10624 Bellview Dr · Midwest City, OK 73130

$160,000

3 bd · 1.0 ba · 1,264 sqft · SingleFamily public records · 50 Days on market

Built 1960 0.31 ac lot Est $190k · 16% under

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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 +20.3/30.0
• ARV discount +14.5/15.0
• DSCR +6.4/10.0
• 1% rule +5.1/10.0
• Rent growth +3.9/5.0
• Livability +3.6/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for an investor special? Look no further than this charming home! Situated on a generous .6 acre lot, this property offers plenty of potential for those with a creative eye. The home itself features three bedrooms and one bathroom, with plenty of space to make your mark. While it does require some work to bring it up to its full potential, this property offers an excellent opportunity for someone looking to invest in a fixer-upper. One of the highlights of this property is the 30x30x12 shop with 6" slab and 150 amp electric, perfect for storing equipment or for use as a workshop. With a little work, this space could be transformed into a functional and productive area for any hobbyist or entrepreneur. Located in Midwest City, this property offers easy access to all of the amenities of city living while still maintaining a quiet and peaceful atmosphere. Property is being sold as is. Seller will make no repairs. Updated pics and scan coming soon

Key facts

• 2023 roof
• 2023 hvac
• 30x30x12 shop

Tags

• 2023 HVAC
• 2023 ROOF
• INDOOR LAUNDRY ROOM
• 30X30X12 SHOP
• 6 SLAB

Property features AI

Finance

• Other: Homestead status: homestead eligible; Located in Pointon City 2nd Add
• Financial info: Listing offered as-is; cash offers accepted; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Utilities: Electricity available; Natural gas available; Private well available; Septic tank
• Home design: Single family residence; One-story; Residential property; Existing construction
• Construction: Brick and frame construction; Composition roof (replaced/updated 2023); Combination foundation
• Exterior features: Covered porch; Outbuildings; Corner lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Interior features: Ceiling fans

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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.
• 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: Nicoma Park Intermediate Es (math 36% / reading 31%, grade F, #205 of 845 statewide, top 25%, 366 students, 0% FRL); Nicoma Park Ms (math 23% / reading 29%, grade F, #79 of 345 statewide, top 24%, 622 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: Rents rising fast (+5.7%/yr); 167 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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 $5k 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 50 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 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 1960 — 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: 7.83%
• Cash-on-cash: 5.47%
• DSCR: 1.24
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $189,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10624 Bellview Dr	0.00mi	3/1.0	1,264 (0%)	0mo	$152,000	$120	100
938 Travis Ct	0.13mi	3/2.0	1,298 (+3%)	3mo	$180,000	$139	83
10305 1/2 Saint Patrick Dr	0.40mi	3/2.0	1,304 (+3%)	1mo	$245,000	$188	71
10545 Kristie Ln	0.10mi	3/2.0	1,324 (+5%)	18mo	$200,000	$151	68
10344 Lejean Dr	0.27mi	3/1.0	1,113 (-12%)	1mo	$62,000	$56	67
10813 SE 9th St	0.16mi	2/1.0 (-1)	1,103 (-13%)	6mo	$165,000	$150	61
10529 Kristie Ln	0.13mi	3/2.0	1,386 (+10%)	19mo	$199,900	$144	58
1317 Tara Dr	0.39mi	3/2.0	1,412 (+12%)	6mo	$220,000	$156	53
700 S Friendly Rd	0.49mi	3/1.0	1,380 (+9%)	13mo	$177,000	$128	51
608 S Friendly Rd	0.50mi	3/2.0	1,353 (+7%)	18mo	$159,900	$118	46
10200 SE 14th St	0.64mi	3/1.5	1,187 (-6%)	17mo	$230,000	$194	44
10235 Saint Patrick Dr	0.47mi	2/2.0 (-1)	1,150 (-9%)	24mo	$190,000	$165	34

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: -4.9%
• Equity multiple: 0.81×
• Total profit: $-8,368
• Equity at exit: $23,857

10-year hold

• IRR: 7.7%
• Equity multiple: 1.65×
• Total profit: $29,202
• Equity at exit: $13,834

Cash invested: $44,800 (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: $1,611 high
• Mortgage (P&I): −$839
• Tax from tax record: −$163 /mo · $1,951/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $204

Break-even live

Break-even rent $1,352

Max offer price $160,000

Occupancy floor 82%

Sensitivity live

Price	-10% $295	-5% $250	+0% $204	+5% $159	+10% $114
Rent	-10% $77	-5% $141	+0% $204	+5% $268	+10% $332
Rate	-1.0pp $285	-0.5pp $245	base $204	+0.5pp $163	+1.0pp $121

