2100 N Midwest Blvd · Midwest City, OK 73141

$165,000

3 bd · 1.0 ba · 1,016 sqft · SingleFamily public records · 25 Days on market

Built 1959 0.93 ac lot Est $145k · 14% over

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Why this score? — see what drove the F 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 +11.0/30.0
• Appreciation +6.1/10.0
• Livability +3.6/5.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• ARV discount +1.4/15.0
• Schools +0.7/10.0

Listing remarks MLS

Great investment property! 1 acre more or less, 3 bedroom 1 bath with fireplace. Well water but has Midwest City sewer & trash pickup. Owner started repairs and some renovation but could not complete it. Central Heat & Air quit working and was removed.

Key facts

• 3 phase electric
• Central heat and air
• Original fireplace

Tags

• ORIGINAL HARDWOOD FLOORS
• ORIGINAL FIREPLACE
• BEAUTIFUL STONE EXTERIOR
• CENTRAL HEAT AND AIR
• SHOP WITH ELECTRIC POLE
• 3 PHASE ELECTRIC

Property features AI

Finance

• Other: Infill lot; Lot size approximately 0.93 acres; No storm shelter; Property listed as existing; Occupied
• Financial info: Financing options: Cash, Conventional, FHA or VA; Loan qualification possible
• HOA & community: No mandatory association dues

Exterior

• Parking: Detached 2-car garage
• Utilities: Electricity available; Natural gas available; Public utilities; Private well available; Storm doors
• Home design: Single-family residence; One-level layout; Residential property
• Construction: Stone construction; Composition roof (replaced/installed 2019); Conventional foundation
• Exterior features: Covered porch; Open deck; Fire pit; Outbuildings with storage and workshop

Interior

• Kitchen: Free-standing gas range; Built-in gas oven; Microwave
• Bedrooms: 3 bedrooms
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 1 full bathroom
• Interior features: Ceiling fans
• Laundry & utility: Inside utility; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-68 ($-819/yr) — negative.
• To cash-flow at today's rent, offer at most $153k (7.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (26.3% below list).
• Recommended offer: $122k (26.3% 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); 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: 26 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $5k of equity ($1k loan paydown + $4k 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 $46k cash investment doubles in ~9 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 23y 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 $35k; list at $165k implies a 371% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,544 (26.3% 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. Built in 1959 — 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. 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?
7. 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.
8. 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.
9. 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: 0.74% ✗
• Cap rate: 5.80%
• Cash-on-cash: -1.77%
• DSCR: 0.92
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $145,288
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4605 NE Meadowvale Dr	0.46mi	3/1.5	1,077 (+6%)	2mo	$150,000	$139	65
7845 NE 18th St	0.19mi	3/1.0	912 (-10%)	14mo	$130,000	$143	63
921 Meadowgreen Dr	0.52mi	3/2.0	1,045 (+3%)	6mo	$155,000	$148	62
102 Cambridge Dr	0.62mi	3/2.0	1,048 (+3%)	15mo	$145,500	$139	50
4316 Meadowpark Dr	0.69mi	3/1.5	1,095 (+8%)	4mo	$163,000	$149	49
900 Meadowridge Dr	0.58mi	3/1.5	934 (-8%)	10mo	$135,000	$145	49
4609 Meadowpark Dr	0.54mi	3/1.5	925 (-9%)	17mo	$129,700	$140	44
4216 N Shadybrook Dr	0.63mi	3/2.0	1,112 (+9%)	12mo	$130,000	$117	40
213 E Campbell Rd	0.70mi	3/1.5	1,088 (+7%)	16mo	$155,000	$142	40
4312 Bonaparte Blvd	0.67mi	3/2.0	876 (-14%)	6mo	$142,500	$163	36
917 Willow Brook Dr	0.68mi	3/1.5	1,155 (+14%)	12mo	$168,000	$145	34
828 Willow Brook Dr	0.68mi	3/1.5	1,154 (+14%)	19mo	$129,000	$112	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: 3.4%
• Equity multiple: 1.18×
• Total profit: $8,481
• Equity at exit: $66,749

10-year hold

• IRR: 7.0%
• Equity multiple: 1.98×
• Total profit: $45,244
• Equity at exit: $97,417

Cash invested: $46,200 (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: 11.3×

