905 Sandy Ln · Choctaw, OK 73020

$159,900

3 bd · 1.0 ba · 918 sqft · SingleFamily public records · 3 Days on market

Built 1964 7,501 sqft lot

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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 +23.9/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Livability +3.6/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Recently updated home in Choctaw/Nicoma park schools. This is a perfect first home for a young couple or someone seeking to downsize. Very convenient location is within one mile from fantastic walking trails at Choctaw Creek Park, the high school, and downtown Choctaw eateries and shopping. This cute home has 3 bedrooms and 1 bathroom with a converted garage that's perfect for a second living area or den. The updating includes new paint throughout, new interior doors, additional kitchen cabinetry, and updated laundry room. OG&E energy program has been taken advantage of with additional blown insulation in attic with great utility savings. Brand new furnace installed January, 2019! Additionally, roof has been replaced with upgraded class 4, impact resistant shingles resulting in large insurance savings per year. Make yourself at home!

Key facts

• 7,501 sq ft lot
• Built 1964
• Listed 3 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $310 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 8.6% vs local median 3.1% in Choctaw — 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 (#31 in OK) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Choctaw-Nicoma Park (suburban): math 28% / reading 32% proficiency, ranked #48 of 270 in OK (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: L. W. Westfall Es (math 52% / reading 47%, grade D, #42 of 845 statewide, top 5%, 448 students, 0% FRL); Nicoma Park Ms (math 23% / reading 29%, grade F, #79 of 345 statewide, top 24%, 622 students, 0% FRL); Choctaw Hs (math 26% / reading 37%, grade F, #73 of 447 statewide, top 16%, 1,811 students, 0% FRL) — zoned schools average 0% FRL vs 34% district-wide (34 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 333 active listings in the ZIP; solid renter incomes; 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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.
• Current owner paid $95k; list at $160k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,900

Questions for the listing agent

1. Built in 1964 — 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. 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.
5. 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.
6. 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: 1.05% ✓
• Cap rate: 8.62%
• Cash-on-cash: 8.30%
• DSCR: 1.37
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -3.7%
• Equity multiple: 0.86×
• Total profit: $-6,204
• Equity at exit: $23,842

10-year hold

• IRR: 6.0%
• Equity multiple: 1.44×
• Total profit: $19,895
• Equity at exit: $13,825

Cash invested: $44,772 (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 73020

• Active inventory: 333
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,681 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$113 /mo · $1,358/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $310

Break-even live

Break-even rent $1,289

Max offer price $159,900

Occupancy floor 77%

Sensitivity live

Price	-10% $400	-5% $355	+0% $310	+5% $265	+10% $219
Rent	-10% $177	-5% $243	+0% $310	+5% $376	+10% $443
Rate	-1.0pp $390	-0.5pp $351	base $310	+0.5pp $268	+1.0pp $226

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-04-17
   status Pending
2. 2026-04-12
   listed $159,900 Active
3. 2019-05-22
   soldstatus $95,000
4. 2019-05-17
   soldstatus $95,000 Sold 849-char remark

   Show marketing remark (849 chars)

   Recently updated home in Choctaw/Nicoma park schools. This is a perfect first home for a young couple or someone seeking to downsize. Very convenient location is within one mile from fantastic walking trails at Choctaw Creek Park, the high school, and downtown Choctaw eateries and shopping. This cute home has 3 bedrooms and 1 bathroom with a converted garage that's perfect for a second living area or den. The updating includes new paint throughout, new interior doors, additional kitchen cabinetry, and updated laundry room. OG&E energy program has been taken advantage of with additional blown insulation in attic with great utility savings. Brand new furnace installed January, 2019! Additionally, roof has been replaced with upgraded class 4, impact resistant shingles resulting in large insurance savings per year. Make yourself at home!

5. 2019-04-18
   status Pending 849-char remark

   Show marketing remark (849 chars)

   Recently updated home in Choctaw/Nicoma park schools. This is a perfect first home for a young couple or someone seeking to downsize. Very convenient location is within one mile from fantastic walking trails at Choctaw Creek Park, the high school, and downtown Choctaw eateries and shopping. This cute home has 3 bedrooms and 1 bathroom with a converted garage that's perfect for a second living area or den. The updating includes new paint throughout, new interior doors, additional kitchen cabinetry, and updated laundry room. OG&E energy program has been taken advantage of with additional blown insulation in attic with great utility savings. Brand new furnace installed January, 2019! Additionally, roof has been replaced with upgraded class 4, impact resistant shingles resulting in large insurance savings per year. Make yourself at home!

