1501 Marydale Ave · Midwest City, OK 73130

$155,000

3 bd · 2.0 ba · 1,040 sqft · SingleFamily public records · 61 Days on market

Built 1969 7,200 sqft lot $149/sqft · 37% above area Est $162k · 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 +15.9/30.0
• ARV discount +9.3/15.0
• DSCR +4.9/10.0
• Rent growth +3.9/5.0
• 1% rule +3.7/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the perfect blend of space and affordability in this versatile 5-bedroom Midwest City residence. Situated in the established Oakwood Manor subdivision, this home offers a rare layout with five true bedrooms—ideal for a large family, dedicated home offices, or a private home gym. The classic ranch-style design ensures an easy flow between the kitchen and living areas, creating a welcoming environment for daily living and entertaining. Ideally located just a short drive from local parks, shopping, and major employers, this home provides the square footage you’ve been searching for in a highly convenient location. Whether you are a first-time buyer or looking to upsize, this property offers incredible potential at an unbeatable price point. Welcome home!

Key facts

• 7,200 sq ft lot
• Built 1969
• Listed 61 days

Tags

• OAKWOOD MANOR SUBDIVISION
• CLASSIC RANCH-STYLE DESIGN
• SHORT DRIVE FROM LOCAL PARKS
• SHORT DRIVE FROM SHOPPING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $73 ($879/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 $136k (12.6% below list).
• Recommended offer: $136k (12.6% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 5.6% in Midwest City — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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+, schools D, employment D.
• 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.
• Market conditions: Rents rising fast (+5.7%/yr); 160 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 61 days — a 6% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 27y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $135,524 (12.6% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — 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. 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?
8. 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.
9. 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.
10. 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: 0.87% ✗
• Cap rate: 6.86%
• Cash-on-cash: 2.02%
• DSCR: 1.09
• GRM: 9.5

CMA / ARV

• ARV (median comp): $161,526
• List price: $155,000
• Delta: -4.04%
• 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
9304 NE 16th St	0.15mi	3/1.5	1,059 (+2%)	5mo	$154,000	$145	84
1500 N Douglas Blvd	0.24mi	3/1.0	1,066 (+2%)	2mo	$170,000	$159	78
1617 Mcgregor Dr	0.33mi	3/1.5	1,012 (-3%)	5mo	$105,000	$104	74
9100 Jennifer Pl	0.14mi	4/1.0 (+1)	1,006 (-3%)	6mo	$99,000	$98	74
1521 Mcdonald Dr	0.26mi	3/2.0	978 (-6%)	6mo	$149,000	$152	73
1417 Mcdonald Dr	0.25mi	3/1.0	918 (-12%)	1mo	$134,000	$146	64
1625 Melinda Ln	0.16mi	4/1.5 (+1)	1,162 (+12%)	4mo	$129,999	$112	63
1912 N Saint Peter Ave	0.35mi	2/1.0 (-1)	1,110 (+7%)	3mo	$132,000	$119	61
9904 Mark Trl	0.69mi	3/2.0	1,105 (+6%)	5mo	$175,000	$158	53
1816 Michell Dr	0.71mi	3/2.0	1,108 (+6%)	5mo	$130,000	$117	51
808 Moraine Ave	0.67mi	4/1.5 (+1)	1,135 (+9%)	1mo	$150,000	$132	46
1824 David Ter	0.69mi	3/3.0	1,146 (+10%)	6mo	$110,000	$96	42

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: -10.3%
• Equity multiple: 0.62×
• Total profit: $-16,655
• Equity at exit: $23,111

10-year hold

• IRR: 2.3%
• Equity multiple: 1.18×
• Total profit: $7,997
• Equity at exit: $13,402

Cash invested: $43,400 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,355 high
• Mortgage (P&I): −$813
• Tax from tax record: −$120 /mo · $1,440/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $73

