1800 David Ter · Midwest City, OK 73141

$119,000

3 bd · 2.0 ba · 1,175 sqft · SingleFamily public records · 56 Days on market

Built 1982 6,564 sqft lot Est $149k · 20% under

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Why this score? — see what drove the B 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 +25.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +6.1/10.0
• Appreciation +6.1/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks MLS

Under Contract - Accepting Back-Up Offers. Great investment opportunity! Nice corner lot home features 3 beds, 2 baths, & living area w/fireplace. Convenient location, quick access to all shopping and restaurants.

Key facts

• Tile in bathrooms
• Tile in kitchen
• Wood-like flooring

Tags

• WOOD-LIKE FLOORING
• TILE IN KITCHEN
• TILE IN BATHROOMS

Property features AI

Finance

• Other: Lot size approximately 0.15 acre; Located in East Oaks addition; No storm shelter
• Financial info: Sold as-is; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Home design: Single family residence; One level; Residential property
• Construction: Brick and frame construction; Composition roof; Slab foundation; Built (existing)
• Exterior features: Covered porch; Interior lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: One living area; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $270 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $115k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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: 26 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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

• In year one you build about $3k of equity ($823 loan paydown + $3k appreciation (2.2% local appreciation)).
• Oklahoma County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.2% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($115k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y 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 $73k; list at $119k implies a 63% 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 $115,430 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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.
6. 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.
7. 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: 1.11% ✓
• Cap rate: 9.01%
• Cash-on-cash: 9.72%
• DSCR: 1.43
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $149,225
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1816 Michell Dr	0.06mi	3/2.0	1,108 (-6%)	5mo	$130,000	$117	83
9904 Mark Trl	0.07mi	3/2.0	1,105 (-6%)	5mo	$175,000	$158	83
10015 Isaac Dr	0.36mi	3/1.5	1,142 (-3%)	1mo	$164,000	$144	75
10014 Caton Pl	0.34mi	3/1.5	1,076 (-8%)	2mo	$145,000	$135	67
1625 Melinda Ln	0.66mi	4/1.5 (+1)	1,162 (-1%)	4mo	$129,999	$112	57
2608 N Outpost Dr	0.51mi	4/2.0 (+1)	1,100 (-6%)	5mo	$139,900	$127	56
1912 N Saint Peter Ave	0.50mi	2/1.0 (-1)	1,110 (-6%)	3mo	$132,000	$119	56
1617 Mcgregor Dr	0.33mi	3/1.5	1,012 (-14%)	5mo	$105,000	$104	56
9304 NE 16th St	0.56mi	3/1.5	1,059 (-10%)	5mo	$154,000	$145	52
9720 NE 29th St	0.74mi	3/2.0	1,052 (-10%)	2mo	$138,000	$131	46
1520 Patricia Dr	0.69mi	3/1.0	1,040 (-12%)	6mo	$120,000	$115	40
9100 Jennifer Pl	0.74mi	4/1.0 (+1)	1,006 (-14%)	6mo	$99,000	$98	28

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.19% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.6%
• Equity multiple: 1.79×
• Total profit: $26,461
• Equity at exit: $48,140

10-year hold

• IRR: 17.0%
• Equity multiple: 3.30×
• Total profit: $76,619
• Equity at exit: $70,259

Cash invested: $33,320 (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 73141

• Home prices YoY: 0.7%
• Active inventory: 26
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,323 high
• Mortgage (P&I): −$624
• Tax from tax record: −$102 /mo · $1,220/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $270