Monthly cashflow live

• Estimated rent: $1,215 high
• Mortgage (P&I): −$865
• Tax from tax record: −$94 /mo · $1,133/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $-68

Break-even live

Break-even rent $1,302

Max offer price $152,937

Occupancy floor —

Sensitivity live

Price	-10% $25	-5% $-22	+0% $-68	+5% $-115	+10% $-162
Rent	-10% $-164	-5% $-116	+0% $-68	+5% $-20	+10% $28
Rate	-1.0pp $15	-0.5pp $-26	base $-68	+0.5pp $-111	+1.0pp $-155

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1401 N Midwest Blvd Midwest City, OK	3.0	2.0	1087	$1,000	$0.92	24d	1	0.49mi
1401 N Midwest Blvd Midwest City, OK	3.0	2.0	1087	$1,000	$0.92	20d	1	0.49mi
1401 N Midwest Blvd Midwest City, OK	1.0–3.0	1.0–2.0	803	$1,000	$1.25	12d	34	0.49mi
1401 N Midwest Blvd Midwest City, OK	3.0	2.0	1087	$1,000	$0.92	3d	1	0.49mi
1401 N Midwest Blvd Unit 167 Midwest City, OK	3.0	2.0	1087	$1,000	$0.92	4d	1	0.50mi
1401 N Midwest Blvd Apt 255 Midwest City, OK	2.0	1.0	970	$940	$0.97	20d	1	0.50mi
1401 N Midwest Blvd Unit 112 Midwest City, OK	2.0	1.0	970	$940	$0.97	4d	1	0.50mi
1312 N Midwest Blvd Oklahoma City, OK	3.0	1.5	946	$970	$1.03	3d	1	0.51mi
801 Meadowridge Dr Oklahoma City, OK	3.0	1.5	1095	$1,095	$1.00	44d	1	0.55mi
1632 N Spencer Rd Oklahoma City, OK	2.0	1.0	772	$895	$1.16	15d	1	0.61mi
1008 Willow Brook Dr Oklahoma City, OK	3.0	1.5	1045	$1,125	$1.08	24d	1	0.75mi
212 Cambridge Dr Oklahoma City, OK	3.0	2.0	1472	$1,400	$0.95	24d	1	0.76mi
7801 NE 10th St Oklahoma City, OK	1.0–3.0	1.0–2.5	940	$1,199	$1.28	2d	23	0.80mi
8741 Hillridge Dr Oklahoma City, OK	3.0	2.0	1182	$1,495	$1.26	44d	1	0.80mi
8741 Hillridge Dr Oklahoma City, OK	3.0	2.0	1182	$1,495	$1.26	2d	1	0.80mi
2008 Midridge Dr Oklahoma City, OK	3.0	2.0	1232	$1,325	$1.08	15d	1	0.83mi
2823 Juvene Cir Spencer, OK	3.0	2.0	1080	$1,800	$1.67	3d	1	0.85mi
3807 Bradfred St Unit 3809 Midwest City, OK	3.0	2.0	1339	$1,245	$0.93	2d	1	0.86mi
8511 Justin Pl Oklahoma City, OK	2.0	1.0	962	$950	$0.99	15d	1	0.90mi
208 W Shadywood Dr Oklahoma City, OK	3.0	1.0	891	$1,099	$1.23	24d	1	0.90mi
1020 N Spencer Rd Oklahoma City, OK	2.0	1.0	962	$895	$0.93	24d	1	0.93mi
911 Crabtree Cv Oklahoma City, OK	4.0	1.0	1144	$1,650	$1.44	44d	1	0.93mi
1014 Spencer Rd Oklahoma City, OK	2.0	2.0	800	$1,000	$1.25	44d	1	0.94mi
1619 N Douglas Blvd Oklahoma City, OK	3.0	2.0	1152	$1,129	$0.98	2d	1	0.97mi
4033 S Locust Dr Oklahoma City, OK	2.0	1.0	800	$900	$1.12	24d	1	1.03mi
1250 N Air Depot Blvd Midwest City, OK	1.0–2.0	1.0–2.0	692	$909	$1.31	4d	1	1.16mi
3512 Brookside Dr Oklahoma City, OK	4.0	2.0	763	$1,595	$2.09	2d	1	1.17mi
1617 Cynthia Dr Oklahoma City, OK	4.0	1.0	1161	$1,450	$1.25	44d	1	1.18mi
3512 N Holman Ct Oklahoma City, OK	3.0	2.0	1092	$1,275	$1.17	3d	1	1.18mi
3721 Parkwoods Ln Oklahoma City, OK	4.0	1.5	1266	$1,625	$1.28	2d	1	1.19mi
1620 Cynthia Dr Oklahoma City, OK	4.0	1.0	1203	$1,450	$1.21	44d	1	1.20mi
910 N Oakview Dr Oklahoma City, OK	3.0	2.0	1512	$1,239	$0.82	2d	1	1.23mi
3609 Woodside Dr Midwest City, OK	3.0	1.0	858	$995	$1.16	3d	1	1.25mi
3413 Willow Creek Dr Oklahoma City, OK	3.0	1.0	872	$975	$1.12	3d	1	1.26mi
3409 Willow Creek Dr Oklahoma City, OK	3.0	1.0	932	$1,050	$1.13	24d	1	1.27mi
1168 N Douglas Blvd Oklahoma City, OK	1.0–2.0	1.0	725	$1,020	$1.41	17d	1	1.27mi
9212 Jennifer Pl Oklahoma City, OK	3.0	2.0	960	$1,250	$1.30	44d	1	1.28mi
1040 Sycamore Dr Oklahoma City, OK	4.0	1.0	1144	$1,595	$1.39	2d	1	1.29mi
3513 Parkwoods Ln Oklahoma City, OK	3.0	1.5	903	$1,150	$1.27	45d	1	1.32mi
1400 Marydale Ave Oklahoma City, OK	3.0	1.0	1082	$1,150	$1.06	16d	1	1.41mi