6. 2019-04-03
   price $105,000 849-char remark

   Show marketing remark (849 chars)

   Recently updated home in Choctaw/Nicoma park schools. This is a perfect first home for a young couple or someone seeking to downsize. Very convenient location is within one mile from fantastic walking trails at Choctaw Creek Park, the high school, and downtown Choctaw eateries and shopping. This cute home has 3 bedrooms and 1 bathroom with a converted garage that's perfect for a second living area or den. The updating includes new paint throughout, new interior doors, additional kitchen cabinetry, and updated laundry room. OG&E energy program has been taken advantage of with additional blown insulation in attic with great utility savings. Brand new furnace installed January, 2019! Additionally, roof has been replaced with upgraded class 4, impact resistant shingles resulting in large insurance savings per year. Make yourself at home!

7. 2019-03-15
   price $107,990 849-char remark

   Show marketing remark (849 chars)

   Recently updated home in Choctaw/Nicoma park schools. This is a perfect first home for a young couple or someone seeking to downsize. Very convenient location is within one mile from fantastic walking trails at Choctaw Creek Park, the high school, and downtown Choctaw eateries and shopping. This cute home has 3 bedrooms and 1 bathroom with a converted garage that's perfect for a second living area or den. The updating includes new paint throughout, new interior doors, additional kitchen cabinetry, and updated laundry room. OG&E energy program has been taken advantage of with additional blown insulation in attic with great utility savings. Brand new furnace installed January, 2019! Additionally, roof has been replaced with upgraded class 4, impact resistant shingles resulting in large insurance savings per year. Make yourself at home!

8. 2018-12-20
   listed $110,000 Active 849-char remark

   Show marketing remark (849 chars)

   Recently updated home in Choctaw/Nicoma park schools. This is a perfect first home for a young couple or someone seeking to downsize. Very convenient location is within one mile from fantastic walking trails at Choctaw Creek Park, the high school, and downtown Choctaw eateries and shopping. This cute home has 3 bedrooms and 1 bathroom with a converted garage that's perfect for a second living area or den. The updating includes new paint throughout, new interior doors, additional kitchen cabinetry, and updated laundry room. OG&E energy program has been taken advantage of with additional blown insulation in attic with great utility savings. Brand new furnace installed January, 2019! Additionally, roof has been replaced with upgraded class 4, impact resistant shingles resulting in large insurance savings per year. Make yourself at home!

9. 1996-05-10
   soldstatus $39,500

ⓘ 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: $1,358 · $113/mo
• Projected year-2 tax: $1,439 · $120/mo
• Expected delta: +$81/yr (+$7/mo · 6.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 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: $20,175
• − Mortgage interest: −$8,957
• − Property taxes: −$1,358
• − Insurance: −$800
• − Repairs & maintenance: −$1,614
• − Management: −$1,614
• − Depreciation: −$4,652
• Taxable income: $1,181
• Est. tax owed @ 24.0%: −$283
• After-tax cash flow: $3,435/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: Choctaw-Nicoma Park
• NCES district ID: 4007620
• Math proficiency: 28% ▼ -10.00%
• Reading proficiency: 32% ▼ -12.00%
• Median HH income: $69,072
• Composite: 28.02/100
• National rank: #6847
• State rank: #48 of 270 in OK

Livability — Choctaw

• Score: 71/100
• State rank: #31
• US rank: #6853

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment A+ Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Choctaw, OK
• County: Oklahoma County · 771,644 people
• City population: 25,645
• Metro: Oklahoma City, OK
• Population (ZIP): 25,645
• Household income: $104,601
• Rent vs Own: 11.3% rent · 88.7% own
• Severe rent burden: 258.0

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: Predominantly White (77%)
• Race & ethnicity: White 77% Two or more races 8% Hispanic / Latino 6% Black 5% Native American 4% Asian 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 2% Italian 2% Iranian 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -131.61%
• Current HPI: 240.9989
• Rent YoY: —
• 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

+304.8% since first listed

9 events — show timeline

• 2026-04-17 Pending — MLSOK
• 2026-04-12 Listed $159,900 MLSOK
• 2019-05-22 Sold (Public Records) $95,000 Public Records
• 2019-05-17 Sold (MLS) $95,000 MLSOK
• 2019-04-18 Pending — MLSOK
• 2019-04-03 Price Changed $105,000 MLSOK
• 2019-03-15 Price Changed $107,990 MLSOK
• 2018-12-20 Listed $110,000 MLSOK
• 1996-05-10 Sold (Public Records) $39,500 Public Records

Property tax history

+4.4%/yr

Latest (2025): $1,358 · +5.8% YoY. Source: county tax records.