1500 Mcdonald Dr · Midwest City, OK 73130

$120,000

3 bd · 1.0 ba · 918 sqft · SingleFamily public records · 24 Days on market

Built 1963 6,090 sqft lot $131/sqft · at area comps Est $122k · at est.

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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 +25.2/30.0
• DSCR +8.3/10.0
• ARV discount +8.3/15.0
• 1% rule +5.6/10.0
• Rent growth +3.9/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Brick home located at 1500 McDonald Ave in Midwest City offering 3 bedrooms, 1 bathroom, and a 1-car garage within 918 square feet of living space. Built in 1963, this property presents a great opportunity to add your personal touch and enhance its value. The layout provides a functional use of space, and the solid brick exterior adds to its lasting appeal. Conveniently situated with access to local amenities and within the Oklahoma City School District, this home is full of potential for the next owner.

Key facts

• Brick home
• Solid brick exterior
• 6,090 sq ft lot

Tags

• BRICK HOME
• SOLID BRICK EXTERIOR
• ACCESS TO LOCAL AMENITIES
• OKLAHOMA CITY SCHOOL DISTRICT

Property features AI

Finance

• Other: REO / Bank Owned; Occupied: No; Living area reported as 918 (assessor); Directions: From NE 16th and Douglas, East to McDonald, South to home.
• Financial info: Sold As-is condition; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Home design: Single family residence; One-level home; Residential property; Existing property
• Construction: Brick construction; Composition roof; Built prior to current listing (existing); Slab foundation
• Exterior features: Interior lot; No exterior special features listed

Interior

• Kitchen: Dining area (1)
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: No central cooling
• Interior features: Living area with one living area; No fireplace
• Laundry & utility: Slab foundation

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $270 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.0% 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: Willow Brook Es (346 students, 0% FRL); Star Spencer Hs (math 5% / reading 5%, grade F, #430 of 447 statewide, top 99%, 378 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.
• Market conditions: Rents rising fast (+5.7%/yr); 160 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $830 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.
• At projected returns (-3.0% appreciation + 5.7% rent growth), your $34k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $18k; list at $120k implies a 586% gain — meaningful room to come down on a strong offer.

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 $118,200 (1.5% below list)

Questions for the listing agent

1. Built in 1963 — 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: 1.06% ✓
• Cap rate: 8.99%
• Cash-on-cash: 9.65%
• DSCR: 1.43
• GRM: 7.9

CMA / ARV

• ARV (median comp): $122,060
• List price: $120,000
• Delta: -1.69%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1417 Mcdonald Dr	0.03mi	3/1.0	918 (0%)	1mo	$134,000	$146	98
1521 Mcdonald Dr	0.07mi	3/2.0	978 (+6%)	6mo	$149,000	$152	77
1617 Mcgregor Dr	0.12mi	3/1.5	1,012 (+10%)	5mo	$105,000	$104	71
1804 N Saint Peter Ave	0.30mi	2/1.0 (-1)	856 (-7%)	5mo	$22,000	$26	66
9316 NE 13th Pl	0.22mi	3/1.5	1,030 (+12%)	9mo	$160,000	$155	60
9100 Jennifer Pl	0.40mi	4/1.0 (+1)	1,006 (+10%)	6mo	$99,000	$98	56
9305 NE Stardust Ln	0.24mi	3/1.5	1,040 (+13%)	12mo	$156,000	$150	54
800 Lotus Ave	0.61mi	3/1.0	1,000 (+9%)	3mo	$164,000	$164	54
704 Briarwood Dr	0.58mi	3/1.0	864 (-6%)	11mo	$124,500	$144	54
1408 N Douglas Blvd	0.52mi	2/1.0 (-1)	822 (-10%)	0mo	$137,000	$167	53
8924 NE 17th St	0.64mi	2/1.0 (-1)	946 (+3%)	11mo	$145,000	$153	51
701 Royal Ave	0.69mi	3/1.5	1,006 (+10%)	2mo	$155,000	$154	49

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: 1.0%
• Equity multiple: 1.04×
• Total profit: $1,290
• Equity at exit: $17,892

10-year hold

• IRR: 13.0%
• Equity multiple: 2.15×
• Total profit: $38,625
• Equity at exit: $10,375

Cash invested: $33,600 (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: 160
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,267 high
• Mortgage (P&I): −$629
• Tax from tax record: −$52 /mo · $622/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $270

