10421 Paisley Rd · Oklahoma City, OK 73099

$165,000

3 bd · 2.0 ba · 1,750 sqft · SingleFamily public records · 3 Days on market

Built 1976 8,991 sqft lot Est $289k · 43% 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 +22.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +5.4/10.0
• Livability +4.0/5.0
• Schools +3.1/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

DEADLINE FOR OFFERS IS MAY 12TH AT 5:00 PM. TONS OF POTENTIAL! Located in the highly regarded Mustang school district, this 3 bed, 2 bath home offers comfortable living with a functional layout and generously sized bedrooms. Convenient access to shopping, dining, I-40 and the Turnpike. This is an excellent opportunity for investors or homeowners ready to make it their very own.

Key facts

• 8,991 sq ft lot
• 2 garage spots
• Built 1976

Tags

• MUSTANG SCHOOL DISTRICT
• CONVENIENT ACCESS TO SHOPPING
• CONVENIENT ACCESS TO DINING
• CONVENIENT ACCESS TO I-40
• CONVENIENT ACCESS TO TURNPIKE

Property features AI

Finance

• Financial info: Listing offered as-is; cash only; Sale may require court approval; Property currently vacant
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Utilities: Homestead exempt status indicated
• Home design: Single family residence; One-story home; South-facing
• Construction: Brick and frame construction; Composition roof; Slab foundation; Built and currently existing
• Exterior features: Outbuildings; Interior lot

Interior

• Bedrooms: 3 bedrooms (all on one level)
• Bathrooms: 2 full bathrooms
• Interior features: One living area; Gas log fireplace; Living area recorded by assessor

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $286 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Cap rate 8.4% vs local median 3.7% in Oklahoma 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 80/100 on livability (#3 in OK, #1,635 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime F.
• Mustang (suburban): math 35% / reading 33% proficiency, ranked #28 of 270 in OK (top 10%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mustang Valley Es (math 50% / reading 40%, grade D-, #60 of 845 statewide, top 7%, 652 students, 0% FRL); Mustang Hs (math 28% / reading 39%, grade F, #65 of 447 statewide, top 14%, 3,756 students, 0% FRL) — zoned schools average 0% FRL vs 28% district-wide (28 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+1.2%/yr); 1560 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 260 units permitted in Canadian County in 2024 (0 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.
• Canadian County population projected at +64% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

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

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $165,000

Questions for the listing agent

1. Built in 1976 — 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 F-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 F 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: 1.04% ✓
• Cap rate: 8.37%
• Cash-on-cash: 7.42%
• DSCR: 1.33
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $288,750
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10421 Paisley Rd	0.00mi	3/2.0	1,750 (0%)	1mo	$163,500	$93	99
1921 Sage Valley Ter	0.34mi	4/2.0 (+1)	1,710 (-2%)	0mo	$299,900	$175	75
10113 Hollyhead Way	0.46mi	3/2.0	1,726 (-1%)	2mo	$245,000	$142	75
10021 Glascow Ter	0.57mi	3/2.0	1,678 (-4%)	2mo	$229,000	$136	65
10205 W Hollyhead Way	0.30mi	3/2.0	1,521 (-13%)	3mo	$221,900	$146	62
2405 Kathleens Xing	0.46mi	3/2.0	1,574 (-10%)	1mo	$274,990	$175	61
2713 Tracys Mnr	0.74mi	4/2.0 (+1)	1,796 (+3%)	2mo	$279,990	$156	54
10020 Leeds Dr	0.53mi	3/2.0	1,979 (+13%)	1mo	$307,500	$155	53
2612 Kathleens Xing	0.63mi	4/2.0 (+1)	1,614 (-8%)	0mo	$267,000	$165	52
10045 SW 22nd St	0.70mi	3/2.0	1,560 (-11%)	2mo	$265,000	$170	48
2709 Tracys Mnr	0.74mi	4/2.0 (+1)	1,614 (-8%)	2mo	$269,990	$167	46
9944 SW 21st St	0.69mi	3/2.0	1,496 (-14%)	3mo	$248,000	$166	41

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 · 1.19% rent growth · sell at horizon

5-year hold

• IRR: -6.9%
• Equity multiple: 0.75×
• Total profit: $-11,615
• Equity at exit: $24,602

