808 Moraine Ave · Midwest City, OK 73130

$150,000

4 bd · 2.0 ba · 1,135 sqft · SingleFamily public records · 12 Days on market

Built 1963 7,200 sqft lot Est $153k · at est.

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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 +22.4/30.0
• ARV discount +8.4/15.0
• DSCR +7.2/10.0
• 1% rule +5.0/10.0
• Rent growth +3.9/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

True 4 bedroom brick exterior home w/ vinyl siding and it's ready for your buyers! Remodeled thru-out. Kitchen features ceramic tile, gas cook top, granite coffee bar, granite composite sink and gas oven. Master bedroom has half bath w/ granite sink, ceramic tile, walk in closet and ceiling fan. Dining room has ceramic tile. Other extras: 2" blinds thru out, ceiling fans, fridge stays and washer and dryer too. All bedrooms are good sized and first bedroom has walk in closet. 1 car garage w/ garage laundry. Roof was replaced in 2012. Furnace & H2O tank replaced in 2012-13. Storms windows thru-out. New garage door opener. Covered patio and fence backyard w/ outbuilding. Bring your buyers to this one - worth a look.

Key facts

• Close to restaurants
• Good size back yard
• Large covered patio

Tags

• GOOD SIZE BACK YARD
• LARGE COVERED PATIO
• CLOSE TO TINKER AIR FORCE BASE
• CLOSE TO SHOPPING
• CLOSE TO RESTAURANTS
• MIN FROM DOWN TOWN OKC

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $249 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 8.3% 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.
• 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); Star Spencer Hs (math 5% / reading 5%, grade F, #430 of 447 statewide, top 99%, 378 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.
• Market conditions: Rents rising fast (+5.7%/yr); 160 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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 $1k 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.
• At projected returns (-3.0% appreciation + 5.7% rent growth), your $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 12y 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 $86k; list at $150k implies a 74% 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 $150,000

Questions for the listing agent

1. Built in 1963 — 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. 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: 1.00% ✓
• Cap rate: 8.29%
• Cash-on-cash: 7.12%
• DSCR: 1.32
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $153,225
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
808 Moraine Ave	0.00mi	4/1.5	1,135 (0%)	1mo	$150,000	$132	97
645 Lloyd Ave	0.23mi	4/1.5	1,186 (+4%)	3mo	$147,000	$124	77
9925 NE 7th St	0.26mi	3/1.5 (-1)	1,206 (+6%)	4mo	$157,000	$130	67
701 Royal Ave	0.17mi	3/1.5 (-1)	1,006 (-11%)	2mo	$155,000	$154	65
800 Lotus Ave	0.11mi	3/1.0 (-1)	1,000 (-12%)	3mo	$164,000	$164	63
9701 NE 3rd Pl	0.38mi	3/1.5 (-1)	1,063 (-6%)	3mo	$165,000	$155	62
304 Lotus Ave	0.57mi	3/1.5 (-1)	1,108 (-2%)	1mo	$150,000	$135	62
10015 Isaac Dr	0.63mi	3/1.5 (-1)	1,142 (+1%)	1mo	$164,000	$144	61
10014 Caton Pl	0.65mi	3/1.5 (-1)	1,076 (-5%)	2mo	$145,000	$135	52
9713 Oak Tree Ter	0.61mi	3/1.5 (-1)	1,070 (-6%)	3mo	$130,000	$121	52
1617 Mcgregor Dr	0.65mi	3/1.5 (-1)	1,012 (-11%)	5mo	$105,000	$104	41
1521 Mcdonald Dr	0.61mi	3/2.0 (-1)	978 (-14%)	6mo	$149,000	$152	38

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: -2.6%
• Equity multiple: 0.90×
• Total profit: $-4,217
• Equity at exit: $22,365

10-year hold

• IRR: 9.7%
• Equity multiple: 1.83×
• Total profit: $35,067
• Equity at exit: $12,969

Cash invested: $42,000 (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 73130

• Home prices YoY: -21.0%
• Rents YoY: 5.7%
• Active inventory: 160
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,506 high
• Mortgage (P&I): −$787
• Tax from tax record: −$91 /mo · $1,096/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $249

