816 S Sooner Rd · Midwest City, OK 73110

$99,900

2 bd · 1.0 ba · 1,060 sqft · SingleFamily public records · 64 Days on market

Built 1910 0.64 ac lot Est $155k · 35% under

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Why this score? — see what drove the B 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 +28.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• 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 MLS

This is a HUD owned property subject to HUD regulations and bidding procedures uninsurable by HUD. Asset managed by MMREM and sold in as is condition. Go to HUDHomestore website for more information. Case # 421-336610.

Key facts

• Outstanding location
• Close to restaurants
• Potential rezoning

Tags

• OUTSTANDING LOCATION
• POTENTIAL REZONING
• HIGH TRAFFIC COUNT
• CLOSE TO SHOPPING
• CLOSE TO RESTAURANTS
• CLOSE TO INTERSTATE

Property features AI

Finance

• Other: Lot measures approximately 87 x 305; Lot size about 0.64 acres; Property listed as active
• Financial info: Cash only or conventional financing accepted; Loan qualification possible; Assumable: No
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Utilities: No flood insurance required
• Home design: Single family residence; One level; Faces west; Residential property; Existing property
• Construction: Frame construction; Composition roof; Built on conventional foundation
• Exterior features: No notable exterior features; Interior lot

Interior

• Kitchen: Range
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: No fireplace; No in-law plan
• Laundry & utility: Conventional foundation

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $330 ($4k/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: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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: Epperly Heights Es (math 2% / reading 8%, grade F, #766 of 845 statewide, top 94%, 644 students, 0% FRL); Del City Hs (math 5% / reading 15%, grade F, #361 of 447 statewide, top 94%, 1,158 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; 40 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 $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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y ago 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 $20k; list at $100k implies a 399% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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. 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: 1.25% ✓
• Cap rate: 10.26%
• Cash-on-cash: 14.17%
• DSCR: 1.63
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $154,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
616 Leslie Dr	0.36mi	2/1.5	1,076 (+2%)	2mo	$167,000	$155	77
4801 Lisa Ln	0.41mi	3/1.5 (+1)	1,010 (-5%)	3mo	$132,000	$131	64
513 Leslie Dr	0.41mi	3/1.5 (+1)	978 (-8%)	1mo	$156,000	$160	60
4720 Trapp Dr	0.52mi	3/1.5 (+1)	1,110 (+5%)	4mo	$142,500	$128	58
1133 W Peebly Dr	0.75mi	3/1.5 (+1)	1,067 (+1%)	1mo	$182,500	$171	56
1800 N Mitchell Dr	0.73mi	3/1.5 (+1)	1,038 (-2%)	6mo	$142,900	$138	51
6220 SE 11th St	0.47mi	3/1.0 (+1)	933 (-12%)	4mo	$155,000	$166	50
4805 Leslie Dr	0.50mi	3/1.0 (+1)	1,191 (+12%)	2mo	$142,000	$119	49
4925 Michael Pl	0.50mi	3/1.0 (+1)	918 (-13%)	1mo	$149,999	$163	49
4713 Crest Pl	0.74mi	3/1.5 (+1)	1,012 (-4%)	3mo	$75,000	$74	49
410 Vickie Dr	0.57mi	3/2.0 (+1)	1,188 (+12%)	4mo	$173,000	$146	41
3001 N Peebly Dr	0.69mi	3/1.5 (+1)	1,188 (+12%)	4mo	$172,500	$145	38

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: 4.5%
• Equity multiple: 1.17×
• Total profit: $4,841
• Equity at exit: $14,895

10-year hold

• IRR: 13.9%
• Equity multiple: 2.12×
• Total profit: $31,258
• Equity at exit: $8,638

Cash invested: $27,972 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,253 high
• Mortgage (P&I): −$524
• Tax from tax record: −$94 /mo · $1,125/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $330

