1100 Sycamore Dr · Midwest City, OK 73110

$100,000

3 bd · 1.0 ba · 858 sqft · SingleFamily public records · 37 Days on market

Built 1956 7,789 sqft lot $117/sqft · 15% below area Est $117k · 15% 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 +25.3/30.0
• ARV discount +14.1/15.0
• DSCR +8.3/10.0
• 1% rule +6.6/10.0
• Livability +3.6/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3-bedroom home in Midwest City offers the perfect chance to buy your first home, or add to your investment portfolio. Featuring a brand-new hot water tank, this property is already off to a strong start and is ready to be made your own with cosmetic updates or a renovation vision. With a functional layout and plenty of potential, this is an excellent investment opportunity for flippers, landlords, or anyone looking to expand their rental portfolio. The home sits in a convenient location close to shopping, dining, Tinker AFB, and major highways, making it attractive for future tenants or resale. Set your showing today!

Key facts

• Hot water tank
• Close to tinker afb
• Close to dining

Tags

• HOT WATER TANK
• CONVENIENT LOCATION
• CLOSE TO SHOPPING
• CLOSE TO DINING
• CLOSE TO TINKER AFB
• CLOSE TO MAJOR HIGHWAYS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $226 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% 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); 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 (+18 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 (+3.0%/yr); 173 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $691 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

• It's been on market 37 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 26y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $100k implies a 123% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — 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 $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — 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. 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.
7. 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.
8. 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: 1.16% ✓
• Cap rate: 9.01%
• Cash-on-cash: 9.71%
• DSCR: 1.43
• GRM: 7.2

CMA / ARV

• ARV (median comp): $117,058
• List price: $100,000
• Delta: -14.57%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1100 Sycamore Dr	0.00mi	3/1.0	858 (0%)	0mo	$70,000	$82	100
1029 Hickory Ln	0.06mi	3/1.0	858 (0%)	1mo	$110,000	$128	96
1125 Jasmine Ln	0.17mi	3/1.0	858 (0%)	1mo	$120,000	$140	92
1116 Hickory Ln	0.07mi	3/1.0	882 (+3%)	1mo	$70,000	$79	91
3304 Woodside Dr	0.13mi	3/1.0	858 (0%)	7mo	$110,000	$128	89
3508 N Holman Ct	0.23mi	3/1.0	858 (0%)	3mo	$127,000	$148	87
1312 Hickory Ln	0.16mi	3/1.0	902 (+5%)	2mo	$153,000	$170	82
1000 N Locust Ln	0.28mi	3/1.0	916 (+7%)	2mo	$126,000	$138	74
3905 Parkwoods Ln	0.24mi	3/1.5	942 (+10%)	1mo	$90,000	$96	70
1024 Locust Dr	0.22mi	3/2.0	932 (+9%)	3mo	$155,000	$166	68
1033 Holly Ln	0.20mi	3/1.0	972 (+13%)	5mo	$109,500	$113	64
4312 Bonaparte Blvd	0.61mi	3/2.0	876 (+2%)	6mo	$142,500	$163	59

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: -1.7%
• Equity multiple: 0.94×
• Total profit: $-1,774
• Equity at exit: $14,910

10-year hold

• IRR: 8.0%
• Equity multiple: 1.61×
• Total profit: $17,053
• Equity at exit: $8,646

Cash invested: $28,000 (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 73110

• Rents YoY: 3.0%
• Active inventory: 173
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,161 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $226

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 76%

Sensitivity live

Price	-10% $296	-5% $261	+0% $226	+5% $192	+10% $157
Rent	-10% $135	-5% $181	+0% $226	+5% $272	+10% $318
Rate	-1.0pp $277	-0.5pp $252	base $226	+0.5pp $201	+1.0pp $174

