113 Oak Tree Dr · Midwest City, OK 73130

$164,900

3 bd · 2.0 ba · 1,306 sqft · SingleFamily public records · 64 Days on market

Built 1984 6,207 sqft lot Est $170k · at est.

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Why this score? — see what drove the D 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 +14.3/30.0
• ARV discount +8.8/15.0
• DSCR +4.3/10.0
• Rent growth +3.9/5.0
• 1% rule +3.8/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss out! This well cared for 3 bed/2 bath home won’t last long. This 1,306 sq ft home features a spacious living room and a large master suite with the master bath recently updated with a walk-in shower. It also has two good-sized secondary bedrooms and a sizable utility room to meet all your storage needs. As a rental property, this home is just waiting for the new owner’s special touch to bring it back to life. Seller is listing the property AS-IS, with no repairs. Currently tenant occupied but will be out by the end of the month. Only CASH offers will be entertained. Please allow 24-hour notice for showings. Professional pictures coming soon.

Key facts

• Open floor plan
• Classic fireplace
• Granite countertops

Tags

• OPEN FLOOR PLAN
• CLASSIC FIREPLACE
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• FULLY FENCED BACKYARD
• PRIME LOCATION

Property features AI

Finance

• Other: Vacant and available; Homestead: No
• Financial info: Listing offered in as-is condition; cash, conventional, FHA, or VA financing accepted; Assumable loan: No
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Utilities: Electricity available; Public utilities
• Home design: Single family residence; One story; Residential property; Existing property
• Construction: Brick and frame construction; Composition roof; Slab foundation
• Exterior features: Covered porch; Open patio; Lot features: Other

Interior

• Kitchen: Range
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: Ceiling fans; Window treatments; 1 fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $30 ($357/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $146k (11.6% below list).
• Recommended offer: $146k (11.6% 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.
• Midwest City-Del City (suburban): math 10% / reading 17% proficiency, ranked #231 of 270 in OK (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Cleveland Bailey Es (math 17% / reading 17%, grade F, #540 of 845 statewide, top 68%, 307 students, 0% FRL); Carl Albert Ms (math 14% / reading 26%, grade F, #158 of 345 statewide, top 47%, 834 students, 0% FRL); Midwest City Hs (math 7% / reading 17%, grade F, #359 of 447 statewide, top 80%, 1,368 students, 0% FRL) — zoned schools average 0% FRL vs 57% district-wide (57 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; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $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 64 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 3 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.

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 $145,720 (11.6% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.88% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.77%
• DSCR: 1.03
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $169,780
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
140 Oak Tree Ln	0.08mi	3/2.0	1,306 (0%)	1mo	$175,000	$134	95
129 Oak Tree Dr	0.04mi	3/2.0	1,309 (+0%)	7mo	$190,000	$145	91
10116 Oak Park Dr	0.36mi	3/2.0	1,280 (-2%)	3mo	$190,000	$148	77
203 Oak Tree Ln	0.10mi	3/2.0	1,440 (+10%)	7mo	$218,000	$151	72
10305 1/2 Saint Patrick Dr	0.57mi	3/2.0	1,304 (-0%)	1mo	$245,000	$188	72
617 S Saint Paul Ave	0.42mi	3/1.0	1,332 (+2%)	2mo	$120,000	$90	72
220 Oak Tree Ln	0.14mi	3/2.0	1,466 (+12%)	2mo	$118,000	$80	71
516 N Lotus Ave	0.52mi	3/2.0	1,274 (-2%)	8mo	$165,000	$130	65
640 Moraine Ave	0.66mi	3/2.0	1,250 (-4%)	7mo	$155,000	$124	56
637 Lotus Ave	0.65mi	3/2.0	1,439 (+10%)	1mo	$164,000	$114	52
645 Lloyd Ave	0.66mi	4/1.5 (+1)	1,186 (-9%)	3mo	$147,000	$124	44
10344 Lejean Dr	0.71mi	3/1.0	1,113 (-15%)	1mo	$62,000	$56	37

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: -12.1%
• Equity multiple: 0.55×
• Total profit: $-20,704
• Equity at exit: $24,587

10-year hold

• IRR: 0.6%
• Equity multiple: 1.05×
• Total profit: $2,299
• Equity at exit: $14,258

Cash invested: $46,172 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,457 high
• Mortgage (P&I): −$865
• Tax from tax record: −$188 /mo · $2,256/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $30