10-year hold

• IRR: 0.4%
• Equity multiple: 1.02×
• Total profit: $1,131
• Equity at exit: $14,266

Cash invested: $46,200 (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 73099

• Rents YoY: 1.2%
• Active inventory: 1560
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,712 high
• Mortgage (P&I): −$865
• Tax from tax record: −$132 /mo · $1,588/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $286

Break-even live

Break-even rent $1,350

Max offer price $165,000

Occupancy floor 78%

Sensitivity live

Price	-10% $379	-5% $333	+0% $286	+5% $239	+10% $192
Rent	-10% $151	-5% $218	+0% $286	+5% $353	+10% $421
Rate	-1.0pp $369	-0.5pp $328	base $286	+0.5pp $243	+1.0pp $200

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1417 Edinburg Dr Yukon, OK	3.0	2.0	1380	$1,425	$1.03	21d	1	0.21mi
10316 Glascow Dr Yukon, OK	3.0	2.0	1312	$1,699	$1.29	5d	1	0.29mi
2200 Bleeker St Yukon, OK	4.0	2.0	1784	$1,595	$0.89	15d	1	0.65mi
10021 SW 21st St Yukon, OK	3.0	2.0	1482	$1,800	$1.21	24d	1	0.65mi
1304 Fairfax Cir Yukon, OK	4.0	2.0	1923	$1,725	$0.90	15d	1	0.65mi
2613 Kathleens Xing Yukon, OK	4.0	2.0	1614	$2,100	$1.30	24d	1	0.67mi
2509 Crystal Creek Dr Yukon, OK	3.0	2.5	1996	$2,000	$1.00	5d	1	0.68mi
10921 SW 22nd St Yukon, OK	4.0	2.0	1784	$1,640	$0.92	24d	1	0.70mi
10804 SW 23rd Pl Yukon, OK	3.0	2.0	1241	$1,495	$1.20	21d	1	0.70mi
10925 SW 23rd Pl Yukon, OK	3.0	2.0	1260	$1,495	$1.19	21d	1	0.73mi
1338 Selborne Pl Yukon, OK	3.0	2.0	1581	$1,785	$1.13	24d	1	0.77mi
2809 Tracys Mnr Yukon, OK	4.0	2.0	1614	$1,849	$1.15	5d	1	0.82mi
9921 SW 25th St Yukon, OK	3.0	2.0	1471	$1,599	$1.09	24d	1	0.88mi
2109 Breakers West Blvd Oklahoma City, OK	3.0	2.0	1722	$1,800	$1.05	5d	1	0.89mi
1729 Everglade Ct Oklahoma City, OK	4.0	2.0	1404	$1,540	$1.10	5d	1	0.93mi
1703 Everglade Ct Oklahoma City, OK	4.0	2.0	1406	$1,545	$1.10	24d	1	0.94mi
11000 SW 8th St Yukon, OK	3.0	2.0	1750	$1,750	$1.00	20d	1	0.94mi
1712 Riviera Ln Oklahoma City, OK	2.0	2.0	2574	$1,250	$0.49	24d	1	1.02mi
9614 SW 17th St Oklahoma City, OK	4.0	2.0	1400	$1,300	$0.93	5d	1	1.02mi
2525 Northcreek Ln Oklahoma City, OK	2.0	2.0	1250	$1,525	$1.22	20d	1	1.02mi
3004 Copan Ct Yukon, OK	4.0	2.5	2252	$1,975	$0.88	24d	1	1.04mi
606 Garrison Ln Yukon, OK	3.0	2.0	1300	$1,195	$0.92	16d	1	1.05mi
9612 SW 23rd St Oklahoma City, OK	3.0	2.0	1250	$1,525	$1.22	24d	1	1.06mi
9612 SW 23rd St Oklahoma City, OK	3.0	2.0	1250	$1,525	$1.22	21d	1	1.06mi
600 Garrison Ln Yukon, OK	3.0	2.0	1264	$1,295	$1.02	21d	1	1.07mi
1720 W Palm Pl Oklahoma City, OK	3.0	2.0	1348	$1,345	$1.00	3d	1	1.07mi
10913 SW 30th St Yukon, OK	4.0	2.0	1992	$1,900	$0.95	24d	1	1.11mi
1517 Chisholm Springs Blvd Oklahoma City, OK	3.0	2.0	1434	$1,294	$0.90	12d	1	1.11mi
2500 Flame Lily Rd Oklahoma City, OK	3.0	2.0	1233	$1,525	$1.24	24d	1	1.12mi
1401 Chisholm Springs Blvd Oklahoma City, OK	4.0	2.0	1620	$1,450	$0.90	24d	1	1.14mi
11119 SW 5th St Yukon, OK	3.0	2.0	1236	$1,350	$1.09	24d	1	1.18mi
11137 SW 5th St Yukon, OK	3.0	2.0	1320	$1,350	$1.02	11d	1	1.22mi
9675 SW 29th St Oklahoma City, OK	3.0	2.5	1524	$1,699	$1.11	16d	1	1.24mi
9540 SW 25th St Oklahoma City, OK	3.0	2.0	1532	$1,695	$1.11	24d	1	1.25mi
9532 SW 28th St Oklahoma City, OK	3.0	2.0	1532	$1,595	$1.04	21d	1	1.34mi
11424 SW 25th St Yukon, OK	4.0	2.0	1721	$1,833	$1.07	24d	1	1.36mi
1104 Westridge Dr Yukon, OK	3.0	2.0	1486	$1,595	$1.07	15d	1	1.41mi
11521 SW 24th St Yukon, OK	3.0	2.0	1398	$1,595	$1.14	5d	1	1.43mi
3524 Upland Ridge Dr Yukon, OK	3.0	2.5	1908	$1,741	$0.91	24d	1	1.44mi
10524 SW 38th St Mustang, OK	3.0–5.0	2.0–2.5	1680	$1,800	$1.07	2d	4	1.49mi

