1021 S Holly Ln · Midwest City, OK 73110

$109,500

2 bd · 1.0 ba · 620 sqft · SingleFamily public records · 96 Days on market

Built 1955 7,200 sqft lot $177/sqft · 39% above area Est $121k · 9% under

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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 +12.9/30.0
• ARV discount +11.7/15.0
• DSCR +3.8/10.0
• Livability +3.6/5.0
• 1% rule +3.3/10.0
• 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

Ideally located in Midwest City, this updated 3-bedroom home offers a seamless commute with quick access to major highways and is just minutes from Tinker Air Force Base. The interior has been refreshed with newer paint and flooring throughout, featuring a versatile third bedroom that can easily function as a spacious second living area or home office to suit your needs. The kitchen is bathed in natural light and boasts newer cabinetry paired with a stylish subway tile backsplash. Each bedroom maintains its unique character with built-in closet shelving, while the convenience of an interior laundry room leads directly to the outdoors. Additional updates include a brand-new HVAC system installed in 2025, offering enhanced efficiency and peace of mind. Outside, you'll find a fully fenced backyard that provides ample space for relaxation and play.

Key facts

• Newer cabinetry
• Updated home
• 7,200 sq ft lot

Tags

• UPDATED HOME
• QUICK ACCESS TO HIGHWAYS
• VERSATILE THIRD BEDROOM
• NEWER CABINETRY
• SUBWAY TILE BACKSPLASH
• BUILT-IN CLOSET SHELVING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $-9 ($-107/yr) — negative.
• To cash-flow at today's rent, offer at most $108k (1.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $91k (17.3% below list).
• Recommended offer: $91k (17.3% 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: Willow Brook Es (346 students, 0% FRL); Classen Ms of Advanced Studies (math 35% / reading 46%, grade F, #6 of 345 statewide, top 1%, 855 students, 0% FRL); Southeast Hs (math 8% / reading 17%, grade F, #355 of 447 statewide, top 80%, 854 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.
• Zoned-school proficiency averages 26% at this address vs 8% district-wide (+18 pts) — the actual schools serving this property are materially stronger than the Oklahoma City average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.0%/yr); 173 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 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 $757 of loan paydown is wiped out by about $3k 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 96 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 23y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $90,571 (17.3% 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 96 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1955 — 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: 0.83% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.35%
• DSCR: 0.98
• GRM: 10.1

CMA / ARV

• ARV (median comp): $120,861
• List price: $109,500
• Delta: -9.40%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3317 Willow Creek Dr	0.37mi	2/1.0	620 (0%)	3mo	$48,500	$78	80
3325 Brookside Dr	0.39mi	2/1.0	620 (0%)	16mo	$105,000	$169	69
914 N Locust Ln	0.12mi	2/1.0	704 (+14%)	23mo	$90,000	$128	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: -16.9%
• Equity multiple: 0.40×
• Total profit: $-18,326
• Equity at exit: $16,327

10-year hold

• IRR: -8.8%
• Equity multiple: 0.45×
• Total profit: $-16,751
• Equity at exit: $9,468

Cash invested: $30,660 (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: 173
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $906 high
• Mortgage (P&I): −$574
• Tax from tax record: −$105 /mo · $1,255/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$190
• Net cashflow: $-9

Break-even live

Break-even rent $917

Max offer price $107,926

Occupancy floor 96%

Sensitivity live

Price	-10% $53	-5% $22	+0% $-9	+5% $-40	+10% $-71
Rent	-10% $-80	-5% $-45	+0% $-9	+5% $27	+10% $63
Rate	-1.0pp $46	-0.5pp $19	base $-9	+0.5pp $-37	+1.0pp $-66

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: $27,375
• Closing costs: $3,285
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7801 NE 10th St Oklahoma City, OK	1.0–3.0	1.0–2.5	940	$999	$1.06	3d	23	0.60mi
1401 N Midwest Blvd Unit 126 Midwest City, OK	1.0	1.0	519	$700	$1.35	25d	1	0.73mi
1401 N Midwest Blvd Unit 104 Midwest City, OK	1.0	1.0	735	$800	$1.09	12d	1	0.73mi
1401 N Midwest Blvd Unit 340 Midwest City, OK	1.0	1.0	519	$700	$1.35	12d	1	0.73mi
8517 E Reno Ave Oklahoma City, OK	1.0–2.0	1.0–2.0	837	$859	$1.03	6d	1	0.75mi
1401 N Midwest Blvd Midwest City, OK	1.0–3.0	1.0–2.0	803	$850	$1.06	13d	34	0.75mi
1168 N Douglas Blvd Oklahoma City, OK	1.0–2.0	1.0	725	$1,020	$1.41	18d	1	0.75mi
8032 E Reno Ave Oklahoma City, OK	1.0–2.0	1.0	770	$850	$1.10	4d	3	0.94mi
2212 Felix Pl Midwest City, OK	1.0	1.0	650	$645	$0.99	25d	1	1.19mi
1250 N Air Depot Blvd Midwest City, OK	1.0–2.0	1.0–2.0	692	$909	$1.31	6d	1	1.37mi