Break-even live

Break-even rent $981

Max offer price $119,000

Occupancy floor 75%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1809 Michell Dr Oklahoma City, OK	3.0	1.0	1125	$1,095	$0.97	2d	1	0.03mi
1817 Tim Dr Oklahoma City, OK	3.0	2.0	1373	$1,399	$1.02	1d	1	0.12mi
1617 N Christine Dr Oklahoma City, OK	2.0	2.0	962	$1,050	$1.09	23d	1	0.29mi
1525 N Christine Dr Oklahoma City, OK	3.0	1.5	1264	$1,035	$0.82	2d	1	0.32mi
1525 McGregor Dr Oklahoma City, OK	3.0	1.5	1012	$1,275	$1.26	1d	1	0.36mi
10220 Isaac Dr Oklahoma City, OK	3.0	1.0	1106	$1,250	$1.13	43d	1	0.52mi
1400 Alan Ln Oklahoma City, OK	3.0	2.0	1288	$1,495	$1.16	43d	1	0.56mi
1216 McGregor Dr Oklahoma City, OK	4.0	1.5	1212	$1,495	$1.23	2d	1	0.56mi
9604 NE 11th St Oklahoma City, OK	4.0	1.0	1280	$1,795	$1.40	1d	1	0.58mi
10400 Caton Pl Oklahoma City, OK	3.0	2.0	1164	$1,280	$1.10	23d	1	0.61mi
9528 McIntosh Ave Oklahoma City, OK	3.0	2.0	1164	$1,195	$1.03	43d	1	0.63mi
9212 Jennifer Pl Oklahoma City, OK	3.0	2.0	960	$1,250	$1.30	43d	1	0.66mi
1520 Patricia Dr Oklahoma City, OK	3.0	1.0	1040	$1,200	$1.15	43d	1	0.68mi
1400 Marydale Ave Oklahoma City, OK	3.0	1.0	1082	$1,150	$1.06	15d	1	0.69mi
1620 Cynthia Dr Oklahoma City, OK	4.0	1.0	1203	$1,450	$1.21	43d	1	0.69mi
1617 Cynthia Dr Oklahoma City, OK	4.0	1.0	1161	$1,450	$1.25	43d	1	0.72mi
801 Royal Ave Oklahoma City, OK	3.0	1.0	951	$1,200	$1.26	16d	1	0.81mi
10601 Tumilty Ter Oklahoma City, OK	4.0	2.0	1377	$1,820	$1.32	23d	1	0.85mi
1168 N Douglas Blvd Oklahoma City, OK	1.0–2.0	1.0	725	$1,020	$1.41	16d	1	0.94mi
645 Lloyd Ave Oklahoma City, OK	4.0	1.5	1186	$1,650	$1.39	1d	1	0.94mi
1619 N Douglas Blvd Oklahoma City, OK	3.0	2.0	1152	$1,129	$0.98	1d	1	0.95mi
633 Lotus Ave Oklahoma City, OK	3.0	1.0	1038	$1,300	$1.25	10d	1	0.96mi
629 Lloyd Ave Oklahoma City, OK	4.0	1.5	1213	$1,095	$0.90	3d	1	0.99mi
2008 Midridge Dr Oklahoma City, OK	3.0	2.0	1232	$1,325	$1.08	14d	1	1.00mi
8741 Hillridge Dr Oklahoma City, OK	3.0	2.0	1182	$1,495	$1.26	1d	1	1.03mi
8741 Hillridge Dr Oklahoma City, OK	3.0	2.0	1182	$1,495	$1.26	43d	1	1.03mi
604 Moraine Ave Oklahoma City, OK	3.0	1.5	1181	$1,395	$1.18	1d	1	1.07mi
405 Lotus Ave Oklahoma City, OK	3.0	2.0	1300	$1,611	$1.24	1d	1	1.23mi
910 N Oakview Dr Oklahoma City, OK	3.0	2.0	1512	$1,239	$0.82	1d	1	1.26mi
1632 N Spencer Rd Oklahoma City, OK	2.0	1.0	772	$895	$1.16	14d	1	1.33mi
8910 Oak Valley Dr Oklahoma City, OK	2.0	2.0	935	$1,000	$1.07	20d	1	1.36mi
2823 Juvene Cir Spencer, OK	3.0	2.0	1080	$1,800	$1.67	2d	1	1.36mi
9705 Oak Tree Ter Oklahoma City, OK	3.0	2.0	1100	$1,410	$1.28	10d	1	1.41mi
8511 Justin Pl Oklahoma City, OK	2.0	1.0	962	$950	$0.99	14d	1	1.41mi
4033 S Locust Dr Oklahoma City, OK	2.0	1.0	800	$900	$1.12	23d	1	1.44mi
1020 N Spencer Rd Oklahoma City, OK	2.0	1.0	962	$895	$0.93	23d	1	1.45mi
1014 Spencer Rd Oklahoma City, OK	2.0	2.0	800	$1,000	$1.25	43d	1	1.45mi
217 Saint Charles Way Oklahoma City, OK	4.0	2.0	1448	$1,525	$1.05	23d	1	1.47mi

Listing history 18 events

1. 2026-04-19
   status Pending
2. 2026-04-06
   price $119,000
3. 2026-04-06
   status Active
4. 2026-03-30
   status Pending
5. 2026-02-15
   listed $125,000 Active
6. 2018-08-29
   soldstatus $73,000
7. 2018-08-28
   soldstatus $72,715 Sold 219-char remark

   Show marketing remark (219 chars)

   Under Contract - Accepting Back-Up Offers. Great investment opportunity! Nice corner lot home features 3 beds, 2 baths, & living area w/fireplace. Convenient location, quick access to all shopping and restaurants.