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3609 Woodside Dr Midwest City, OK	3.0	1.0	858	$995	$1.16	4d	1	0.07mi
3513 Parkwoods Ln Oklahoma City, OK	3.0	1.5	903	$1,150	$1.27	45d	1	0.09mi
3512 N Holman Ct Oklahoma City, OK	3.0	2.0	1092	$1,275	$1.17	4d	1	0.25mi
3413 Willow Creek Dr Oklahoma City, OK	3.0	1.0	872	$975	$1.12	4d	1	0.32mi
3409 Willow Creek Dr Oklahoma City, OK	3.0	1.0	932	$1,050	$1.13	25d	1	0.32mi
3512 Brookside Dr Oklahoma City, OK	4.0	2.0	763	$1,595	$2.09	3d	1	0.35mi
4033 S Locust Dr Oklahoma City, OK	2.0	1.0	800	$900	$1.12	25d	1	0.39mi
1014 Spencer Rd Oklahoma City, OK	2.0	2.0	800	$1,000	$1.25	45d	1	0.44mi
1020 N Spencer Rd Oklahoma City, OK	2.0	1.0	962	$895	$0.93	25d	1	0.46mi
8511 Justin Pl Oklahoma City, OK	2.0	1.0	962	$950	$0.99	16d	1	0.50mi
8910 Oak Valley Dr Oklahoma City, OK	2.0	2.0	935	$1,000	$1.07	21d	1	0.51mi
8517 E Reno Ave Oklahoma City, OK	1.0–2.0	1.0–2.0	837	$859	$1.03	5d	1	0.53mi
1008 Willow Brook Dr Oklahoma City, OK	3.0	1.5	1045	$1,125	$1.08	25d	1	0.55mi
327 N Midwest Blvd Unit 205 Midwest City, OK	2.0	1.0	920	$900	$0.98	25d	1	0.56mi
8717 Saint George Way Oklahoma City, OK	2.0	2.0	1075	$1,150	$1.07	25d	1	0.58mi
8801 Saint George Way Oklahoma City, OK	3.0	2.0	1122	$1,175	$1.05	25d	1	0.64mi
8801 Saint George Way Oklahoma City, OK	3.0	2.0	1122	$1,175	$1.05	12d	1	0.64mi
7801 NE 10th St Oklahoma City, OK	1.0–3.0	1.0–2.5	940	$1,199	$1.28	3d	23	0.76mi
801 Meadowridge Dr Oklahoma City, OK	3.0	1.5	1095	$1,095	$1.00	45d	1	0.76mi
8032 E Reno Ave Oklahoma City, OK	1.0–2.0	1.0	770	$850	$1.10	4d	3	0.77mi
721 E Bouse Dr Oklahoma City, OK	3.0	1.0	1002	$1,225	$1.22	4d	1	0.81mi
1168 N Douglas Blvd Oklahoma City, OK	1.0–2.0	1.0	725	$1,020	$1.41	18d	1	0.81mi
1312 N Midwest Blvd Oklahoma City, OK	3.0	1.5	946	$970	$1.03	4d	1	0.82mi
1632 N Spencer Rd Oklahoma City, OK	2.0	1.0	772	$895	$1.16	16d	1	0.88mi
1401 N Midwest Blvd Midwest City, OK	3.0	2.0	1087	$1,000	$0.92	4d	1	0.91mi
1401 N Midwest Blvd Unit 112 Midwest City, OK	2.0	1.0	970	$940	$0.97	5d	1	0.93mi
1401 N Midwest Blvd Apt 255 Midwest City, OK	2.0	1.0	970	$940	$0.97	21d	1	0.93mi
1401 N Midwest Blvd Unit 167 Midwest City, OK	3.0	2.0	1087	$1,000	$0.92	5d	1	0.93mi
1401 N Midwest Blvd Midwest City, OK	1.0–3.0	1.0–2.0	803	$1,000	$1.25	13d	34	0.95mi
1401 N Midwest Blvd Midwest City, OK	3.0	2.0	1087	$1,000	$0.92	21d	1	0.95mi
1401 N Midwest Blvd Midwest City, OK	3.0	2.0	1087	$1,000	$0.92	25d	1	0.95mi
641 E Frolich Dr Oklahoma City, OK	3.0	1.5	1032	$975	$0.94	25d	1	0.95mi
1400 Marydale Ave Oklahoma City, OK	3.0	1.0	1082	$1,150	$1.06	17d	1	1.06mi
121 Gill Dr Oklahoma City, OK	3.0	1.0	950	$1,150	$1.21	3d	1	1.11mi
9212 Jennifer Pl Oklahoma City, OK	3.0	2.0	960	$1,250	$1.30	45d	1	1.12mi
208 W Shadywood Dr Oklahoma City, OK	3.0	1.0	891	$1,099	$1.23	25d	1	1.14mi
322 E Kerr Dr Oklahoma City, OK	3.0	1.0	1086	$1,200	$1.10	25d	1	1.26mi
2904 Treight Creek Ln Midwest City, OK	2.0	2.0	984	$1,495	$1.52	3d	2	1.36mi
633 Lotus Ave Oklahoma City, OK	3.0	1.0	1038	$1,300	$1.25	12d	1	1.37mi
764 E Rose Dr Oklahoma City, OK	3.0	1.0	920	$1,025	$1.11	4d	1	1.38mi