Listing history 38 events

1. 2026-06-21
   days on market $109,500 Active 96 DOM
2. 2026-06-18
   days on market $109,500 Active 93 DOM
3. 2026-06-17
   days on market $109,500 Active 92 DOM
4. 2026-06-16
   days on market $109,500 Active 91 DOM
5. 2026-06-15
   days on market $109,500 Active 90 DOM
6. 2026-06-13
   days on market $109,500 Active 88 DOM
7. 2026-06-09
   days on market $109,500 Active 84 DOM
8. 2026-06-08
   days on market $109,500 Active 83 DOM
9. 2026-06-07
   days on market $109,500 Active 82 DOM
10. 2026-06-05
    days on market $109,500 Active 79 DOM
11. 2026-06-03
    days on market $109,500 Active 78 DOM
12. 2026-06-02
    days on market $109,500 Active 77 DOM
13. 2026-06-01
    days on market $109,500 Active 76 DOM
14. 2026-05-31
    days on market $109,500 Active 75 DOM
15. 2026-04-27
    price $114,900 856-char remark

    Show marketing remark (856 chars)

    Ideally located in Midwest City, this updated 3-bedroom home offers a seamless commute with quick access to major highways and is just minutes from Tinker Air Force Base. The interior has been refreshed with newer paint and flooring throughout, featuring a versatile third bedroom that can easily function as a spacious second living area or home office to suit your needs. The kitchen is bathed in natural light and boasts newer cabinetry paired with a stylish subway tile backsplash. Each bedroom maintains its unique character with built-in closet shelving, while the convenience of an interior laundry room leads directly to the outdoors. Additional updates include a brand-new HVAC system installed in 2025, offering enhanced efficiency and peace of mind. Outside, you'll find a fully fenced backyard that provides ample space for relaxation and play.

16. 2026-04-01
    price $119,900 856-char remark

    Show marketing remark (856 chars)

    Ideally located in Midwest City, this updated 3-bedroom home offers a seamless commute with quick access to major highways and is just minutes from Tinker Air Force Base. The interior has been refreshed with newer paint and flooring throughout, featuring a versatile third bedroom that can easily function as a spacious second living area or home office to suit your needs. The kitchen is bathed in natural light and boasts newer cabinetry paired with a stylish subway tile backsplash. Each bedroom maintains its unique character with built-in closet shelving, while the convenience of an interior laundry room leads directly to the outdoors. Additional updates include a brand-new HVAC system installed in 2025, offering enhanced efficiency and peace of mind. Outside, you'll find a fully fenced backyard that provides ample space for relaxation and play.

17. 2026-03-17
    listed $124,900 Active 856-char remark

    Show marketing remark (856 chars)

    Ideally located in Midwest City, this updated 3-bedroom home offers a seamless commute with quick access to major highways and is just minutes from Tinker Air Force Base. The interior has been refreshed with newer paint and flooring throughout, featuring a versatile third bedroom that can easily function as a spacious second living area or home office to suit your needs. The kitchen is bathed in natural light and boasts newer cabinetry paired with a stylish subway tile backsplash. Each bedroom maintains its unique character with built-in closet shelving, while the convenience of an interior laundry room leads directly to the outdoors. Additional updates include a brand-new HVAC system installed in 2025, offering enhanced efficiency and peace of mind. Outside, you'll find a fully fenced backyard that provides ample space for relaxation and play.

18. 2022-07-13
    soldstatus $85,000
19. 2022-07-08
    soldstatus $85,000 Sold 375-char remark

    Show marketing remark (375 chars)

    This adorable home has been a great rental and would make someone a great investment property or starter home. 2 Bedrooms and 1 bath. 1 Car Garage and large fenced yard. Home was freshly painted inside and out in 2020. New carpet in 2020 also. Washer/Dryer/ Stove/Refrigerator are included with the purchase. Come look at this cute home and see what it has to offer!