Listing history 2 events

1. 2026-05-13
   status Pending
2. 2026-05-10
   listed $165,000 Active

ⓘ 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: $1,588 · $132/mo
• Projected year-2 tax: $1,588 · $132/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,539
• − Mortgage interest: −$9,243
• − Property taxes: −$1,588
• − Insurance: −$825
• − Repairs & maintenance: −$1,643
• − Management: −$1,643
• − Depreciation: −$4,800
• Taxable income: $798
• Est. tax owed @ 24.0%: −$191
• After-tax cash flow: $3,238/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: Mustang
• NCES district ID: 4021000
• Math proficiency: 35% ▼ -10.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $67,559
• Composite: 31.21/100
• National rank: #6038
• State rank: #28 of 270 in OK

Livability — Oklahoma City

• Score: 80/100
• State rank: #3
• US rank: #1635

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment C Housing A+ Health & safety A+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oklahoma City, OK
• County: Canadian County · 154,341 people
• City population: 498,656
• Metro: Oklahoma City, OK
• Population (ZIP): 91,014
• Household income: $88,030
• Rent vs Own: 26.1% rent · 73.9% own
• Severe rent burden: 1838.0

Population outlook (Canadian County) Hauer SSP2

• Today (2025): 174,062 people
• By 2030: 195,170 · +12.1%
• By 2040: 239,293 · +37.5%
• By 2050: 285,457 · +64.0%
• By 2075: 403,766 · +132.0%
• By 2100: 498,766 · +186.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Two or more races 11% Hispanic / Latino 10% Black 3% Asian 3% Native American 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 2% Slovak 1% Portuguese 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 91% English-only · Spanish 5% Vietnamese 2% Other Asian/Pacific 1%

Political lean MEDSL · Canadian

• 2024 margin: Solid R (+40.4) · D 28.8% · R 69.2% · Other 2.0%
• 2008→2024 swing: +11.9pp toward D · 2008: -52.2pp · 2024: -40.4pp
• All cycles: 2024: R+40.4 2020: R+43.3 2016: R+51.2 2012: R+54.4 2008: R+52.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -206.04%
• Current HPI: 244.6836
• Rent YoY: ▲ 1.19%
• 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

2 events — show timeline

• 2026-05-13 Pending — MLSOK
• 2026-05-10 Listed $165,000 MLSOK

Property tax history

+0.1%/yr

Latest (2025): $1,588 · +1.2% YoY. Source: county tax records.