313 W Peach St · Midwest City, OK 73110

$90,000

2 bd · 1.0 ba · 724 sqft · SingleFamily public records · 1 Days on market

Built 1947 6,551 sqft lot Est $101k · 11% 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 +24.7/30.0
• ARV discount +12.5/15.0
• DSCR +8.0/10.0
• 1% rule +5.7/10.0
• Livability +3.6/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

This 2-bedroom, 1-bath home is located in the Speckman Heights Addition in Midwest City, OK, which offers practical comforts and convenient location. The galley style kitchen includes a refrigerator & gas stove. There is a formal living and dinette. For your convenience there is an interior washer/dryer connections are provided for easy laundry. Climate is controlled with a minisplit heat and air system. Step outside to a covered patio and a large backyard for those family cookouts. Enjoy nearby shopping and dining options and easy access to I-40 and Tinker Air Force Base. If you want a first time home or rental take a look at this home today! This home can be purchased alone or packa

Key facts

• Easy access to i-40
• Large backyard
• Covered patio

Tags

• GALLEY STYLE KITCHEN
• MINISPLIT HEAT AND AIR SYSTEM
• COVERED PATIO
• LARGE BACKYARD
• EASY ACCESS TO I-40
• TINKER AIR FORCE BASE

Property features AI

Finance

• Other: Vacant; No home warranty
• Financial info: Loan qualification allowed; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Utilities: Public utilities
• Home design: Single family residence; One level; South-facing
• Construction: Brick and frame and vinyl siding exterior; Composition roof; Combination foundation; Existing property
• Exterior features: Covered patio; Combination fencing; Interior lot

Interior

• Kitchen: Gas range (freestanding); Gas oven (freestanding); Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Interior features: Ceiling fan(s); No fireplace
• Laundry & utility: Zoned heating; Zoned cooling

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $187 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($964 rent vs $90k).
• Cap rate 8.8% 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.
• 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: Midwest City Es (math 13% / reading 13%, grade F, #647 of 845 statewide, top 77%, 793 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 (+3.0%/yr); 171 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $622 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.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,000

Questions for the listing agent

1. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.07% ✓
• Cap rate: 8.79%
• Cash-on-cash: 8.90%
• DSCR: 1.40
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $101,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
313 W Peach St	0.00mi	2/1.0	724 (0%)	1mo	$80,000	$110	100
314 W Marshall Dr	0.15mi	2/1.0	736 (+2%)	2mo	$50,000	$68	89
7212 SE 15th St	0.37mi	2/1.0	735 (+2%)	2mo	$103,000	$140	79
7111 SE 15th St	0.28mi	2/1.0	756 (+4%)	5mo	$100,000	$132	75
608 W Rickenbacker Dr	0.36mi	2/1.0	735 (+2%)	6mo	$115,000	$156	75
901 Sandra Dr	0.30mi	2/1.0	693 (-4%)	10mo	$85,000	$123	71
228 Elm St	0.56mi	2/1.0	696 (-4%)	1mo	$65,000	$93	67
616 Procter Pl	0.33mi	2/1.0	672 (-7%)	8mo	$115,000	$171	66
1500 Sandra Dr	0.29mi	2/1.0	816 (+13%)	2mo	$114,900	$141	64
1407 E Lockheed Ct	0.28mi	2/1.0	816 (+13%)	2mo	$138,500	$170	64
504 E Rickenbacker Dr	0.64mi	2/1.0	769 (+6%)	7mo	$75,000	$98	54
220 W Ercoupe Dr	0.59mi	2/1.0	816 (+13%)	0mo	$118,000	$145	51

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 · 2.99% rent growth · sell at horizon

5-year hold

• IRR: -2.8%
• Equity multiple: 0.89×
• Total profit: $-2,699
• Equity at exit: $13,419

10-year hold

• IRR: 6.8%
• Equity multiple: 1.51×
• Total profit: $12,886
• Equity at exit: $7,782

Cash invested: $25,200 (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 73110

• Rents YoY: 3.0%
• Active inventory: 171
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $964 high
• Mortgage (P&I): −$472
• Tax from tax record: −$65 /mo · $780/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $187

Break-even live

Break-even rent $727

Max offer price $90,000

Occupancy floor 76%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
313 W Peach St Oklahoma City, OK	2.0	1.0	724	$975	$1.35	17d	1	0.02mi
314 W Peach St Midwest City, OK	2.0	1.0	736	$950	$1.29	23d	1	0.05mi
305 Babb Dr Oklahoma City, OK	1.0	1.0	625	$825	$1.32	4d	1	0.54mi
810 N Marshall Dr Midwest City, OK	1.0	1.0	686	$875	$1.28	20d	1	0.63mi
417 Babb Dr Midwest City, OK	1.0	1.0	640	$700	$1.09	11d	1	0.67mi
901 N Key Blvd Oklahoma City, OK	1.0	1.0	620	$600	$0.97	14d	1	0.74mi
705 N key Blvd Midwest City, OK	1.0	1.0	700	$795	$1.14	23d	1	0.78mi
538 E Indian Dr Oklahoma City, OK	2.0	1.0	739	$920	$1.24	21d	1	0.94mi
2212 Felix Pl Midwest City, OK	1.0	1.0	650	$645	$0.99	23d	1	1.14mi
6000 E Reno Ave Oklahoma City, OK	1.0–2.0	1.0–2.0	692	$989	$1.43	23d	1	1.28mi
8032 E Reno Ave Oklahoma City, OK	1.0–2.0	1.0	770	$850	$1.10	2d	3	1.45mi

Listing history 7 events

1. 2026-05-03
   status Pending
2. 2026-05-03
   listed $90,000 Active
3. 2026-04-12
   listed $995
4. 2026-04-12
   historical $995
5. 2026-04-09
   listed $995
6. 2018-10-19
   soldstatus $120,000
7. 1983-04-01
   soldstatus $9,000

ⓘ 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: $780 · $65/mo
• Projected year-2 tax: $810 · $67/mo
• Expected delta: +$29/yr (+$2/mo · 3.8%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 6 d/yr ≥107°F today · 17 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,567
• − Mortgage interest: −$5,041
• − Property taxes: −$780
• − Insurance: −$450
• − Repairs & maintenance: −$925
• − Management: −$925
• − Depreciation: −$2,618
• Taxable income: $826
• Est. tax owed @ 24.0%: −$198
• After-tax cash flow: $2,046/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): 32,348
• Household income: $51,228
• Rent vs Own: 54.9% rent · 45.1% own
• Severe rent burden: 1440.0

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 0.63)
• Race & ethnicity: White 55% Black 25% Two or more races 11% Hispanic / Latino 7% Native American 4% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 2% Slovak 1% Serbian 1%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -156.25%
• Current HPI: 257.0791
• Rent YoY: ▲ 2.99%
• 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

+900.0% since first listed

7 events — show timeline

• 2026-05-03 Pending — MLSOK
• 2026-05-03 Listed $90,000 MLSOK
• 2026-04-12 Listed for Rent $995 RENTLY
• 2026-04-12 Rental Removed $995 APPFOLIO
• 2026-04-09 Listed for Rent $995 APPFOLIO
• 2018-10-19 Sold (Public Records) $120,000 Public Records
• 1983-04-01 Sold (Public Records) $9,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $780 · +2.5% YoY. Source: county tax records.