.09	2d	1	0.41mi
1008 Willow Brook Dr Oklahoma City, OK	3.0	1.5	1045	$1,125	$1.08	24d	1	0.44mi
8910 Oak Valley Dr Oklahoma City, OK	2.0	2.0	935	$1,000	$1.07	21d	1	0.47mi
8517 E Reno Ave Oklahoma City, OK	1.0–2.0	1.0–2.0	837	$859	$1.03	5d	1	0.66mi
801 Meadowridge Dr Oklahoma City, OK	3.0	1.5	1095	$1,095	$1.00	44d	1	0.66mi
8717 Saint George Way Oklahoma City, OK	2.0	2.0	1075	$1,150	$1.07	24d	1	0.68mi
1168 N Douglas Blvd Oklahoma City, OK	1.0–2.0	1.0	725	$1,020	$1.41	17d	1	0.69mi
327 N Midwest Blvd Unit 205 Midwest City, OK	2.0	1.0	920	$900	$0.98	24d	1	0.69mi
8801 Saint George Way Oklahoma City, OK	3.0	2.0	1122	$1,175	$1.05	24d	1	0.73mi
8801 Saint George Way Oklahoma City, OK	3.0	2.0	1122	$1,175	$1.05	11d	1	0.73mi
1312 N Midwest Blvd Oklahoma City, OK	3.0	1.5	946	$970	$1.03	3d	1	0.73mi
7801 NE 10th St Oklahoma City, OK	1.0–3.0	1.0–2.5	940	$1,199	$1.28	2d	23	0.74mi
1632 N Spencer Rd Oklahoma City, OK	2.0	1.0	772	$895	$1.16	15d	1	0.74mi
1401 N Midwest Blvd Midwest City, OK	3.0	2.0	1087	$1,000	$0.92	3d	1	0.83mi
1401 N Midwest Blvd Unit 167 Midwest City, OK	3.0	2.0	1087	$1,000	$0.92	4d	1	0.86mi
1401 N Midwest Blvd Unit 112 Midwest City, OK	2.0	1.0	970	$940	$0.97	4d	1	0.86mi
1401 N Midwest Blvd Apt 255 Midwest City, OK	2.0	1.0	970	$940	$0.97	20d	1	0.86mi
1401 N Midwest Blvd Midwest City, OK	3.0	2.0	1087	$1,000	$0.92	24d	1	0.88mi
1401 N Midwest Blvd Midwest City, OK	3.0	2.0	1087	$1,000	$0.92	21d	1	0.88mi
1401 N Midwest Blvd Midwest City, OK	1.0–3.0	1.0–2.0	803	$1,000	$1.25	12d	34	0.88mi
8032 E Reno Ave Oklahoma City, OK	1.0–2.0	1.0	770	$850	$1.10	3d	3	0.92mi
1400 Marydale Ave Oklahoma City, OK	3.0	1.0	1082	$1,150	$1.06	16d	1	0.94mi
721 E Bouse Dr Oklahoma City, OK	3.0	1.0	1002	$1,225	$1.22	3d	1	0.96mi
9212 Jennifer Pl Oklahoma City, OK	3.0	2.0	960	$1,250	$1.30	44d	1	0.98mi
641 E Frolich Dr Oklahoma City, OK	3.0	1.5	1032	$975	$0.94	24d	1	1.10mi
208 W Shadywood Dr Oklahoma City, OK	3.0	1.0	891	$1,099	$1.23	24d	1	1.13mi
121 Gill Dr Oklahoma City, OK	3.0	1.0	950	$1,150	$1.21	2d	1	1.24mi
1525 McGregor Dr Oklahoma City, OK	3.0	1.5	1012	$1,275	$1.26	2d	1	1.27mi
633 Lotus Ave Oklahoma City, OK	3.0	1.0	1038	$1,300	$1.25	11d	1	1.31mi
1617 N Christine Dr Oklahoma City, OK	2.0	2.0	962	$1,050	$1.09	24d	1	1.34mi
801 Royal Ave Oklahoma City, OK	3.0	1.0	951	$1,200	$1.26	17d	1	1.39mi