Break-even live

Break-even rent $1,190

Max offer price $150,000

Occupancy floor 78%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
633 Lotus Ave Oklahoma City, OK	3.0	1.0	1038	$1,300	$1.25	10d	1	0.15mi
801 Royal Ave Oklahoma City, OK	3.0	1.0	951	$1,200	$1.26	16d	1	0.15mi
645 Lloyd Ave Oklahoma City, OK	4.0	1.5	1186	$1,650	$1.39	1d	1	0.21mi
629 Lloyd Ave Oklahoma City, OK	4.0	1.5	1213	$1,095	$0.90	3d	1	0.24mi
604 Moraine Ave Oklahoma City, OK	3.0	1.5	1181	$1,395	$1.18	1d	1	0.24mi
9604 NE 11th St Oklahoma City, OK	4.0	1.0	1280	$1,795	$1.40	1d	1	0.29mi
9528 McIntosh Ave Oklahoma City, OK	3.0	2.0	1164	$1,195	$1.03	43d	1	0.29mi
1216 McGregor Dr Oklahoma City, OK	4.0	1.5	1212	$1,495	$1.23	2d	1	0.35mi
405 Lotus Ave Oklahoma City, OK	3.0	2.0	1300	$1,611	$1.24	1d	1	0.43mi
1400 Alan Ln Oklahoma City, OK	3.0	2.0	1288	$1,495	$1.16	43d	1	0.47mi
9705 Oak Tree Ter Oklahoma City, OK	3.0	2.0	1100	$1,410	$1.28	10d	1	0.59mi
1400 Marydale Ave Oklahoma City, OK	3.0	1.0	1082	$1,150	$1.06	15d	1	0.59mi
1525 N Christine Dr Oklahoma City, OK	3.0	1.5	1264	$1,035	$0.82	2d	1	0.61mi
1525 McGregor Dr Oklahoma City, OK	3.0	1.5	1012	$1,275	$1.26	1d	1	0.62mi
217 Saint Charles Way Oklahoma City, OK	4.0	2.0	1448	$1,525	$1.05	23d	1	0.65mi
9316 NE Stardust Ln Oklahoma City, OK	5.0	1.0	1417	$1,650	$1.16	1d	1	0.67mi
10220 Isaac Dr Oklahoma City, OK	3.0	1.0	1106	$1,250	$1.13	43d	1	0.75mi
9212 Jennifer Pl Oklahoma City, OK	3.0	2.0	960	$1,250	$1.30	43d	1	0.76mi
1612 Melinda Ln Oklahoma City, OK	5.0	1.5	1446	$1,795	$1.24	1d	1	0.80mi
1620 Cynthia Dr Oklahoma City, OK	4.0	1.0	1203	$1,450	$1.21	43d	1	0.86mi
1809 Michell Dr Oklahoma City, OK	3.0	1.0	1125	$1,095	$0.97	2d	1	0.86mi
1617 Cynthia Dr Oklahoma City, OK	4.0	1.0	1161	$1,450	$1.25	43d	1	0.86mi
10400 Caton Pl Oklahoma City, OK	3.0	2.0	1164	$1,280	$1.10	23d	1	0.87mi
1817 Tim Dr Oklahoma City, OK	3.0	2.0	1373	$1,399	$1.02	1d	1	0.89mi
910 N Oakview Dr Oklahoma City, OK	3.0	2.0	1512	$1,239	$0.82	1d	1	0.91mi
1520 Patricia Dr Oklahoma City, OK	3.0	1.0	1040	$1,200	$1.15	43d	1	0.94mi
1619 N Douglas Blvd Oklahoma City, OK	3.0	2.0	1152	$1,129	$0.98	1d	1	1.02mi
10601 Tumilty Ter Oklahoma City, OK	4.0	2.0	1377	$1,820	$1.32	23d	1	1.06mi
236 Spirit Dr Midwest City, OK	3.0	2.0	1350	$1,600	$1.19	2d	1	1.11mi
8801 Saint George Way Oklahoma City, OK	3.0	2.0	1122	$1,175	$1.05	23d	1	1.14mi
8801 Saint George Way Oklahoma City, OK	3.0	2.0	1122	$1,175	$1.05	10d	1	1.14mi
3721 Parkwoods Ln Oklahoma City, OK	4.0	1.5	1266	$1,625	$1.28	1d	1	1.21mi
3513 Parkwoods Ln Oklahoma City, OK	3.0	1.5	903	$1,150	$1.27	44d	1	1.23mi
3609 Woodside Dr Midwest City, OK	3.0	1.0	858	$995	$1.16	2d	1	1.27mi
119 Woodman Dr Oklahoma City, OK	3.0	2.0	1252	$1,400	$1.12	2d	1	1.30mi
1040 Sycamore Dr Oklahoma City, OK	4.0	1.0	1144	$1,595	$1.39	1d	1	1.34mi
2008 Midridge Dr Oklahoma City, OK	3.0	2.0	1232	$1,325	$1.08	14d	1	1.34mi
8741 Hillridge Dr Oklahoma City, OK	3.0	2.0	1182	$1,495	$1.26	1d	1	1.39mi
8741 Hillridge Dr Oklahoma City, OK	3.0	2.0	1182	$1,495	$1.26	43d	1	1.39mi
1109 Parkview Dr Oklahoma City, OK	3.0	2.0	1290	$1,300	$1.01	23d	1	1.44mi

