337 W Chantilly Way · Mustang, OK 73064

$195,000

3 bd · 2.0 ba · 1,178 sqft · SingleFamily public records · 1 Days on market

Built 1998 7,815 sqft lot Est $185k · 5% over

---

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 +13.7/30.0
• ARV discount +5.1/15.0
• DSCR +4.1/10.0
• Livability +3.5/5.0
• Schools +3.1/10.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Move in ready and full of charm! This adorable 3 bedroom, 2 bathroom home is located on a cul-de-sac street in the heart of Mustang, just minutes from Wild Horse Park. Step inside to find new carpet, fresh touch up paint throughout, and a bright, inviting living room filled with natural light. The living room offers a floor to ceiling stone fireplace with a cozy wood burning stove. The spacious primary bedroom offers a private ensuite bathroom with a garden tub, walk in closet, built in vanity nook and additional built in storage. Outside, you'll love the spacious backyard and covered side patio, perfect for relaxing, entertaining or enjoying Mustang's annual fireworks show from the comfort

Key facts

• Built in vanity nook
• Cul-de-sac street
• Walk in closet

Tags

• CUL-DE-SAC STREET
• COZY WOOD BURNING STOVE
• PRIVATE ENSUITE BATHROOM
• GARDEN TUB
• WALK IN CLOSET
• BUILT IN VANITY NOOK

Property features AI

Finance

• Other: Listing is active; Occupancy: Not occupied
• Financial info: Loan qualification: Yes; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Utilities: No flood insurance required (per listing)
• Home design: Single-family residence; One level; Existing property
• Construction: Brick and brick & frame construction; Heavy composition roof; Built previously (existing)
• Exterior features: Covered patio; Rain gutters; Interior lot; Storm shelter (garage floor and below ground)

Interior

• Kitchen: Free-standing electric range; Dishwasher, Microwave, Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Interior features: Dishwasher, Microwave, Refrigerator; Carpet and tile flooring; Wood-burning fireplace (1)
• Laundry & utility: Slab foundation

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $15 ($178/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 $156k (19.8% below list).
• Recommended offer: $156k (19.8% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.6% 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 Centennial Es (math 46% / reading 42%, grade F, #73 of 845 statewide, top 9%, 643 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); 523 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $6k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 21y 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 $92k; list at $195k implies a 112% gain — meaningful room to come down on a strong offer.

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 $156,425 (19.8% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 0.80% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.33%
• DSCR: 1.01
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $184,946
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
405 W Twisted Branch Way	0.25mi	3/2.0	1,258 (+7%)	0mo	$200,000	$159	77
611 S Forest Dr	0.58mi	3/2.0	1,203 (+2%)	3mo	$200,000	$166	66
344 W Forest Dr	0.51mi	3/2.0	1,210 (+3%)	7mo	$199,900	$165	66
246 W Chantilly Way	0.11mi	2/1.0 (-1)	1,070 (-9%)	7mo	$171,500	$160	65
433 W Forest Dr	0.48mi	3/1.5	1,135 (-4%)	6mo	$188,000	$166	64
335 W Cedar Dr	0.38mi	3/2.0	1,318 (+12%)	0mo	$204,000	$155	62
732 W Elder Dr	0.64mi	3/2.0	1,133 (-4%)	3mo	$170,000	$150	61
620 S Woodland Dr	0.64mi	3/2.0	1,246 (+6%)	0mo	$185,000	$148	60
912 W Tesio Way	0.69mi	3/2.0	1,116 (-5%)	2mo	$171,000	$153	58
425 W Linden Dr	0.70mi	3/1.0	1,212 (+3%)	9mo	$182,000	$150	51
910 W Kyle Way	0.70mi	3/1.5	1,016 (-14%)	1mo	$160,000	$157	42
413 W Linden Dr	0.70mi	4/1.0 (+1)	1,335 (+13%)	5mo	$187,000	$140	32

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: -18.9%
• Equity multiple: 0.35×
• Total profit: $-35,293
• Equity at exit: $29,075

10-year hold

• IRR: -18.3%
• Equity multiple: 0.13×
• Total profit: $-47,453
• Equity at exit: $16,860

Cash invested: $54,600 (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: 523
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,564 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$117 /mo · $1,405/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $15

Break-even live

Break-even rent $1,545

Max offer price $195,000

Occupancy floor 94%

Sensitivity live

Price	-10% $125	-5% $70	+0% $15	+5% $-40	+10% $-96
Rent	-10% $-109	-5% $-47	+0% $15	+5% $77	+10% $138
Rate	-1.0pp $113	-0.5pp $64	base $15	+0.5pp $-36	+1.0pp $-87

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
736 W Celestial Way Mustang, OK	1.0–2.0	1.0	838	$1,695	$2.02	3d	8	0.55mi
936 W Tesio Way Mustang, OK	3.0	1.5	1255	$1,425	$1.14	25d	1	0.74mi
742 W Juniper Dr Mustang, OK	3.0	1.5	1100	$1,475	$1.34	3d	1	0.80mi
360 N Pebble Creek Ter Mustang, OK	3.0	2.0	1350	$1,540	$1.14	16d	1	0.80mi
360 N Pebble Creek Ter Mustang, OK	2.0	2.0	1200	$1,271	$1.06	17d	1	0.80mi
360 N Pebble Creek Ter Mustang, OK	3.0	2.0	1350	$1,530	$1.13	3d	1	0.80mi
360 N Pebble Creek Ter Mustang, OK	2.0	2.0	1200	$1,272	$1.06	25d	1	0.80mi
360 N Pebble Creek Ter Mustang, OK	2.0	2.0	1200	$1,271	$1.06	22d	1	0.80mi
Greens at Mustang Creek Mustang, OK	1.0–2.0	1.0–2.0	818	$1,275	$1.56	3d	1	0.83mi
1013 W Gladys Way Mustang, OK	3.0	2.0	1116	$1,450	$1.30	23d	1	0.84mi
733 W Perry Dr Mustang, OK	3.0	1.5	999	$1,345	$1.35	3d	1	0.93mi
1136 W Johnathan Way Mustang, OK	3.0	2.0	1415	$1,450	$1.02	25d	1	0.97mi
1247 W Huntington Way Unit a Mustang, OK	2.0	1.5	1024	$1,200	$1.17	4d	1	1.07mi
609 E Linden Ln Mustang, OK	3.0	2.0	1242	$1,700	$1.37	25d	1	1.23mi

Listing history 3 events

1. 2026-06-21
   status $195,000 Pending 1 DOM
2. 2026-06-19
   remarks 699-char remark
3. 2026-06-19
   listed $195,000 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: $1,405 · $117/mo
• Projected year-2 tax: $1,755 · $146/mo
• Expected delta: +$350/yr (+$29/mo · 24.9%)

ⓘ 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 ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $18,771
• − Mortgage interest: −$10,923
• − Property taxes: −$1,405
• − Insurance: −$975
• − Repairs & maintenance: −$1,502
• − Management: −$1,502
• − Depreciation: −$5,673
• Taxable loss: −$3,208
• Est. tax savings @ 24.0%: +$770
• After-tax cash flow: $948/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

+650.0% since first listed

5 events — show timeline

• 2026-06-18 Listed $195,000 MLSOK
• 2007-12-19 Listing Removed — MLSOK
• 2005-08-02 Sold (Public Records) $92,000 Public Records
• 2005-06-17 Listed $94,900 MLSOK
• 1998-05-27 Sold (Public Records) $26,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $1,405 · +4.4% YoY. Source: county tax records.