Listing history 32 events

1. 2026-06-18
   days on market $125,000 Active 77 DOM
2. 2026-06-17
   days on market $125,000 Active 76 DOM
3. 2026-06-16
   days on market $125,000 Active 75 DOM
4. 2026-06-15
   days on market $125,000 Active 74 DOM
5. 2026-06-13
   days on market $125,000 Active 72 DOM
6. 2026-06-09
   days on market $125,000 Active 68 DOM
7. 2026-06-08
   days on market $125,000 Active 67 DOM
8. 2026-06-07
   days on market $125,000 Active 66 DOM
9. 2026-06-05
   days on market $125,000 Active 63 DOM
10. 2026-06-03
    days on market $125,000 Active 62 DOM
11. 2026-06-02
    days on market $125,000 Active 61 DOM
12. 2026-06-01
    days on market $125,000 Active 60 DOM
13. 2026-05-31
    days on market $125,000 Active 59 DOM
14. 2026-04-29
    listed $1,100
15. 2026-04-23
    historical $1,100
16. 2026-03-28
    listed $125,000 Active 475-char remark

    Show marketing remark (475 chars)

    Hardwood floors throughout. Kitchen has newer plank flooring, electric range and refrigerator. 3 bedrooms with built in closets, updated bathroom. The garage was remodeled to make a nice "you name it" room!! Family room, den, play room - whatever you need! It is a "pass through" room as the laundry and water heater are at the far end. Walking distance from Regional Park which has a playground, picnic area, Summer pool, walking trail and golf course.

17. 2025-11-18
    listed $1,100
18. 2025-11-18
    historical $1,100
19. 2025-09-20
    listed $1,100
20. 2024-06-14
    historical $995
21. 2024-04-10
    listed $995
22. 2024-04-10
    historical $995
23. 2024-03-13
    listed $995
24. 2024-02-02
    historical $1,015
25. 2024-01-18
    listed $1,015
26. 2007-12-19
    historical
27. 2007-08-24
    soldstatus $48,500
28. 2002-01-14
    historical
29. 2001-09-14
    listed $34,500
30. 2001-02-04
    listed $38,000
31. 1993-05-10
    soldstatus $18,000
32. 1992-06-24
    soldstatus $18,000

ⓘ 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: $657 · $55/mo
• Projected year-2 tax: $1,125 · $94/mo
• Expected delta: +$468/yr (+$39/mo · 71.2%)

ⓘ 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 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: $13,800
• − Mortgage interest: −$7,002
• − Property taxes: −$657
• − Insurance: −$625
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$3,636
• Taxable loss: −$328
• Est. tax savings @ 24.0%: +$79
• After-tax cash flow: $1,833/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

-93.9% since first listed

19 events — show timeline

• 2026-04-29 Listed for Rent $1,100 APPFOLIO
• 2026-04-23 Rental Removed $1,100 MLSOK
• 2026-03-28 Listed $125,000 MLSOK
• 2025-11-18 Listed for Rent $1,100 MLSOK
• 2025-11-18 Rental Removed $1,100 APPFOLIO
• 2025-09-20 Listed for Rent $1,100 APPFOLIO
• 2024-06-14 Rental Removed $995 APPFOLIO
• 2024-04-10 Listed for Rent $995 APPFOLIO
• 2024-04-10 Rental Removed $995 APPFOLIO
• 2024-03-13 Listed for Rent $995 APPFOLIO
• 2024-02-02 Rental Removed $1,015 APPFOLIO
• 2024-01-18 Listed for Rent $1,015 APPFOLIO
• 2007-12-19 Listing Removed — MLSOK
• 2007-08-24 Sold (Public Records) $48,500 Public Records
• 2002-01-14 Listing Removed — MLSOK
• 2001-09-14 Listed $34,500 MLSOK
• 2001-02-04 Listed $38,000 MLSOK
• 1993-05-10 Sold (Public Records) $18,000 Public Records
• 1992-06-24 Sold (Public Records) $18,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $657 · +3.4% YoY. Source: county tax records.