1212 Mcdonald Dr · Midwest City, OK 73130

$123,900

3 bd · 1.0 ba · 918 sqft · SingleFamily public records · 45 Days on market

Built 1962 6,090 sqft lot $135/sqft · at area comps Est $123k · 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 +21.1/30.0
• ARV discount +7.0/15.0
• DSCR +6.7/10.0
• 1% rule +5.1/10.0
• 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

Fabulous home ready for your picky buyers. This Reno update touts a full restoration throughout with incredible Modern amenities. Realistic faux wood tiling throughout. Kitchen updated with new appliances ie. New Range with Vent Hood and Dish Washer, steel finished sink with garden sprayer faucet, grey with nickel finishes and plenty cabinet space. Updated bath with marble look tile in shower, grey with nickel finishes. Utility hook up in garage for washer and dryer. Covered Front porch and just minutes to Tinker AFB. Come on!!

Key facts

• Move-in-ready home
• Spacious living area
• Yard space

Tags

• MOVE-IN-READY HOME
• SPACIOUS LIVING AREA
• YARD SPACE
• CLOSE PROXIMITY TO SHOPPING
• QUICK ACCESS TO MAJOR HIGHWAYS

Property features AI

Finance

• Other: Homestead exemption applied; Located in McGregor Heights addition; Property is occupied; Listed as Active; Living area reported as 918 (assessor)
• Financial info: Loan financing available; Assumable financing not available
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Home design: Single family residence; One story; Existing property
• Construction: Brick and frame construction; Composition roof; Built with conventional foundation
• Exterior features: Open patio; Interior lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Interior features: One living area; No fireplace; Conventional foundation

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $124k.

Deal economics

• At list price, monthly cash flow is $176 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $124k).
• Recommended offer: $120k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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+, 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); 167 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $857 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.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($120k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y 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; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $120,183 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.01% ✓
• Cap rate: 8.00%
• Cash-on-cash: 6.10%
• DSCR: 1.27
• GRM: 8.3

CMA / ARV

• ARV (median comp): $122,538
• List price: $123,900
• Delta: 1.11%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1417 Mcdonald Dr	0.21mi	3/1.0	918 (0%)	1mo	$134,000	$146	90
1521 Mcdonald Dr	0.29mi	3/2.0	978 (+6%)	6mo	$149,000	$152	67
704 Briarwood Dr	0.36mi	3/1.0	864 (-6%)	11mo	$124,500	$144	64
800 Lotus Ave	0.43mi	3/1.0	1,000 (+9%)	3mo	$164,000	$164	62
1617 Mcgregor Dr	0.34mi	3/1.5	1,012 (+10%)	5mo	$105,000	$104	61
620 Lloyd Ave	0.64mi	3/1.5	952 (+4%)	2mo	$145,000	$152	60
9316 NE 13th Pl	0.24mi	3/1.5	1,030 (+12%)	9mo	$160,000	$155	59
701 Royal Ave	0.50mi	3/1.5	1,006 (+10%)	2mo	$155,000	$154	57
1804 N Saint Peter Ave	0.49mi	2/1.0 (-1)	856 (-7%)	5mo	$22,000	$26	57
9100 Jennifer Pl	0.48mi	4/1.0 (+1)	1,006 (+10%)	6mo	$99,000	$98	52
1408 N Douglas Blvd	0.55mi	2/1.0 (-1)	822 (-10%)	1mo	$137,000	$167	52
609 N Post Rd	0.67mi	2/1.0 (-1)	782 (-15%)	7mo	$91,000	$116	33

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: -4.0%
• Equity multiple: 0.85×
• Total profit: $-5,341
• Equity at exit: $18,474

10-year hold

• IRR: 8.5%
• Equity multiple: 1.72×
• Total profit: $25,045
• Equity at exit: $10,713

Cash invested: $34,692 (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: 167
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,248 high
• Mortgage (P&I): −$650
• Tax from tax record: −$108 /mo · $1,299/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $176

Break-even live

Break-even rent $1,025

Max offer price $123,900

Occupancy floor 81%

Sensitivity live

Price	-10% $246	-5% $211	+0% $176	+5% $141	+10% $106
Rent	-10% $78	-5% $127	+0% $176	+5% $226	+10% $275
Rate	-1.0pp $239	-0.5pp $208	base $176	+0.5pp $144	+1.0pp $111