Listing history 14 events

1. 2026-05-01
   price $100,000 632-char remark

   Show marketing remark (632 chars)

   This 3-bedroom home in Midwest City offers the perfect chance to buy your first home, or add to your investment portfolio. Featuring a brand-new hot water tank, this property is already off to a strong start and is ready to be made your own with cosmetic updates or a renovation vision. With a functional layout and plenty of potential, this is an excellent investment opportunity for flippers, landlords, or anyone looking to expand their rental portfolio. The home sits in a convenient location close to shopping, dining, Tinker AFB, and major highways, making it attractive for future tenants or resale. Set your showing today!

2. 2026-04-20
   listed $110,000 Active 632-char remark

   Show marketing remark (632 chars)

   This 3-bedroom home in Midwest City offers the perfect chance to buy your first home, or add to your investment portfolio. Featuring a brand-new hot water tank, this property is already off to a strong start and is ready to be made your own with cosmetic updates or a renovation vision. With a functional layout and plenty of potential, this is an excellent investment opportunity for flippers, landlords, or anyone looking to expand their rental portfolio. The home sits in a convenient location close to shopping, dining, Tinker AFB, and major highways, making it attractive for future tenants or resale. Set your showing today!

3. 2011-05-19
   historical
4. 2011-05-02
   soldstatus $44,900
5. 2011-01-31
   soldstatus $45,000
6. 2010-10-14
   listed $49,900
7. 2010-05-25
   soldstatus $21,500
8. 2010-03-05
   listed $24,900
9. 2009-01-05
   listed $62,000
10. 2007-12-19
    historical
11. 2006-02-06
    soldstatus $56,000
12. 2001-08-01
    soldstatus $39,500
13. 2000-11-28
    listed $32,500
14. 1986-03-01
    soldstatus $34,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $13,938
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,115
• − Management: −$1,115
• − Depreciation: −$2,909
• Taxable income: $1,197
• Est. tax owed @ 24.0%: −$287
• After-tax cash flow: $2,431/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): 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

+194.1% since first listed

14 events — show timeline

• 2026-05-01 Price Changed $100,000 MLSOK
• 2026-04-20 Listed $110,000 MLSOK
• 2011-05-19 Listing Removed — MLSOK
• 2011-05-02 Sold (MLS) $44,900 MLSOK
• 2011-01-31 Sold (Public Records) $45,000 Public Records
• 2010-10-14 Listed $49,900 MLSOK
• 2010-05-25 Sold (MLS) $21,500 MLSOK
• 2010-03-05 Listed $24,900 MLSOK
• 2009-01-05 Listed $62,000 MLSOK
• 2007-12-19 Listing Removed — MLSOK
• 2006-02-06 Sold (Public Records) $56,000 Public Records
• 2001-08-01 Sold (Public Records) $39,500 Public Records
• 2000-11-28 Listed $32,500 MLSOK
• 1986-03-01 Sold (Public Records) $34,000 Public Records