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10420 SE 21st St Oklahoma City, OK	3.0	2.0	1870	$1,485	$0.79	21d	1	0.98mi
1801 Pennington Cir Oklahoma City, OK	3.0	2.5	1831	$1,800	$0.98	3d	1	1.12mi
600 N Poplar Ln Oklahoma City, OK	3.0	2.0	1592	$1,749	$1.10	3d	1	1.14mi
9705 Oak Tree Ter Oklahoma City, OK	3.0	2.0	1100	$1,410	$1.28	12d	1	1.15mi
10701 SE 26th St Oklahoma City, OK	3.0	2.0	1598	$1,695	$1.06	3d	1	1.22mi
405 Lotus Ave Oklahoma City, OK	3.0	2.0	1300	$1,611	$1.24	3d	1	1.22mi
11703 Lorene Ave Oklahoma City, OK	3.0	2.0	1524	$1,650	$1.08	3d	1	1.34mi
11703 Lorene Ave Oklahoma City, OK	3.0	2.0	1524	$1,650	$1.08	12d	1	1.34mi
10800 SE 27th St Oklahoma City, OK	3.0	2.0	1577	$1,695	$1.07	17d	1	1.34mi
10831 NE 8th Ter Oklahoma City, OK	3.0	2.0	1704	$1,820	$1.07	25d	1	1.36mi
629 Lloyd Ave Oklahoma City, OK	4.0	1.5	1213	$1,095	$0.90	5d	1	1.39mi
9720 Railroad Oklahoma City, OK	3.0	2.0	1528	$1,595	$1.04	25d	1	1.42mi
217 Saint Charles Way Oklahoma City, OK	4.0	2.0	1448	$1,525	$1.05	25d	1	1.43mi
645 Lloyd Ave Oklahoma City, OK	4.0	1.5	1186	$1,650	$1.39	3d	1	1.43mi
2813 Josie Cir Unit 2811 Midwest City, OK	4.0	2.0	1814	$1,800	$0.99	3d	1	1.44mi
604 Moraine Ave Oklahoma City, OK	3.0	1.5	1181	$1,395	$1.18	3d	1	1.45mi
2813 Josie Cir Oklahoma City, OK	4.0	2.0	1814	$1,800	$0.99	22d	1	1.46mi
633 Lotus Ave Oklahoma City, OK	3.0	1.0	1038	$1,300	$1.25	12d	1	1.48mi
721 Lloyd Ave Oklahoma City, OK	4.0	2.5	1552	$1,500	$0.97	3d	1	1.49mi

Listing history 15 events

1. 2026-06-07
   statusdays on market $160,000 Pending 50 DOM
2. 2026-06-03
   days on market $160,000 Active 47 DOM
3. 2026-06-02
   days on market $160,000 Active 46 DOM
4. 2026-06-01
   days on market $160,000 Active 45 DOM
5. 2026-05-31
   days on market $160,000 Active 44 DOM
6. 2026-04-17
   listed $160,000 Active
7. 2023-06-29
   soldstatus $150,000
8. 2023-06-23
   soldstatus $150,000 Closed 970-char remark

   Show marketing remark (970 chars)

   Looking for an investor special? Look no further than this charming home! Situated on a generous .6 acre lot, this property offers plenty of potential for those with a creative eye. The home itself features three bedrooms and one bathroom, with plenty of space to make your mark. While it does require some work to bring it up to its full potential, this property offers an excellent opportunity for someone looking to invest in a fixer-upper. One of the highlights of this property is the 30x30x12 shop with 6" slab and 150 amp electric, perfect for storing equipment or for use as a workshop. With a little work, this space could be transformed into a functional and productive area for any hobbyist or entrepreneur. Located in Midwest City, this property offers easy access to all of the amenities of city living while still maintaining a quiet and peaceful atmosphere. Property is being sold as is. Seller will make no repairs. Updated pics and scan coming soon

9. 2023-06-12
   status Pending 970-char remark

   Show marketing remark (970 chars)

   Looking for an investor special? Look no further than this charming home! Situated on a generous .6 acre lot, this property offers plenty of potential for those with a creative eye. The home itself features three bedrooms and one bathroom, with plenty of space to make your mark. While it does require some work to bring it up to its full potential, this property offers an excellent opportunity for someone looking to invest in a fixer-upper. One of the highlights of this property is the 30x30x12 shop with 6" slab and 150 amp electric, perfect for storing equipment or for use as a workshop. With a little work, this space could be transformed into a functional and productive area for any hobbyist or entrepreneur. Located in Midwest City, this property offers easy access to all of the amenities of city living while still maintaining a quiet and peaceful atmosphere. Property is being sold as is. Seller will make no repairs. Updated pics and scan coming soon

