3010 S Indian Meridian Rd · Choctaw, OK 73020

$100,000

3 bd · 2.0 ba · 1,504 sqft · SingleFamily public records · 11 Days on market

Built 1966 0.55 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Investor Opportunity in Choctaw Schools! This 3 bed, 2 bath home on . 55 acres is full of potential and ready for the right buyer to bring it back to life. The property features a covered front porch, covered back patio, and a second living area with a charming brick fireplace, offering a solid starting point for your next project. Even better—the . 41-acre lot with mobile home next door is also available, and the seller is selling both properties together, creating an excellent opportunity for additional space, future development, or investment flexibility. Located in the Choctaw School District with easy access to nearby highways, shopping, and Tinker AFB, this is a chance to secure

Key facts

• Covered front porch
• Brick fireplace
• Second living area

Tags

• COVERED FRONT PORCH
• COVERED BACK PATIO
• SECOND LIVING AREA
• BRICK FIREPLACE
• EASY ACCESS TO HIGHWAYS
• NEARBY SHOPPING

Property features AI

Finance

• Other: Homestead exempt; Interior lot
• Financial info: Loan qualifying available
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Utilities: Electricity available; Private well available; Septic tank
• Home design: Single family residence; One level; Faces south; Residential property
• Construction: Brick and frame construction; Brick exterior; Composition roof (replaced 2021); Conventional foundation
• Exterior features: Covered patio; Covered porch; Outdoor storage

Interior

• Kitchen: Built-in electric range; Built-in electric oven; Dishwasher
• Bedrooms: 3 bedrooms
• Flooring: Combination flooring; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; No central air
• Interior features: Ceiling fan(s); One fireplace with insert
• Laundry & utility: Garage door lift; Smoke alarm

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $805 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 16.0% 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: Indian Meridian Es (560 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: 326 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 $691 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $54k; list at $100k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,000

Questions for the listing agent

1. Built in 1966 — 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: 1.90% ✓
• Cap rate: 15.96%
• Cash-on-cash: 34.51%
• DSCR: 2.54
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $263,200
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16216 SE 26th St	0.30mi	4/1.0 (+1)	1,482 (-2%)	1mo	$196,300	$132	74
2742 S Sandwood Ave	0.33mi	3/1.5	1,404 (-7%)	3mo	$180,000	$128	69
2750 S Indian Meridian Rd	0.26mi	3/2.0	1,717 (+14%)	7mo	$299,900	$175	58
3900 S Indian Meridian Rd	0.54mi	3/1.0	1,353 (-10%)	2mo	$295,500	$218	52
16693 SE 27th St	0.65mi	4/1.5 (+1)	1,468 (-2%)	10mo	$274,900	$187	51
2533 Moran Rd	0.70mi	2/2.0 (-1)	1,413 (-6%)	2mo	$239,900	$170	50
15855 Leslie Rd	0.73mi	2/1.0 (-1)	1,500 (-0%)	11mo	$325,000	$217	47

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.0%
• Equity multiple: 2.25×
• Total profit: $35,109
• Equity at exit: $14,910

10-year hold

• IRR: 37.3%
• Equity multiple: 4.45×
• Total profit: $96,727
• Equity at exit: $8,646

Cash invested: $28,000 (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 73020

• Active inventory: 326
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,896 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$126 /mo · $1,518/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $805

Break-even live

Break-even rent $877

Max offer price $100,000

Occupancy floor 53%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-22
   status Active
2. 2026-03-17
   status Pending
3. 2026-03-12
   listed $100,000 Active
4. 1980-10-01
   soldstatus $54,500

ⓘ 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: $1,518 · $126/mo
• Projected year-2 tax: $1,518 · $126/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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,751
• − Mortgage interest: −$5,602
• − Property taxes: −$1,518
• − Insurance: −$500
• − Repairs & maintenance: −$1,820
• − Management: −$1,820
• − Depreciation: −$2,909
• Taxable income: $8,582
• Est. tax owed @ 24.0%: −$2,060
• After-tax cash flow: $7,603/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

+83.5% since first listed

4 events — show timeline

• 2026-05-22 Relisted — MLSOK
• 2026-03-17 Pending — MLSOK
• 2026-03-12 Listed $100,000 MLSOK
• 1980-10-01 Sold (Public Records) $54,500 Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,518 · +4.0% YoY. Source: county tax records.