20. 2022-07-03
    status Pending 375-char remark

    Show marketing remark (375 chars)

    This adorable home has been a great rental and would make someone a great investment property or starter home. 2 Bedrooms and 1 bath. 1 Car Garage and large fenced yard. Home was freshly painted inside and out in 2020. New carpet in 2020 also. Washer/Dryer/ Stove/Refrigerator are included with the purchase. Come look at this cute home and see what it has to offer!

21. 2022-06-28
    status Active 375-char remark

    Show marketing remark (375 chars)

    This adorable home has been a great rental and would make someone a great investment property or starter home. 2 Bedrooms and 1 bath. 1 Car Garage and large fenced yard. Home was freshly painted inside and out in 2020. New carpet in 2020 also. Washer/Dryer/ Stove/Refrigerator are included with the purchase. Come look at this cute home and see what it has to offer!

22. 2022-06-10
    status Pending 375-char remark

    Show marketing remark (375 chars)

    This adorable home has been a great rental and would make someone a great investment property or starter home. 2 Bedrooms and 1 bath. 1 Car Garage and large fenced yard. Home was freshly painted inside and out in 2020. New carpet in 2020 also. Washer/Dryer/ Stove/Refrigerator are included with the purchase. Come look at this cute home and see what it has to offer!

23. 2022-04-07
    listed $95,000 Active 375-char remark

    Show marketing remark (375 chars)

    This adorable home has been a great rental and would make someone a great investment property or starter home. 2 Bedrooms and 1 bath. 1 Car Garage and large fenced yard. Home was freshly painted inside and out in 2020. New carpet in 2020 also. Washer/Dryer/ Stove/Refrigerator are included with the purchase. Come look at this cute home and see what it has to offer!

24. 2021-05-03
    soldstatus $75,000
25. 2021-04-29
    soldstatus $75,000 Sold
26. 2021-03-18
    status Pending
27. 2021-03-11
    listed $81,400 Active
28. 2020-03-03
    soldstatus $48,000
29. 2020-02-28
    soldstatus $48,000 Sold
30. 2020-02-25
    status Pending
31. 2020-02-08
    listed $50,000 Active
32. 2007-12-19
    historical
33. 2006-07-31
    soldstatus $48,000
34. 2006-07-21
    soldstatus $47,900
35. 2005-12-14
    listed $47,900
36. 2005-06-24
    listed $56,500
37. 2003-09-02
    soldstatus $27,000
38. 2003-04-12
    listed $27,000

ⓘ 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: $1,255 · $105/mo
• Projected year-2 tax: $1,255 · $105/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 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: $10,869
• − Mortgage interest: −$6,134
• − Property taxes: −$1,255
• − Insurance: −$548
• − Repairs & maintenance: −$869
• − Management: −$869
• − Depreciation: −$3,185
• Taxable loss: −$1,992
• Est. tax savings @ 24.0%: +$478
• After-tax cash flow: $371/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

+325.6% since first listed

24 events — show timeline

• 2026-04-27 Price Changed $114,900 MLSOK
• 2026-04-01 Price Changed $119,900 MLSOK
• 2026-03-17 Listed $124,900 MLSOK
• 2022-07-13 Sold (Public Records) $85,000 Public Records
• 2022-07-08 Sold (MLS) $85,000 MLSOK
• 2022-07-03 Pending — MLSOK
• 2022-06-28 Relisted — MLSOK
• 2022-06-10 Pending — MLSOK
• 2022-04-07 Listed $95,000 MLSOK
• 2021-05-03 Sold (Public Records) $75,000 Public Records
• 2021-04-29 Sold (MLS) $75,000 MLSOK
• 2021-03-18 Pending — MLSOK
• 2021-03-11 Listed $81,400 MLSOK
• 2020-03-03 Sold (Public Records) $48,000 Public Records
• 2020-02-28 Sold (MLS) $48,000 MLSOK
• 2020-02-25 Pending — MLSOK
• 2020-02-08 Listed $50,000 MLSOK
• 2007-12-19 Listing Removed — MLSOK
• 2006-07-31 Sold (Public Records) $48,000 Public Records
• 2006-07-21 Sold (MLS) $47,900 MLSOK
• 2005-12-14 Listed $47,900 MLSOK
• 2005-06-24 Listed $56,500 MLSOK
• 2003-09-02 Sold (MLS) $27,000 MLSOK
• 2003-04-12 Listed $27,000 MLSOK

Property tax history

+13.3%/yr

Latest (2025): $1,255 · +3.4% YoY. Source: county tax records.