Break-even live

Break-even rent $1,263

Max offer price $155,000

Occupancy floor 90%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1400 Marydale Ave Oklahoma City, OK	3.0	1.0	1082	$1,150	$1.06	16d	1	0.08mi
9212 Jennifer Pl Oklahoma City, OK	3.0	2.0	960	$1,250	$1.30	44d	1	0.10mi
1620 Cynthia Dr Oklahoma City, OK	4.0	1.0	1203	$1,450	$1.21	44d	1	0.20mi
1617 Cynthia Dr Oklahoma City, OK	4.0	1.0	1161	$1,450	$1.25	44d	1	0.20mi
1400 Alan Ln Oklahoma City, OK	3.0	2.0	1288	$1,495	$1.16	44d	1	0.22mi
1168 N Douglas Blvd Oklahoma City, OK	1.0–2.0	1.0	725	$1,020	$1.41	17d	1	0.28mi
1525 McGregor Dr Oklahoma City, OK	3.0	1.5	1012	$1,275	$1.26	2d	1	0.31mi
1216 McGregor Dr Oklahoma City, OK	4.0	1.5	1212	$1,495	$1.23	2d	1	0.35mi
1525 N Christine Dr Oklahoma City, OK	3.0	1.5	1264	$1,035	$0.82	3d	1	0.36mi
1617 N Christine Dr Oklahoma City, OK	2.0	2.0	962	$1,050	$1.09	24d	1	0.38mi
1619 N Douglas Blvd Oklahoma City, OK	3.0	2.0	1152	$1,129	$0.98	2d	1	0.39mi
9528 McIntosh Ave Oklahoma City, OK	3.0	2.0	1164	$1,195	$1.03	44d	1	0.39mi
9604 NE 11th St Oklahoma City, OK	4.0	1.0	1280	$1,795	$1.40	2d	1	0.43mi
910 N Oakview Dr Oklahoma City, OK	3.0	2.0	1512	$1,239	$0.82	2d	1	0.60mi
2008 Midridge Dr Oklahoma City, OK	3.0	2.0	1232	$1,325	$1.08	14d	1	0.69mi
1809 Michell Dr Oklahoma City, OK	3.0	1.0	1125	$1,095	$0.97	2d	1	0.69mi
8741 Hillridge Dr Oklahoma City, OK	3.0	2.0	1182	$1,495	$1.26	2d	1	0.73mi
8741 Hillridge Dr Oklahoma City, OK	3.0	2.0	1182	$1,495	$1.26	44d	1	0.73mi
8910 Oak Valley Dr Oklahoma City, OK	2.0	2.0	935	$1,000	$1.07	20d	1	0.75mi
801 Royal Ave Oklahoma City, OK	3.0	1.0	951	$1,200	$1.26	17d	1	0.76mi
8511 Justin Pl Oklahoma City, OK	2.0	1.0	962	$950	$0.99	14d	1	0.77mi
1817 Tim Dr Oklahoma City, OK	3.0	2.0	1373	$1,399	$1.02	2d	1	0.78mi
4033 S Locust Dr Oklahoma City, OK	2.0	1.0	800	$900	$1.12	24d	1	0.78mi
1632 N Spencer Rd Oklahoma City, OK	2.0	1.0	772	$895	$1.16	14d	1	0.78mi
1020 N Spencer Rd Oklahoma City, OK	2.0	1.0	962	$895	$0.93	24d	1	0.80mi
1014 Spencer Rd Oklahoma City, OK	2.0	2.0	800	$1,000	$1.25	44d	1	0.80mi
633 Lotus Ave Oklahoma City, OK	3.0	1.0	1038	$1,300	$1.25	10d	1	0.80mi
604 Moraine Ave Oklahoma City, OK	3.0	1.5	1181	$1,395	$1.18	2d	1	0.84mi
645 Lloyd Ave Oklahoma City, OK	4.0	1.5	1186	$1,650	$1.39	2d	1	0.86mi
629 Lloyd Ave Oklahoma City, OK	4.0	1.5	1213	$1,095	$0.90	4d	1	0.90mi
3721 Parkwoods Ln Oklahoma City, OK	4.0	1.5	1266	$1,625	$1.28	2d	1	0.93mi
1008 Willow Brook Dr Oklahoma City, OK	3.0	1.5	1045	$1,125	$1.08	24d	1	0.98mi
10220 Isaac Dr Oklahoma City, OK	3.0	1.0	1106	$1,250	$1.13	44d	1	0.99mi
3513 Parkwoods Ln Oklahoma City, OK	3.0	1.5	903	$1,150	$1.27	44d	1	1.02mi
3609 Woodside Dr Midwest City, OK	3.0	1.0	858	$995	$1.16	2d	1	1.03mi
405 Lotus Ave Oklahoma City, OK	3.0	2.0	1300	$1,611	$1.24	2d	1	1.07mi
217 Saint Charles Way Oklahoma City, OK	4.0	2.0	1448	$1,525	$1.05	24d	1	1.09mi
1040 Sycamore Dr Oklahoma City, OK	4.0	1.0	1144	$1,595	$1.39	2d	1	1.11mi
10400 Caton Pl Oklahoma City, OK	3.0	2.0	1164	$1,280	$1.10	24d	1	1.12mi
801 Meadowridge Dr Oklahoma City, OK	3.0	1.5	1095	$1,095	$1.00	44d	1	1.13mi

Listing history 30 events

1. 2026-06-18
   days on market $155,000 Active 61 DOM
2. 2026-06-17
   days on market $155,000 Active 60 DOM
3. 2026-06-16
   days on market $155,000 Active 59 DOM
4. 2026-06-15
   days on market $155,000 Active 58 DOM
5. 2026-06-13
   days on market $155,000 Active 56 DOM
6. 2026-06-09
   days on market $155,000 Active 52 DOM
7. 2026-06-08
   days on market $155,000 Active 51 DOM
8. 2026-06-07
   days on market $155,000 Active 50 DOM
9. 2026-06-05
   days on market $155,000 Active 47 DOM
10. 2026-06-03
    days on market $155,000 Active 46 DOM
11. 2026-06-02
    days on market $155,000 Active 45 DOM
12. 2026-06-01
    days on market $155,000 Active 44 DOM
13. 2026-06-01
    price $155,000 Active 43 DOM
14. 2026-05-31
    days on market $159,900 Active 43 DOM
15. 2026-05-08
    price $159,900 782-char remark

    Show marketing remark (782 chars)

    Discover the perfect blend of space and affordability in this versatile 5-bedroom Midwest City residence. Situated in the established Oakwood Manor subdivision, this home offers a rare layout with five true bedrooms—ideal for a large family, dedicated home offices, or a private home gym. The classic ranch-style design ensures an easy flow between the kitchen and living areas, creating a welcoming environment for daily living and entertaining. Ideally located just a short drive from local parks, shopping, and major employers, this home provides the square footage you’ve been searching for in a highly convenient location. Whether you are a first-time buyer or looking to upsize, this property offers incredible potential at an unbeatable price point. Welcome home!