10. 2023-06-03
    status Active 970-char remark

    Show marketing remark (970 chars)

    Looking for an investor special? Look no further than this charming home! Situated on a generous .6 acre lot, this property offers plenty of potential for those with a creative eye. The home itself features three bedrooms and one bathroom, with plenty of space to make your mark. While it does require some work to bring it up to its full potential, this property offers an excellent opportunity for someone looking to invest in a fixer-upper. One of the highlights of this property is the 30x30x12 shop with 6" slab and 150 amp electric, perfect for storing equipment or for use as a workshop. With a little work, this space could be transformed into a functional and productive area for any hobbyist or entrepreneur. Located in Midwest City, this property offers easy access to all of the amenities of city living while still maintaining a quiet and peaceful atmosphere. Property is being sold as is. Seller will make no repairs. Updated pics and scan coming soon

11. 2023-05-22
    status Pending 970-char remark

    Show marketing remark (970 chars)

    Looking for an investor special? Look no further than this charming home! Situated on a generous .6 acre lot, this property offers plenty of potential for those with a creative eye. The home itself features three bedrooms and one bathroom, with plenty of space to make your mark. While it does require some work to bring it up to its full potential, this property offers an excellent opportunity for someone looking to invest in a fixer-upper. One of the highlights of this property is the 30x30x12 shop with 6" slab and 150 amp electric, perfect for storing equipment or for use as a workshop. With a little work, this space could be transformed into a functional and productive area for any hobbyist or entrepreneur. Located in Midwest City, this property offers easy access to all of the amenities of city living while still maintaining a quiet and peaceful atmosphere. Property is being sold as is. Seller will make no repairs. Updated pics and scan coming soon

12. 2023-05-10
    listed $160,000 Active 970-char remark

    Show marketing remark (970 chars)

    Looking for an investor special? Look no further than this charming home! Situated on a generous .6 acre lot, this property offers plenty of potential for those with a creative eye. The home itself features three bedrooms and one bathroom, with plenty of space to make your mark. While it does require some work to bring it up to its full potential, this property offers an excellent opportunity for someone looking to invest in a fixer-upper. One of the highlights of this property is the 30x30x12 shop with 6" slab and 150 amp electric, perfect for storing equipment or for use as a workshop. With a little work, this space could be transformed into a functional and productive area for any hobbyist or entrepreneur. Located in Midwest City, this property offers easy access to all of the amenities of city living while still maintaining a quiet and peaceful atmosphere. Property is being sold as is. Seller will make no repairs. Updated pics and scan coming soon

13. 2012-05-08
    soldstatus $93,000
14. 2012-04-30
    soldstatus $93,000 182-char remark

    Show marketing remark (182 chars)

    This home sits on the corner and has 2 lots! 3 Bed 1 bath and 2 living areas. Great investment for first time buyers. Please come take a look and make this home yours! Great price!!!

15. 2012-01-17
    listed $94,900 182-char remark

    Show marketing remark (182 chars)

    This home sits on the corner and has 2 lots! 3 Bed 1 bath and 2 living areas. Great investment for first time buyers. Please come take a look and make this home yours! Great price!!!

ⓘ 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: $1,951 · $163/mo
• Projected year-2 tax: $1,951 · $163/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 · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $19,331
• − Mortgage interest: −$8,962
• − Property taxes: −$1,951
• − Insurance: −$800
• − Repairs & maintenance: −$1,546
• − Management: −$1,546
• − Depreciation: −$4,655
• Taxable loss: −$130
• Est. tax savings @ 24.0%: +$31
• After-tax cash flow: $2,483/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 — 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

+68.6% since first listed

10 events — show timeline

• 2026-04-17 Listed $160,000 MLSOK
• 2023-06-29 Sold (Public Records) $150,000 Public Records
• 2023-06-23 Sold (MLS) $150,000 MLSOK
• 2023-06-12 Pending — MLSOK
• 2023-06-03 Relisted — MLSOK
• 2023-05-22 Pending — MLSOK
• 2023-05-10 Listed $160,000 MLSOK
• 2012-05-08 Sold (Public Records) $93,000 Public Records
• 2012-04-30 Sold (MLS) $93,000 MLSOK
• 2012-01-17 Listed $94,900 MLSOK

Property tax history

+3.3%/yr

Latest (2025): $1,951 · +12.7% YoY. Source: county tax records.