Break-even live

Break-even rent $926

Max offer price $120,000

Occupancy floor 74%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1525 McGregor Dr Oklahoma City, OK	3.0	1.5	1012	$1,275	$1.26	2d	1	0.05mi
1617 N Christine Dr Oklahoma City, OK	2.0	2.0	962	$1,050	$1.09	24d	1	0.11mi
1400 Marydale Ave Oklahoma City, OK	3.0	1.0	1082	$1,150	$1.06	16d	1	0.30mi
9212 Jennifer Pl Oklahoma City, OK	3.0	2.0	960	$1,250	$1.30	44d	1	0.33mi
1809 Michell Dr Oklahoma City, OK	3.0	1.0	1125	$1,095	$0.97	2d	1	0.42mi
1168 N Douglas Blvd Oklahoma City, OK	1.0–2.0	1.0	725	$1,020	$1.41	17d	1	0.55mi
801 Royal Ave Oklahoma City, OK	3.0	1.0	951	$1,200	$1.26	17d	1	0.62mi
10220 Isaac Dr Oklahoma City, OK	3.0	1.0	1106	$1,250	$1.13	44d	1	0.71mi
633 Lotus Ave Oklahoma City, OK	3.0	1.0	1038	$1,300	$1.25	11d	1	0.72mi
1520 Patricia Dr Oklahoma City, OK	3.0	1.0	1040	$1,200	$1.15	44d	1	0.92mi
8910 Oak Valley Dr Oklahoma City, OK	2.0	2.0	935	$1,000	$1.07	20d	1	0.96mi
1632 N Spencer Rd Oklahoma City, OK	2.0	1.0	772	$895	$1.16	15d	1	1.05mi
8511 Justin Pl Oklahoma City, OK	2.0	1.0	962	$950	$0.99	15d	1	1.06mi
4033 S Locust Dr Oklahoma City, OK	2.0	1.0	800	$900	$1.12	24d	1	1.07mi
1020 N Spencer Rd Oklahoma City, OK	2.0	1.0	962	$895	$0.93	24d	1	1.09mi
1014 Spencer Rd Oklahoma City, OK	2.0	2.0	800	$1,000	$1.25	44d	1	1.09mi
9705 Oak Tree Ter Oklahoma City, OK	3.0	2.0	1100	$1,410	$1.28	11d	1	1.16mi
1008 Willow Brook Dr Oklahoma City, OK	3.0	1.5	1045	$1,125	$1.08	24d	1	1.27mi
3513 Parkwoods Ln Oklahoma City, OK	3.0	1.5	903	$1,150	$1.27	44d	1	1.28mi
3609 Woodside Dr Midwest City, OK	3.0	1.0	858	$995	$1.16	2d	1	1.30mi
2823 Juvene Cir Spencer, OK	3.0	2.0	1080	$1,800	$1.67	3d	1	1.33mi
801 Meadowridge Dr Oklahoma City, OK	3.0	1.5	1095	$1,095	$1.00	44d	1	1.42mi
8801 Saint George Way Oklahoma City, OK	3.0	2.0	1122	$1,175	$1.05	24d	1	1.45mi
8801 Saint George Way Oklahoma City, OK	3.0	2.0	1122	$1,175	$1.05	11d	1	1.45mi

Listing history 6 events

1. 2026-05-18
   status Pending 509-char remark
2. 2026-04-24
   listed $120,000 Active 509-char remark
3. 2026-04-17
   historical
4. 2026-03-17
   price $133,000
5. 2026-02-23
   listed $140,000 Active
6. 1991-11-08
   soldstatus $17,500

ⓘ 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: $622 · $52/mo
• Projected year-2 tax: $1,080 · $90/mo
• Expected delta: +$458/yr (+$38/mo · 73.5%)

ⓘ 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 2/10 Low 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: $15,208
• − Mortgage interest: −$6,722
• − Property taxes: −$622
• − Insurance: −$600
• − Repairs & maintenance: −$1,217
• − Management: −$1,217
• − Depreciation: −$3,491
• Taxable income: $1,340
• Est. tax owed @ 24.0%: −$322
• After-tax cash flow: $2,919/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

+585.7% since first listed

6 events — show timeline

• 2026-05-18 Pending — MLSOK
• 2026-04-24 Listed $120,000 MLSOK
• 2026-04-17 Listing Removed — MLSOK
• 2026-03-17 Price Changed $133,000 MLSOK
• 2026-02-23 Listed $140,000 MLSOK
• 1991-11-08 Sold (Public Records) $17,500 Public Records

Property tax history

+3.8%/yr

Latest (2025): $622 · +3.4% YoY. Source: county tax records.