Break-even live

Break-even rent $834

Max offer price $99,900

Occupancy floor 69%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6001 SE 8th St Oklahoma City, OK	3.0	2.0	1435	$1,900	$1.32	1d	1	0.27mi
4812 Gina Pl Oklahoma City, OK	3.0	1.5	1138	$1,100	$0.97	23d	1	0.37mi
6000 E Reno Ave Oklahoma City, OK	1.0–2.0	1.0–2.0	692	$989	$1.43	23d	1	0.53mi
4816 Michael Dr Oklahoma City, OK	3.0	2.0	1497	$1,525	$1.02	14d	1	0.55mi
4625 Tinker Diagonal Oklahoma City, OK	2.0	2.0	900	$1,050	$1.17	11d	1	0.60mi
4625 Tinker Diagonal Oklahoma City, OK	3.0	3.0	1400	$1,300	$0.93	17d	1	0.60mi
6608 SE 15th St Oklahoma City, OK	3.0	2.0	1103	$1,425	$1.29	21d	1	0.83mi
309 Spring Creek Rd Oklahoma City, OK	3.0	1.0	1336	$1,395	$1.04	23d	1	0.92mi
4340 Woodedge Dr Oklahoma City, OK	3.0	1.0	1026	$1,250	$1.22	2d	1	0.94mi
441 Hidden Creek Way Oklahoma City, OK	3.0	2.0	1338	$1,775	$1.33	16d	1	1.02mi
1111 Jet Dr Oklahoma City, OK	3.0	1.0	1067	$1,095	$1.03	21d	1	1.08mi
1111 Jet Dr Oklahoma City, OK	3.0	1.0	1067	$1,095	$1.03	4d	1	1.08mi
4772 SE 23rd St Oklahoma City, OK	3.0	1.0	1044	$1,300	$1.25	2d	1	1.11mi
4713 SE 23rd St Oklahoma City, OK	3.0	1.0	750	$1,095	$1.46	23d	1	1.14mi
317 W Peach St Oklahoma City, OK	2.0	1.0	878	$1,045	$1.19	3d	1	1.15mi
313 W Peach St Oklahoma City, OK	2.0	1.0	724	$975	$1.35	17d	1	1.17mi
314 W Peach St Midwest City, OK	2.0	1.0	736	$950	$1.29	23d	1	1.18mi
1700 Karen Dr Oklahoma City, OK	2.0	1.0	748	$950	$1.27	23d	1	1.21mi
4765 SE 25th St Oklahoma City, OK	2.0	1.0	864	$895	$1.04	4d	1	1.22mi
4010 SE 14th Pl Del City, OK	3.0	2.0	1500	$1,295	$0.86	23d	1	1.29mi
2105 Maple Dr Midwest City, OK	3.0	2.0	1032	$1,295	$1.25	23d	1	1.29mi
2904 Treight Creek Ln Midwest City, OK	2.0	2.0	984	$1,495	$1.52	1d	2	1.31mi
204 Elm St Oklahoma City, OK	3.0	2.0	1098	$1,250	$1.14	23d	1	1.31mi
1608 Breckenridge Dr Del City, OK	2.0	1.0	820	$1,050	$1.28	2d	1	1.32mi
7122 SE 15th St Oklahoma City, OK	2.0	1.0	816	$1,100	$1.35	4d	1	1.33mi
4769 SE 27th St Oklahoma City, OK	3.0	1.0	1000	$1,300	$1.30	23d	1	1.34mi
2220 S Air Depot Blvd Oklahoma City, OK	3.0	1.0	1020	$1,395	$1.37	23d	1	1.34mi
110 E Myrtle Dr Oklahoma City, OK	3.0	1.5	1236	$1,300	$1.05	11d	1	1.35mi
3928 Teal Dr Oklahoma City, OK	3.0	1.0	1033	$1,200	$1.16	17d	1	1.38mi
809 Markdrive Delcity Del City, OK	3.0	1.5	1250	$1,250	$1.00	23d	1	1.40mi
4722 SE 27th St Oklahoma City, OK	3.0	2.0	1130	$1,175	$1.04	23d	1	1.40mi
3939 SE 14th Pl Del City, OK	3.0	2.0	1134	$1,395	$1.23	4d	1	1.40mi
3939 SE 14th Pl Del City, OK	3.0	2.0	1134	$1,395	$1.23	23d	1	1.40mi
407 W Fairchild Dr Oklahoma City, OK	3.0	1.0	1062	$1,045	$0.98	2d	1	1.40mi
210 W Jacobs Dr Oklahoma City, OK	3.0	1.0	1200	$1,200	$1.00	23d	1	1.43mi
4613 SE 27th St Oklahoma City, OK	2.0	1.0	768	$1,050	$1.37	23d	1	1.43mi
423 W Douglas Dr Oklahoma City, OK	3.0	1.0	1014	$1,095	$1.08	21d	1	1.44mi
1817 Breckenridge Dr Del City, OK	3.0	2.0	1155	$1,295	$1.12	23d	1	1.45mi
1817 Breckenridge Dr Del City, OK	3.0	2.0	1155	$1,295	$1.12	2d	1	1.45mi
215 W McArthur Dr Oklahoma City, OK	2.0	1.0–2.0	795	$1,122	$1.41	2d	5	1.45mi

