9817 NE 10th St · Midwest City, OK 73130

$125,000

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 51 Days on market

Built 1948 0.44 ac lot $174/sqft · 11% above area Est $113k · 11% over

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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 +19.1/30.0
• DSCR +6.0/10.0
• 1% rule +4.3/10.0
• Rent growth +3.9/5.0
• Livability +3.6/5.0
• ARV discount +2.7/15.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

This 2-bedroom, 1-bath home is located in Midwest City and sits on an expansive 19,166 sq ft lot—just under half an acre. With 720 sq ft of living space, the property provides an excellent opportunity for buyers seeking extra space and future possibilities. Whether you’re looking to add on or create your own outdoor retreat, this property offers flexibility and potential.

Key facts

• Expansive lot
• Outdoor retreat
• 0.44 acre lot

Tags

• EXPANSIVE LOT
• OUTDOOR RETREAT

Property features AI

Finance

• Other: Located in Marydale Acres addition; Occupied (rent/leased); Directions: between Loyd and Post Rd. on NE 10th Street
• Financial info: Not assumable; Loan qualification: Unknown; Current tax amount listed
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Home design: Single family residence; One-story home; Residential property; Existing property; Homestead eligible
• Construction: Frame construction with vinyl siding; Composition roof; Combination foundation; Built status: Existing
• Exterior features: Wooded lot; Other lot features

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Floor furnace heating; Window unit air conditioning
• Interior features: Two living areas; One dining area; No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $132 ($2k/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 $116k (7.4% below list).
• Recommended offer: $116k (7.4% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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: Emerson Alternative Ed. (Es) (math 24% / reading 24%, grade F, #354 of 845 statewide, top 47%, 64 students, 0% FRL); Classen Ms of Advanced Studies (math 35% / reading 46%, grade F, #6 of 345 statewide, top 1%, 855 students, 0% FRL); Southeast Hs (math 8% / reading 17%, grade F, #355 of 447 statewide, top 80%, 854 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.
• Zoned-school proficiency averages 26% at this address vs 8% district-wide (+17 pts) — the actual schools serving this property are materially stronger than the Oklahoma City average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+5.7%/yr); 167 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $864 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 51 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $24k; list at $125k implies a 432% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — 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 $115,784 (7.4% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — 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: 0.93% ✗
• Cap rate: 7.56%
• Cash-on-cash: 4.53%
• DSCR: 1.20
• GRM: 9.0

CMA / ARV

• ARV (median comp): $112,860
• List price: $125,000
• Delta: 10.76%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
609 N Post Rd	0.40mi	2/1.0	782 (+9%)	7mo	$91,000	$116	61
1213 N Wilkinson Dr	0.54mi	2/1.0	682 (-5%)	14mo	$65,000	$95	54
1209 N Timber Rd	0.75mi	2/1.0	768 (+7%)	14mo	$79,000	$103	42
9336 NE 16th St	0.69mi	2/1.0	808 (+12%)	22mo	$130,000	$161	29

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: -6.5%
• Equity multiple: 0.75×
• Total profit: $-8,613
• Equity at exit: $18,638

10-year hold

• IRR: 6.0%
• Equity multiple: 1.50×
• Total profit: $17,373
• Equity at exit: $10,808

Cash invested: $35,000 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,158 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$75 /mo · $901/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $132

Break-even live

Break-even rent $991

Max offer price $125,000

Occupancy floor 84%

Sensitivity live

Price	-10% $203	-5% $167	+0% $132	+5% $97	+10% $61
Rent	-10% $41	-5% $86	+0% $132	+5% $178	+10% $223
Rate	-1.0pp $195	-0.5pp $164	base $132	+0.5pp $100	+1.0pp $67

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1168 N Douglas Blvd Oklahoma City, OK	1.0–2.0	1.0	725	$1,020	$1.41	19d	1	0.83mi
9619 SE 4th St Oklahoma City, OK	2.0	1.0	640	$880	$1.38	25d	1	1.23mi

Listing history 17 events

1. 2026-06-21
   days on market $125,000 Active 51 DOM
2. 2026-06-18
   days on market $125,000 Active 48 DOM
3. 2026-06-17
   days on market $125,000 Active 47 DOM
4. 2026-06-16
   days on market $125,000 Active 46 DOM
5. 2026-06-15
   days on market $125,000 Active 45 DOM
6. 2026-06-13
   days on market $125,000 Active 43 DOM
7. 2026-06-09
   days on market $125,000 Active 39 DOM
8. 2026-06-08
   days on market $125,000 Active 38 DOM
9. 2026-06-07
   days on market $125,000 Active 37 DOM
10. 2026-06-05
    days on market $125,000 Active 34 DOM
11. 2026-06-03
    days on market $125,000 Active 33 DOM
12. 2026-06-02
    days on market $125,000 Active 32 DOM
13. 2026-06-01
    pricedays on market $125,000 Active 31 DOM
14. 2026-05-31
    days on market $140,000 Active 30 DOM
15. 2026-04-30
    listed $140,000 Active 386-char remark
16. 1990-05-14
    soldstatus $23,500
17. 1987-10-13
    soldstatus $12,000

ⓘ 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: $901 · $75/mo
• Projected year-2 tax: $1,125 · $94/mo
• Expected delta: +$224/yr (+$19/mo · 24.8%)

ⓘ 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 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: $13,894
• − Mortgage interest: −$7,002
• − Property taxes: −$901
• − Insurance: −$625
• − Repairs & maintenance: −$1,112
• − Management: −$1,112
• − Depreciation: −$3,636
• Taxable loss: −$493
• Est. tax savings @ 24.0%: +$118
• After-tax cash flow: $1,702/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

+941.7% since first listed

4 events — show timeline

• 2026-06-01 Price Changed $125,000 MLSOK
• 2026-04-30 Listed $140,000 MLSOK
• 1990-05-14 Sold (Public Records) $23,500 Public Records
• 1987-10-13 Sold (Public Records) $12,000 Public Records

Property tax history

+7.4%/yr

Latest (2025): $901 · +3.4% YoY. Source: county tax records.