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: $30,975
• Closing costs: $3,717
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1400 Marydale Ave Oklahoma City, OK	3.0	1.0	1082	$1,150	$1.06	17d	1	0.29mi
1525 McGregor Dr Oklahoma City, OK	3.0	1.5	1012	$1,275	$1.26	3d	1	0.32mi
1617 N Christine Dr Oklahoma City, OK	2.0	2.0	962	$1,050	$1.09	24d	1	0.38mi
801 Royal Ave Oklahoma City, OK	3.0	1.0	951	$1,200	$1.26	18d	1	0.41mi
9212 Jennifer Pl Oklahoma City, OK	3.0	2.0	960	$1,250	$1.30	44d	1	0.44mi
633 Lotus Ave Oklahoma City, OK	3.0	1.0	1038	$1,300	$1.25	11d	1	0.47mi
1168 N Douglas Blvd Oklahoma City, OK	1.0–2.0	1.0	725	$1,020	$1.41	18d	1	0.49mi
1809 Michell Dr Oklahoma City, OK	3.0	1.0	1125	$1,095	$0.97	3d	1	0.65mi
10220 Isaac Dr Oklahoma City, OK	3.0	1.0	1106	$1,250	$1.13	44d	1	0.75mi
8910 Oak Valley Dr Oklahoma City, OK	2.0	2.0	935	$1,000	$1.07	21d	1	0.77mi
9705 Oak Tree Ter Oklahoma City, OK	3.0	2.0	1100	$1,410	$1.28	11d	1	0.89mi
1520 Patricia Dr Oklahoma City, OK	3.0	1.0	1040	$1,200	$1.15	44d	1	0.96mi
4033 S Locust Dr Oklahoma City, OK	2.0	1.0	800	$900	$1.12	24d	1	1.00mi
8511 Justin Pl Oklahoma City, OK	2.0	1.0	962	$950	$0.99	15d	1	1.02mi
1020 N Spencer Rd Oklahoma City, OK	2.0	1.0	962	$895	$0.93	24d	1	1.04mi
1014 Spencer Rd Oklahoma City, OK	2.0	2.0	800	$1,000	$1.25	44d	1	1.04mi
1632 N Spencer Rd Oklahoma City, OK	2.0	1.0	772	$895	$1.16	15d	1	1.11mi
3513 Parkwoods Ln Oklahoma City, OK	3.0	1.5	903	$1,150	$1.27	45d	1	1.14mi
3609 Woodside Dr Midwest City, OK	3.0	1.0	858	$995	$1.16	3d	1	1.17mi
8801 Saint George Way Oklahoma City, OK	3.0	2.0	1122	$1,175	$1.05	11d	1	1.22mi
8801 Saint George Way Oklahoma City, OK	3.0	2.0	1122	$1,175	$1.05	24d	1	1.22mi
1008 Willow Brook Dr Oklahoma City, OK	3.0	1.5	1045	$1,125	$1.08	24d	1	1.25mi
9619 SE 4th St Oklahoma City, OK	2.0	1.0	640	$880	$1.38	24d	1	1.27mi
8717 Saint George Way Oklahoma City, OK	2.0	2.0	1075	$1,150	$1.07	24d	1	1.29mi
3512 N Holman Ct Oklahoma City, OK	3.0	2.0	1092	$1,275	$1.17	3d	1	1.43mi
8517 E Reno Ave Oklahoma City, OK	1.0–2.0	1.0–2.0	837	$859	$1.03	5d	1	1.43mi
801 Meadowridge Dr Oklahoma City, OK	3.0	1.5	1095	$1,095	$1.00	44d	1	1.43mi

Listing history 25 events

1. 2026-06-15
   status $123,900 Pending 45 DOM
2. 2026-06-15
   days on market $123,900 Active 45 DOM
3. 2026-06-13
   days on market $123,900 Active 43 DOM
4. 2026-06-09
   days on market $123,900 Active 39 DOM
5. 2026-06-08
   days on market $123,900 Active 38 DOM
6. 2026-06-07
   days on market $123,900 Active 37 DOM
7. 2026-06-05
   days on market $123,900 Active 34 DOM
8. 2026-06-03
   days on market $123,900 Active 33 DOM
9. 2026-06-02
   days on market $123,900 Active 32 DOM
10. 2026-06-01
    days on market $123,900 Active 31 DOM
11. 2026-05-31
    days on market $123,900 Active 30 DOM
12. 2026-05-01
    listed $124,900 Active 1224-char remark
13. 2020-07-28
    soldstatus $86,000
14. 2020-07-23
    soldstatus $86,000 Sold 533-char remark

