1016 S Jones Ln · Mustang, OK 73064

$100,000

2 bd · 1.0 ba · 832 sqft · SingleFamily public records · 14 Days on market

Built 1940 5,249 sqft lot Est $148k · 32% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• Livability +3.5/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 Bedroom home being sold as-is. Would make a great home for someone who is a handyman or investment property. Located near the Old Park in Mustang. Buyer to verify square footage.

Key facts

• 5,249 sq ft lot
• Built 1940
• Listed 13 days

Property features AI

Finance

• Other: Homestead not claimed
• Financial info: Not assumable; Does not apply for loan qualification
• HOA & community: No mandatory association dues

Exterior

• Home design: Single family residence; One-level property; Residential property; Located in Mustang Original Town
• Construction: Frame construction with metal siding; Heavy comp roof; Conventional foundation; Existing building
• Exterior features: Interior lot

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Interior features: One living area; No fireplace

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 $538 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 12.7% vs local median 4.5% in Mustang — 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 69/100 on livability (#52 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety 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 Es (math 37% / reading 32%, grade F, #168 of 845 statewide, top 24%, 654 students, 0% FRL); Mustang Ms (math 30% / reading 29%, grade F, #52 of 345 statewide, top 15%, 723 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 soft (-0.3%/yr); 524 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 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 $691 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 19y 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 $17k; list at $100k implies a 488% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,000

Questions for the listing agent

1. Built in 1940 — 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. 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.
4. 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.
5. 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: 1.44% ✓
• Cap rate: 12.74%
• Cash-on-cash: 23.04%
• DSCR: 2.03
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $148,096
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
145 W Carson Dr	0.20mi	2/1.0	768 (-8%)	3mo	$150,000	$195	75
312 E Elder Ln	0.51mi	2/1.0	845 (+2%)	1mo	$150,000	$178	73
516 S Brookview Ln	0.43mi	3/1.0 (+1)	876 (+5%)	1mo	$138,500	$158	66
519 S Brookview Ln	0.40mi	3/1.0 (+1)	840 (+1%)	16mo	$140,000	$167	62
407 S Brookview Ln	0.48mi	3/1.0 (+1)	837 (+1%)	18mo	$150,000	$179	56
714 S Meadow Ln	0.43mi	3/1.0 (+1)	900 (+8%)	7mo	$146,500	$163	55
717 S Brookview Ln	0.31mi	3/1.0 (+1)	918 (+10%)	17mo	$150,000	$163	49
305 S Meadow Ln	0.57mi	3/1.0 (+1)	864 (+4%)	17mo	$155,000	$179	48
324 E Greenwood Ln	0.43mi	2/1.0	750 (-10%)	20mo	$133,500	$178	46
709 S Meadow Ln	0.41mi	3/1.5 (+1)	952 (+14%)	15mo	$130,000	$137	37

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 12.8%
• Equity multiple: 1.49×
• Total profit: $13,773
• Equity at exit: $14,910

10-year hold

• IRR: 19.4%
• Equity multiple: 2.41×
• Total profit: $39,596
• 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 73064

• Home prices YoY: -17.9%
• Rents YoY: -0.3%
• Active inventory: 524
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,444 high
• Mortgage (P&I): −$524
• Tax from tax record: −$37 /mo · $449/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $538

Break-even live

Break-even rent $764

Max offer price $100,000

Occupancy floor 58%

Sensitivity live

Price	-10% $594	-5% $566	+0% $538	+5% $509	+10% $481
Rent	-10% $424	-5% $481	+0% $538	+5% $595	+10% $652
Rate	-1.0pp $588	-0.5pp $563	base $538	+0.5pp $512	+1.0pp $485

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 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
Greens at Mustang Creek Mustang, OK	1.0–2.0	1.0–2.0	818	$1,275	$1.56	0d	1	0.17mi
742 W Juniper Dr Mustang, OK	3.0	1.5	1100	$1,475	$1.34	0d	1	0.93mi
733 W Perry Dr Mustang, OK	3.0	1.5	999	$1,345	$1.35	0d	1	0.94mi
736 W Celestial Way Mustang, OK	1.0–2.0	1.0	838	$1,695	$2.02	0d	6	1.18mi
736 W Celestial Way Mustang, OK	1.0	1.0	900	$1,395	$1.55	12d	3	1.18mi

Listing history 9 events

1. 2026-06-22
   days on market $100,000 Active 14 DOM
2. 2026-06-21
   days on market $100,000 Active 13 DOM
3. 2026-06-18
   days on market $100,000 Active 10 DOM
4. 2026-06-17
   days on market $100,000 Active 9 DOM
5. 2026-06-16
   days on market $100,000 Active 8 DOM
6. 2026-06-15
   days on market $100,000 Active 7 DOM
7. 2026-06-13
   days on market $100,000 Active 5 DOM
8. 2026-06-09
   remarks 37-char remark
9. 2026-06-09
   listed $100,000 Active 1 DOM

ⓘ 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: $449 · $37/mo
• Projected year-2 tax: $900 · $75/mo
• Expected delta: +$451/yr (+$38/mo · 100.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 19 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: $17,334
• − Mortgage interest: −$5,602
• − Property taxes: −$449
• − Insurance: −$500
• − Repairs & maintenance: −$1,387
• − Management: −$1,387
• − Depreciation: −$2,909
• Taxable income: $5,101
• Est. tax owed @ 24.0%: −$1,224
• After-tax cash flow: $5,227/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 — Mustang

• Score: 69/100
• State rank: #52
• US rank: #8746

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mustang, OK
• County: Canadian County · 154,341 people
• City population: 28,919
• Metro: Oklahoma City, OK
• Population (ZIP): 28,919
• Household income: $94,402
• Rent vs Own: 20.1% rent · 79.9% own
• Severe rent burden: 384.0

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 (74%)
• Race & ethnicity: White 74% Two or more races 11% Hispanic / Latino 10% Native American 3% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 2% Scottish 2% Slovak 2%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 5% Other Indo-European 1% Tagalog/Filipino 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: ▼ -56.66%
• Current HPI: 260.2863
• Rent YoY: ▼ -0.33%
• 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

+102.0% since first listed

6 events — show timeline

• 2026-06-08 Listed $100,000 MLSOK
• 2008-06-25 Sold (MLS) $17,000 MLSOK
• 2008-05-01 Listed $19,900 MLSOK
• 2007-03-13 Sold (Public Records) $50,000 Public Records
• 2007-03-12 Sold (MLS) $50,000 MLSOK
• 2007-02-23 Listed $49,500 MLSOK

Property tax history

+4.8%/yr

Latest (2025): $449 · +6.1% YoY. Source: county tax records.