16. 2026-04-18
    listed $165,000 Active 782-char remark

    Show marketing remark (782 chars)

    Discover the perfect blend of space and affordability in this versatile 5-bedroom Midwest City residence. Situated in the established Oakwood Manor subdivision, this home offers a rare layout with five true bedrooms—ideal for a large family, dedicated home offices, or a private home gym. The classic ranch-style design ensures an easy flow between the kitchen and living areas, creating a welcoming environment for daily living and entertaining. Ideally located just a short drive from local parks, shopping, and major employers, this home provides the square footage you’ve been searching for in a highly convenient location. Whether you are a first-time buyer or looking to upsize, this property offers incredible potential at an unbeatable price point. Welcome home!

17. 2025-10-05
    historical $1,895
18. 2025-08-26
    listed $1,895
19. 2024-07-24
    soldstatus $628,000
20. 2024-07-23
    soldstatus $125,000 Closed 322-char remark

    Show marketing remark (322 chars)

    With a reliable tenant in place until November 2024, this property presents a solid investment opportunity with immediate rental income. Whether you're looking to add to your investment portfolio or planning for future occupancy, this property offers flexibility and potential for long-term growth. Leased for $1,350/month

21. 2024-04-02
    status Pending 322-char remark

    Show marketing remark (322 chars)

    With a reliable tenant in place until November 2024, this property presents a solid investment opportunity with immediate rental income. Whether you're looking to add to your investment portfolio or planning for future occupancy, this property offers flexibility and potential for long-term growth. Leased for $1,350/month

22. 2024-03-20
    status Active 322-char remark

    Show marketing remark (322 chars)

    With a reliable tenant in place until November 2024, this property presents a solid investment opportunity with immediate rental income. Whether you're looking to add to your investment portfolio or planning for future occupancy, this property offers flexibility and potential for long-term growth. Leased for $1,350/month

23. 2024-03-11
    status Pending 322-char remark

    Show marketing remark (322 chars)

    With a reliable tenant in place until November 2024, this property presents a solid investment opportunity with immediate rental income. Whether you're looking to add to your investment portfolio or planning for future occupancy, this property offers flexibility and potential for long-term growth. Leased for $1,350/month

24. 2024-03-08
    listed $149,500 Active 322-char remark

    Show marketing remark (322 chars)

    With a reliable tenant in place until November 2024, this property presents a solid investment opportunity with immediate rental income. Whether you're looking to add to your investment portfolio or planning for future occupancy, this property offers flexibility and potential for long-term growth. Leased for $1,350/month

25. 2022-08-03
    soldstatus $112,000
26. 2010-02-05
    soldstatus $54,500
27. 2004-05-12
    soldstatus $48,500
28. 2000-06-16
    soldstatus $40,000
29. 1999-09-21
    listed $40,000
30. 1996-01-26
    soldstatus $18,000

ⓘ 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: $1,440 · $120/mo
• Projected year-2 tax: $1,440 · $120/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 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: $16,263
• − Mortgage interest: −$8,682
• − Property taxes: −$1,440
• − Insurance: −$775
• − Repairs & maintenance: −$1,301
• − Management: −$1,301
• − Depreciation: −$4,509
• Taxable loss: −$1,746
• Est. tax savings @ 24.0%: +$419
• After-tax cash flow: $1,298/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

+788.3% since first listed

16 events — show timeline

• 2026-05-08 Price Changed $159,900 MLSOK
• 2026-04-18 Listed $165,000 MLSOK
• 2025-10-05 Rental Removed $1,895 APPFOLIO
• 2025-08-26 Listed for Rent $1,895 APPFOLIO
• 2024-07-24 Sold (Public Records) $628,000 Public Records
• 2024-07-23 Sold (MLS) $125,000 MLSOK
• 2024-04-02 Pending — MLSOK
• 2024-03-20 Relisted — MLSOK
• 2024-03-11 Pending — MLSOK
• 2024-03-08 Listed $149,500 MLSOK
• 2022-08-03 Sold (Public Records) $112,000 Public Records
• 2010-02-05 Sold (Public Records) $54,500 Public Records
• 2004-05-12 Sold (Public Records) $48,500 Public Records
• 2000-06-16 Sold (MLS) $40,000 MLSOK
• 1999-09-21 Listed $40,000 MLSOK
• 1996-01-26 Sold (Public Records) $18,000 Public Records

Property tax history

+10.7%/yr

Latest (2025): $1,440 · +26.0% YoY. Source: county tax records.