    Show marketing remark (533 chars)

    Fabulous home ready for your picky buyers. This Reno update touts a full restoration throughout with incredible Modern amenities. Realistic faux wood tiling throughout. Kitchen updated with new appliances ie. New Range with Vent Hood and Dish Washer, steel finished sink with garden sprayer faucet, grey with nickel finishes and plenty cabinet space. Updated bath with marble look tile in shower, grey with nickel finishes. Utility hook up in garage for washer and dryer. Covered Front porch and just minutes to Tinker AFB. Come on!!

15. 2020-06-17
    status Pending 533-char remark

    Show marketing remark (533 chars)

    Fabulous home ready for your picky buyers. This Reno update touts a full restoration throughout with incredible Modern amenities. Realistic faux wood tiling throughout. Kitchen updated with new appliances ie. New Range with Vent Hood and Dish Washer, steel finished sink with garden sprayer faucet, grey with nickel finishes and plenty cabinet space. Updated bath with marble look tile in shower, grey with nickel finishes. Utility hook up in garage for washer and dryer. Covered Front porch and just minutes to Tinker AFB. Come on!!

16. 2020-06-10
    listed $85,000 Active 533-char remark

    Show marketing remark (533 chars)

    Fabulous home ready for your picky buyers. This Reno update touts a full restoration throughout with incredible Modern amenities. Realistic faux wood tiling throughout. Kitchen updated with new appliances ie. New Range with Vent Hood and Dish Washer, steel finished sink with garden sprayer faucet, grey with nickel finishes and plenty cabinet space. Updated bath with marble look tile in shower, grey with nickel finishes. Utility hook up in garage for washer and dryer. Covered Front porch and just minutes to Tinker AFB. Come on!!

17. 2020-01-03
    soldstatus $44,000 Sold

    Show marketing remark (117 chars)

    Great investment opportunity. Being sold As-Is. Has lots of potential! Member of selling LLC is a licensed realtor.

18. 2019-12-17
    status Pending

    Show marketing remark (117 chars)

    Great investment opportunity. Being sold As-Is. Has lots of potential! Member of selling LLC is a licensed realtor.

19. 2019-12-16
    listed $46,900 Active

    Show marketing remark (117 chars)

    Great investment opportunity. Being sold As-Is. Has lots of potential! Member of selling LLC is a licensed realtor.

20. 2019-12-04
    historical
21. 2019-11-13
    status Active
22. 2019-11-08
    status Pending
23. 2019-10-15
    price $51,000
24. 2019-10-08
    price $55,000
25. 2019-10-02
    listed $59,000 Active

ⓘ 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: $1,299 · $108/mo
• Projected year-2 tax: $1,299 · $108/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 5/10 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: $14,975
• − Mortgage interest: −$6,940
• − Property taxes: −$1,299
• − Insurance: −$620
• − Repairs & maintenance: −$1,198
• − Management: −$1,198
• − Depreciation: −$3,604
• Taxable income: $116
• Est. tax owed @ 24.0%: −$28
• After-tax cash flow: $2,087/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

+110.0% since first listed

16 events — show timeline

• 2026-06-15 Pending — MLSOK
• 2026-05-26 Price Changed $123,900 MLSOK
• 2026-05-01 Listed $124,900 MLSOK
• 2020-07-28 Sold (Public Records) $86,000 Public Records
• 2020-07-23 Sold (MLS) $86,000 MLSOK
• 2020-06-17 Pending — MLSOK
• 2020-06-10 Listed $85,000 MLSOK
• 2020-01-03 Sold (MLS) $44,000 MLSOK
• 2019-12-17 Pending — MLSOK
• 2019-12-16 Listed $46,900 MLSOK
• 2019-12-04 Listing Removed — MLSOK
• 2019-11-13 Relisted — MLSOK
• 2019-11-08 Pending — MLSOK
• 2019-10-15 Price Changed $51,000 MLSOK
• 2019-10-08 Price Changed $55,000 MLSOK
• 2019-10-02 Listed $59,000 MLSOK

Property tax history

+9.6%/yr

Latest (2025): $1,299 · +3.4% YoY. Source: county tax records.