Listing history 12 events

1. 2026-04-21
   status Pending
2. 2026-03-27
   listed $165,000 Active
3. 2012-06-19
   soldstatus $35,000 263-char remark

   Show marketing remark (263 chars)

   Great investment property! 1 acre more or less, 3 bedroom 1 bath with fireplace. Well water but has Midwest City sewer & trash pickup. Owner started repairs and some renovation but could not complete it. Central Heat & Air quit working and was removed.

4. 2011-12-05
   listed $37,500 263-char remark

   Show marketing remark (263 chars)

   Great investment property! 1 acre more or less, 3 bedroom 1 bath with fireplace. Well water but has Midwest City sewer & trash pickup. Owner started repairs and some renovation but could not complete it. Central Heat & Air quit working and was removed.

5. 2009-08-06
   historical
6. 2009-02-19
   listed $35,000
7. 2008-09-19
   soldstatus $47,000
8. 2008-09-15
   soldstatus $47,000
9. 2007-12-19
   historical
10. 2007-09-11
    listed $49,900
11. 2003-12-03
    listed $53,550
12. 1976-09-01
    soldstatus $15,033

ⓘ 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: $1,133 · $94/mo
• Projected year-2 tax: $1,485 · $124/mo
• Expected delta: +$352/yr (+$29/mo · 31.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 18 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: $14,585
• − Mortgage interest: −$9,243
• − Property taxes: −$1,133
• − Insurance: −$825
• − Repairs & maintenance: −$1,167
• − Management: −$1,167
• − Depreciation: −$4,800
• Taxable loss: −$3,749
• Est. tax savings @ 24.0%: +$900
• After-tax cash flow: $80/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

+997.6% since first listed

12 events — show timeline

• 2026-04-21 Pending — MLSOK
• 2026-03-27 Listed $165,000 MLSOK
• 2012-06-19 Sold (MLS) $35,000 MLSOK
• 2011-12-05 Listed $37,500 MLSOK
• 2009-08-06 Listing Removed — MLSOK
• 2009-02-19 Listed $35,000 MLSOK
• 2008-09-19 Sold (Public Records) $47,000 Public Records
• 2008-09-15 Sold (MLS) $47,000 MLSOK
• 2007-12-19 Listing Removed — MLSOK
• 2007-09-11 Listed $49,900 MLSOK
• 2003-12-03 Listed $53,550 MLSOK
• 1976-09-01 Sold (Public Records) $15,033 Public Records

Property tax history

+4.8%/yr

Latest (2025): $1,133 · +3.4% YoY. Source: county tax records.