603 S Marion Ave · Midwest City, OK 73130

$88,500

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 63 Days on market

Built 1951 0.30 ac lot Est $144k · 39% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Rent growth +3.9/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Investor special. Property being sold as is. Seller will do no repairs. Home is two bedrooms and one full bath. Large living room. Extra large lot and also garage. Come with all your creativity to this little opportunity.

Key facts

• 0.3 acre lot
• 2 garage spots
• Built 1951

Property features AI

Finance

• Other: Property located in Pointon City Add
• Financial info: Loan qualification: Yes; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Home design: Single family residence; One story; East-facing; Residential property; Existing structure
• Construction: Frame construction; Composition roof; Conventional foundation; Built (existing)
• Exterior features: Stable; Interior lot

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Interior features: One living area; No fireplace; No study

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $354 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $83k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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.
• 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: Soldier Creek Es (math 17% / reading 20%, grade F, #530 of 845 statewide, top 63%, 910 students, 0% FRL); Carl Albert Hs (math 16% / reading 33%, grade F, #150 of 447 statewide, top 48%, 1,115 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $612 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 + 5.7% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($83k) is reasonable based on typical stale-listing flexibility.
• 8 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 $72k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• 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 $83,190 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.40% ✓
• Cap rate: 11.09%
• Cash-on-cash: 17.14%
• DSCR: 1.76
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $144,000
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10244 Saint Patrick Dr	0.13mi	2/1.0	944 (-2%)	0mo	$169,000	$179	91
10329 E Reno Ave	0.31mi	2/1.0	1,058 (+10%)	8mo	$120,000	$113	62
721 E Bellview Dr	0.13mi	3/1.0 (+1)	1,068 (+11%)	22mo	$155,000	$145	52
10813 SE 9th St	0.51mi	2/1.0	1,103 (+15%)	6mo	$165,000	$150	46
9620 SE 4th St	0.74mi	2/1.0	872 (-9%)	6mo	$141,000	$162	45
9630 E Reno Ave	0.72mi	3/1.0 (+1)	1,092 (+14%)	14mo	$75,000	$69	27

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: 11.5%
• Equity multiple: 1.47×
• Total profit: $11,722
• Equity at exit: $13,196

10-year hold

• IRR: 22.7%
• Equity multiple: 3.20×
• Total profit: $54,489
• Equity at exit: $7,652

Cash invested: $24,780 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,237 high
• Mortgage (P&I): −$464
• Tax from tax record: −$122 /mo · $1,464/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $354

Break-even live

Break-even rent $789

Max offer price $88,500

Occupancy floor 66%

Sensitivity live

Price	-10% $404	-5% $379	+0% $354	+5% $329	+10% $304
Rent	-10% $256	-5% $305	+0% $354	+5% $403	+10% $452
Rate	-1.0pp $399	-0.5pp $377	base $354	+0.5pp $331	+1.0pp $308

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: $22,125
• Closing costs: $2,655
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9619 SE 4th St Oklahoma City, OK	2.0	1.0	640	$880	$1.38	25d	1	0.74mi
9705 Oak Tree Ter Oklahoma City, OK	3.0	2.0	1100	$1,410	$1.28	12d	1	0.76mi
633 Lotus Ave Oklahoma City, OK	3.0	1.0	1038	$1,300	$1.25	12d	1	1.12mi
801 Royal Ave Oklahoma City, OK	3.0	1.0	951	$1,200	$1.26	18d	1	1.22mi
9225 Stonegate Oklahoma City, OK	2.0	1.0	870	$1,025	$1.18	3d	1	1.32mi
9409 Rhythm Rd Oklahoma City, OK	3.0	1.5	1087	$1,250	$1.15	22d	1	1.46mi

Listing history 29 events

1. 2026-06-21
   days on market $88,500 Active 63 DOM
2. 2026-06-18
   days on market $88,500 Active 60 DOM
3. 2026-06-17
   days on market $88,500 Active 59 DOM
4. 2026-06-16
   days on market $88,500 Active 58 DOM
5. 2026-06-15
   statusdays on market $88,500 Active 57 DOM
6. 2026-06-08
   statusdays on market $88,500 Pending 55 DOM
7. 2026-06-07
   days on market $88,500 Active 54 DOM
8. 2026-06-05
   pricedays on market $88,500 Active 51 DOM
9. 2026-06-03
   days on market $89,000 Active 50 DOM
10. 2026-06-02
    days on market $89,000 Active 49 DOM
11. 2026-06-01
    days on market $89,000 Active 48 DOM
12. 2026-05-31
    days on market $89,000 Active 47 DOM
13. 2026-04-27
    status Active
14. 2026-04-24
    status Pending
15. 2026-04-15
    status Active
16. 2026-04-08
    status Pending
17. 2026-04-06
    status Active
18. 2026-03-27
    status Pending
19. 2026-03-25
    listed $89,500 Active
20. 2022-05-17
    historical
21. 2022-05-09
    listed $124,999 Active
22. 2022-04-01
    historical
23. 2022-01-25
    listed $2,999,000 Active
24. 2010-11-01
    soldstatus $72,000
25. 2010-10-29
    soldstatus $72,000
26. 2010-06-14
    listed $76,000
27. 2003-10-10
    soldstatus $54,500
28. 2003-10-06
    soldstatus $54,400
29. 2003-06-12
    listed $52,000

ⓘ 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: $1,464 · $122/mo
• Projected year-2 tax: $1,464 · $122/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 6% 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: $14,840
• − Mortgage interest: −$4,957
• − Property taxes: −$1,464
• − Insurance: −$442
• − Repairs & maintenance: −$1,187
• − Management: −$1,187
• − Depreciation: −$2,575
• Taxable income: $3,027
• Est. tax owed @ 24.0%: −$727
• After-tax cash flow: $3,522/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

+72.1% since first listed

17 events — show timeline

• 2026-04-27 Relisted — MLSOK
• 2026-04-24 Pending — MLSOK
• 2026-04-15 Relisted — MLSOK
• 2026-04-08 Pending — MLSOK
• 2026-04-06 Relisted — MLSOK
• 2026-03-27 Pending — MLSOK
• 2026-03-25 Listed $89,500 MLSOK
• 2022-05-17 Listing Removed — MLSOK
• 2022-05-09 Listed $124,999 MLSOK
• 2022-04-01 Listing Removed — MLSOK
• 2022-01-25 Listed $2,999,000 MLSOK
• 2010-11-01 Sold (Public Records) $72,000 Public Records
• 2010-10-29 Sold (MLS) $72,000 MLSOK
• 2010-06-14 Listed $76,000 MLSOK
• 2003-10-10 Sold (Public Records) $54,500 Public Records
• 2003-10-06 Sold (MLS) $54,400 MLSOK
• 2003-06-12 Listed $52,000 MLSOK

Property tax history

+6.2%/yr

Latest (2025): $1,464 · +2.5% YoY. Source: county tax records.