Break-even live

Break-even rent $1,420

Max offer price $164,900

Occupancy floor 93%

Sensitivity live

Price	-10% $123	-5% $76	+0% $30	+5% $-17	+10% $-64
Rent	-10% $-85	-5% $-28	+0% $30	+5% $87	+10% $145
Rate	-1.0pp $113	-0.5pp $72	base $30	+0.5pp $-13	+1.0pp $-56

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9705 Oak Tree Ter Oklahoma City, OK	3.0	2.0	1100	$1,410	$1.28	12d	1	0.18mi
405 Lotus Ave Oklahoma City, OK	3.0	2.0	1300	$1,611	$1.24	3d	1	0.35mi
217 Saint Charles Way Oklahoma City, OK	4.0	2.0	1448	$1,525	$1.05	25d	1	0.42mi
604 Moraine Ave Oklahoma City, OK	3.0	1.5	1181	$1,395	$1.18	3d	1	0.54mi
629 Lloyd Ave Oklahoma City, OK	4.0	1.5	1213	$1,095	$0.90	5d	1	0.60mi
633 Lotus Ave Oklahoma City, OK	3.0	1.0	1038	$1,300	$1.25	12d	1	0.63mi
201 Three Oaks Dr Oklahoma City, OK	3.0	1.5	1818	$1,625	$0.89	25d	1	0.65mi
645 Lloyd Ave Oklahoma City, OK	4.0	1.5	1186	$1,650	$1.39	3d	1	0.65mi
600 N Poplar Ln Oklahoma City, OK	3.0	2.0	1592	$1,749	$1.10	3d	1	0.66mi
721 Lloyd Ave Oklahoma City, OK	4.0	2.5	1552	$1,500	$0.97	3d	1	0.72mi
801 Royal Ave Oklahoma City, OK	3.0	1.0	951	$1,200	$1.26	19d	1	0.78mi
8801 Saint George Way Oklahoma City, OK	3.0	2.0	1122	$1,175	$1.05	12d	1	1.01mi
8801 Saint George Way Oklahoma City, OK	3.0	2.0	1122	$1,175	$1.05	25d	1	1.01mi
9528 McIntosh Ave Oklahoma City, OK	3.0	2.0	1164	$1,195	$1.03	45d	1	1.04mi
236 Spirit Dr Midwest City, OK	3.0	2.0	1350	$1,600	$1.19	4d	1	1.05mi
9604 NE 11th St Oklahoma City, OK	4.0	1.0	1280	$1,795	$1.40	3d	1	1.05mi
8910 Oak Valley Dr Oklahoma City, OK	2.0	2.0	935	$1,000	$1.07	22d	1	1.07mi
1216 McGregor Dr Oklahoma City, OK	4.0	1.5	1212	$1,495	$1.23	4d	1	1.11mi
8717 Saint George Way Oklahoma City, OK	2.0	2.0	1075	$1,150	$1.07	25d	1	1.12mi
119 Woodman Dr Oklahoma City, OK	3.0	2.0	1252	$1,400	$1.12	4d	1	1.15mi
1400 Alan Ln Oklahoma City, OK	3.0	2.0	1288	$1,495	$1.16	45d	1	1.21mi
10831 NE 8th Ter Oklahoma City, OK	3.0	2.0	1704	$1,820	$1.07	25d	1	1.28mi
1400 Marydale Ave Oklahoma City, OK	3.0	1.0	1082	$1,150	$1.06	17d	1	1.28mi
8517 E Reno Ave Oklahoma City, OK	1.0–2.0	1.0–2.0	837	$859	$1.03	6d	1	1.30mi
910 N Oakview Dr Oklahoma City, OK	3.0	2.0	1512	$1,239	$0.82	3d	1	1.33mi
10220 Isaac Dr Oklahoma City, OK	3.0	1.0	1106	$1,250	$1.13	45d	1	1.35mi
1525 N Christine Dr Oklahoma City, OK	3.0	1.5	1264	$1,035	$0.82	4d	1	1.38mi
1525 McGregor Dr Oklahoma City, OK	3.0	1.5	1012	$1,275	$1.26	3d	1	1.38mi
1109 Parkview Dr Oklahoma City, OK	3.0	2.0	1290	$1,300	$1.01	25d	1	1.40mi
1617 N Christine Dr Oklahoma City, OK	2.0	2.0	962	$1,050	$1.09	25d	1	1.43mi
10400 Caton Pl Oklahoma City, OK	3.0	2.0	1164	$1,280	$1.10	25d	1	1.43mi
3513 Parkwoods Ln Oklahoma City, OK	3.0	1.5	903	$1,150	$1.27	46d	1	1.44mi
9212 Jennifer Pl Oklahoma City, OK	3.0	2.0	960	$1,250	$1.30	45d	1	1.46mi
1520 Patricia Dr Oklahoma City, OK	3.0	1.0	1040	$1,200	$1.15	45d	1	1.48mi