8. 2018-08-24
   status Pending 219-char remark

   Show marketing remark (219 chars)

   Under Contract - Accepting Back-Up Offers. Great investment opportunity! Nice corner lot home features 3 beds, 2 baths, & living area w/fireplace. Convenient location, quick access to all shopping and restaurants.

9. 2018-03-31
   price $68,500 219-char remark

   Show marketing remark (219 chars)

   Under Contract - Accepting Back-Up Offers. Great investment opportunity! Nice corner lot home features 3 beds, 2 baths, & living area w/fireplace. Convenient location, quick access to all shopping and restaurants.

10. 2018-02-10
    price $69,900 219-char remark

    Show marketing remark (219 chars)

    Under Contract - Accepting Back-Up Offers. Great investment opportunity! Nice corner lot home features 3 beds, 2 baths, & living area w/fireplace. Convenient location, quick access to all shopping and restaurants.

11. 2017-09-21
    price $74,900 219-char remark

    Show marketing remark (219 chars)

    Under Contract - Accepting Back-Up Offers. Great investment opportunity! Nice corner lot home features 3 beds, 2 baths, & living area w/fireplace. Convenient location, quick access to all shopping and restaurants.

12. 2017-08-29
    listed $79,900 Active 219-char remark

    Show marketing remark (219 chars)

    Under Contract - Accepting Back-Up Offers. Great investment opportunity! Nice corner lot home features 3 beds, 2 baths, & living area w/fireplace. Convenient location, quick access to all shopping and restaurants.

13. 2013-05-22
    historical
14. 2012-11-26
    listed $69,900
15. 2011-11-01
    soldstatus $26,000
16. 2011-08-19
    listed $27,500
17. 2001-08-30
    soldstatus $53,000
18. 1985-03-01
    soldstatus $57,500

ⓘ 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: $1,220 · $102/mo
• Projected year-2 tax: $1,220 · $102/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 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: $15,874
• − Mortgage interest: −$6,666
• − Property taxes: −$1,220
• − Insurance: −$595
• − Repairs & maintenance: −$1,270
• − Management: −$1,270
• − Depreciation: −$3,462
• Taxable income: $1,392
• Est. tax owed @ 24.0%: −$334
• After-tax cash flow: $2,903/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): 3,562
• Household income: $58,670
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 54.0

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 0.67)
• Race & ethnicity: Black 43% White 35% Hispanic / Latino 15% Two or more races 11%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Iranian 2% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 9%

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: ▲ 2.19%
• Current HPI: 312.8025
• 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

+107.0% since first listed

18 events — show timeline

• 2026-04-19 Pending — MLSOK
• 2026-04-06 Price Changed $119,000 MLSOK
• 2026-04-06 Relisted — MLSOK
• 2026-03-30 Pending — MLSOK
• 2026-02-15 Listed $125,000 MLSOK
• 2018-08-29 Sold (Public Records) $73,000 Public Records
• 2018-08-28 Sold (MLS) $72,715 MLSOK
• 2018-08-24 Pending — MLSOK
• 2018-03-31 Price Changed $68,500 MLSOK
• 2018-02-10 Price Changed $69,900 MLSOK
• 2017-09-21 Price Changed $74,900 MLSOK
• 2017-08-29 Listed $79,900 MLSOK
• 2013-05-22 Listing Removed — MLSOK
• 2012-11-26 Listed $69,900 MLSOK
• 2011-11-01 Sold (MLS) $26,000 MLSOK
• 2011-08-19 Listed $27,500 MLSOK
• 2001-08-30 Sold (Public Records) $53,000 Public Records
• 1985-03-01 Sold (Public Records) $57,500 Public Records

Property tax history

+4.6%/yr

Latest (2025): $1,220 · +3.4% YoY. Source: county tax records.