Listing history 9 events

1. 2026-04-23
   status Pending
2. 2026-04-10
   listed $150,000 Active
3. 2019-05-30
   soldstatus $86,000
4. 2019-05-24
   soldstatus $86,000 Sold 731-char remark

   Show marketing remark (731 chars)

   True 4 bedroom brick exterior home w/ vinyl siding and it's ready for your buyers! Remodeled thru-out. Kitchen features ceramic tile, gas cook top, granite coffee bar, granite composite sink and gas oven. Master bedroom has half bath w/ granite sink, ceramic tile, walk in closet and ceiling fan. Dining room has ceramic tile. Other extras: 2" blinds thru out, ceiling fans, fridge stays and washer and dryer too. All bedrooms are good sized and first bedroom has walk in closet. 1 car garage w/ garage laundry. Roof was replaced in 2012. Furnace & H2O tank replaced in 2012-13. Storms windows thru-out. New garage door opener. Covered patio and fence backyard w/ outbuilding. Bring your buyers to this one - worth a look.

5. 2019-04-27
   status Pending 731-char remark

   Show marketing remark (731 chars)

   True 4 bedroom brick exterior home w/ vinyl siding and it's ready for your buyers! Remodeled thru-out. Kitchen features ceramic tile, gas cook top, granite coffee bar, granite composite sink and gas oven. Master bedroom has half bath w/ granite sink, ceramic tile, walk in closet and ceiling fan. Dining room has ceramic tile. Other extras: 2" blinds thru out, ceiling fans, fridge stays and washer and dryer too. All bedrooms are good sized and first bedroom has walk in closet. 1 car garage w/ garage laundry. Roof was replaced in 2012. Furnace & H2O tank replaced in 2012-13. Storms windows thru-out. New garage door opener. Covered patio and fence backyard w/ outbuilding. Bring your buyers to this one - worth a look.

6. 2019-04-25
   listed $85,000 Active 731-char remark

   Show marketing remark (731 chars)

   True 4 bedroom brick exterior home w/ vinyl siding and it's ready for your buyers! Remodeled thru-out. Kitchen features ceramic tile, gas cook top, granite coffee bar, granite composite sink and gas oven. Master bedroom has half bath w/ granite sink, ceramic tile, walk in closet and ceiling fan. Dining room has ceramic tile. Other extras: 2" blinds thru out, ceiling fans, fridge stays and washer and dryer too. All bedrooms are good sized and first bedroom has walk in closet. 1 car garage w/ garage laundry. Roof was replaced in 2012. Furnace & H2O tank replaced in 2012-13. Storms windows thru-out. New garage door opener. Covered patio and fence backyard w/ outbuilding. Bring your buyers to this one - worth a look.

7. 2014-07-21
   soldstatus $51,000
8. 2014-07-18
   soldstatus $51,000 193-char remark

   Show marketing remark (193 chars)

   Looking for a nice little 1135 sqft home in Midwest City, 3 bed 1.5 bath, covered back yard single car garage, near tinker air force base, could be great investment property, or first time home

9. 2014-05-21
   listed $55,000 193-char remark

   Show marketing remark (193 chars)

   Looking for a nice little 1135 sqft home in Midwest City, 3 bed 1.5 bath, covered back yard single car garage, near tinker air force base, could be great investment property, or first time home

ⓘ 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: $1,096 · $91/mo
• Projected year-2 tax: $1,350 · $112/mo
• Expected delta: +$254/yr (+$21/mo · 23.2%)

ⓘ 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: $18,072
• − Mortgage interest: −$8,402
• − Property taxes: −$1,096
• − Insurance: −$750
• − Repairs & maintenance: −$1,446
• − Management: −$1,446
• − Depreciation: −$4,364
• Taxable income: $568
• Est. tax owed @ 24.0%: −$136
• After-tax cash flow: $2,855/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): 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

+172.7% since first listed

9 events — show timeline

• 2026-04-23 Pending — MLSOK
• 2026-04-10 Listed $150,000 MLSOK
• 2019-05-30 Sold (Public Records) $86,000 Public Records
• 2019-05-24 Sold (MLS) $86,000 MLSOK
• 2019-04-27 Pending — MLSOK
• 2019-04-25 Listed $85,000 MLSOK
• 2014-07-21 Sold (Public Records) $51,000 Public Records
• 2014-07-18 Sold (MLS) $51,000 MLSOK
• 2014-05-21 Listed $55,000 MLSOK

Property tax history

+5.6%/yr

Latest (2025): $1,096 · +1.7% YoY. Source: county tax records.