Listing history 18 events

1. 2026-06-13
   statusdays on market $164,900 Pending 64 DOM
2. 2026-06-09
   days on market $164,900 Active 61 DOM
3. 2026-06-08
   days on market $164,900 Active 60 DOM
4. 2026-06-07
   days on market $164,900 Active 59 DOM
5. 2026-06-05
   days on market $164,900 Active 56 DOM
6. 2026-06-03
   days on market $164,900 Active 55 DOM
7. 2026-06-02
   days on market $164,900 Active 54 DOM
8. 2026-06-01
   days on market $164,900 Active 53 DOM
9. 2026-05-31
   days on market $164,900 Active 52 DOM
10. 2026-04-09
    listed $169,900 Active
11. 2022-10-03
    soldstatus $2,641,000
12. 2022-04-05
    soldstatus $155,500
13. 2022-04-04
    soldstatus $155,200 Sold 672-char remark

    Show marketing remark (672 chars)

    Don't miss out! This well cared for 3 bed/2 bath home won’t last long. This 1,306 sq ft home features a spacious living room and a large master suite with the master bath recently updated with a walk-in shower. It also has two good-sized secondary bedrooms and a sizable utility room to meet all your storage needs. As a rental property, this home is just waiting for the new owner’s special touch to bring it back to life. Seller is listing the property AS-IS, with no repairs. Currently tenant occupied but will be out by the end of the month. Only CASH offers will be entertained. Please allow 24-hour notice for showings. Professional pictures coming soon.

14. 2022-03-07
    status Pending 672-char remark

    Show marketing remark (672 chars)

    Don't miss out! This well cared for 3 bed/2 bath home won’t last long. This 1,306 sq ft home features a spacious living room and a large master suite with the master bath recently updated with a walk-in shower. It also has two good-sized secondary bedrooms and a sizable utility room to meet all your storage needs. As a rental property, this home is just waiting for the new owner’s special touch to bring it back to life. Seller is listing the property AS-IS, with no repairs. Currently tenant occupied but will be out by the end of the month. Only CASH offers will be entertained. Please allow 24-hour notice for showings. Professional pictures coming soon.

15. 2022-03-01
    listed $150,000 Active 672-char remark

    Show marketing remark (672 chars)

    Don't miss out! This well cared for 3 bed/2 bath home won’t last long. This 1,306 sq ft home features a spacious living room and a large master suite with the master bath recently updated with a walk-in shower. It also has two good-sized secondary bedrooms and a sizable utility room to meet all your storage needs. As a rental property, this home is just waiting for the new owner’s special touch to bring it back to life. Seller is listing the property AS-IS, with no repairs. Currently tenant occupied but will be out by the end of the month. Only CASH offers will be entertained. Please allow 24-hour notice for showings. Professional pictures coming soon.

16. 2007-12-19
    historical
17. 2003-03-10
    listed $84,000
18. 1991-03-18
    soldstatus $50,350

ⓘ 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: $2,256 · $188/mo
• Projected year-2 tax: $2,256 · $188/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 · 19 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: $17,486
• − Mortgage interest: −$9,237
• − Property taxes: −$2,256
• − Insurance: −$824
• − Repairs & maintenance: −$1,399
• − Management: −$1,399
• − Depreciation: −$4,797
• Taxable loss: −$2,426
• Est. tax savings @ 24.0%: +$582
• After-tax cash flow: $939/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: Midwest City-Del City
• NCES district ID: 4019950
• Math proficiency: 10% ▼ -11.00%
• Reading proficiency: 17% ▼ -8.00%
• Median HH income: $45,724
• Composite: 12.09/100
• National rank: #9658
• State rank: #231 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

+237.4% since first listed

9 events — show timeline

• 2026-04-09 Listed $169,900 MLSOK
• 2022-10-03 Sold (Public Records) $2,641,000 Public Records
• 2022-04-05 Sold (Public Records) $155,500 Public Records
• 2022-04-04 Sold (MLS) $155,200 MLSOK
• 2022-03-07 Pending — MLSOK
• 2022-03-01 Listed $150,000 MLSOK
• 2007-12-19 Listing Removed — MLSOK
• 2003-03-10 Listed $84,000 MLSOK
• 1991-03-18 Sold (Public Records) $50,350 Public Records

Property tax history

+6.0%/yr

Latest (2025): $2,256 · -5.1% YoY. Source: county tax records.