Listing history 29 events

1. 2026-06-18
   days on market $99,900 Active 64 DOM
2. 2026-06-17
   days on market $99,900 Active 63 DOM
3. 2026-06-16
   days on market $99,900 Active 62 DOM
4. 2026-06-15
   days on market $99,900 Active 61 DOM
5. 2026-06-13
   days on market $99,900 Active 59 DOM
6. 2026-06-13
   days on market $99,900 Active 58 DOM
7. 2026-06-09
   days on market $99,900 Active 55 DOM
8. 2026-06-08
   days on market $99,900 Active 54 DOM
9. 2026-06-07
   days on market $99,900 Active 53 DOM
10. 2026-06-05
    days on market $99,900 Active 50 DOM
11. 2026-06-03
    days on market $99,900 Active 49 DOM
12. 2026-06-02
    days on market $99,900 Active 48 DOM
13. 2026-06-01
    days on market $99,900 Active 47 DOM
14. 2026-05-31
    days on market $99,900 Active 46 DOM
15. 2026-04-15
    listed $99,900 Active
16. 2026-04-08
    historical
17. 2026-01-17
    price $124,900
18. 2025-07-05
    status Active
19. 2025-06-24
    status Pending
20. 2024-08-14
    price $125,000
21. 2024-05-16
    listed $155,000 Active
22. 2011-03-30
    soldstatus $20,010 218-char remark

    Show marketing remark (218 chars)

    This is a HUD owned property subject to HUD regulations and bidding procedures uninsurable by HUD. Asset managed by MMREM and sold in as is condition. Go to HUDHomestore website for more information. Case # 421-336610.

23. 2011-02-22
    listed $17,000 218-char remark

    Show marketing remark (218 chars)

    This is a HUD owned property subject to HUD regulations and bidding procedures uninsurable by HUD. Asset managed by MMREM and sold in as is condition. Go to HUDHomestore website for more information. Case # 421-336610.

24. 2007-12-19
    historical
25. 2007-01-23
    historical
26. 2007-01-17
    listed $57,500
27. 2006-08-03
    listed $59,000
28. 1997-09-05
    soldstatus $53,000
29. 1992-09-16
    soldstatus $20,000

ⓘ 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: $1,125 · $94/mo
• Projected year-2 tax: $1,125 · $94/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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 18 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: $15,032
• − Mortgage interest: −$5,596
• − Property taxes: −$1,125
• − Insurance: −$500
• − Repairs & maintenance: −$1,203
• − Management: −$1,203
• − Depreciation: −$2,906
• Taxable income: $2,501
• Est. tax owed @ 24.0%: −$600
• After-tax cash flow: $3,364/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

+399.5% since first listed

15 events — show timeline

• 2026-04-15 Listed $99,900 MLSOK
• 2026-04-08 Listing Removed — MLSOK
• 2026-01-17 Price Changed $124,900 MLSOK
• 2025-07-05 Relisted — MLSOK
• 2025-06-24 Pending — MLSOK
• 2024-08-14 Price Changed $125,000 MLSOK
• 2024-05-16 Listed $155,000 MLSOK
• 2011-03-30 Sold (MLS) $20,010 MLSOK
• 2011-02-22 Listed $17,000 MLSOK
• 2007-12-19 Listing Removed — MLSOK
• 2007-01-23 Listing Removed — MLSOK
• 2007-01-17 Listed $57,500 MLSOK
• 2006-08-03 Listed $59,000 MLSOK
• 1997-09-05 Sold (Public Records) $53,000 Public Records
• 1992-09-16 Sold (Public Records) $20,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $1,125 · +2.5% YoY. Source: county tax records.