746 W Lola Dr · Mustang, OK 73064

$199,990

3 bd · 2.0 ba · 1,252 sqft · SingleFamily public records · 96 Days on market

Built 2021 7,227 sqft lot Est $188k · 6% over ↓ 5% since listing

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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 +12.4/30.0
• ARV discount +4.6/15.0
• DSCR +3.7/10.0
• Livability +3.5/5.0
• 1% rule +3.1/10.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Step into your dream home at 746 W Lola Dr! Built in 2021, this beautifully refreshed 3-bedroom, 2-bath home offers 1,252 sq. ft. of modern, open-concept living with brand-new paint and new carpet, giving it a fresh, move-in-ready feel from the moment you walk in. The stunning kitchen features energy-efficient appliances, perfect for cooking and entertaining, while the spacious primary suite provides a relaxing private retreat at the end of the day. Outside, enjoy a welcoming covered front entry and a beautifully landscaped yard — ideal for morning coffee or weekend gatherings. Complete with an attached 2-car garage and located in a prime area of Mustang near schools, shopping, and di

Key facts

• Landscaped yard
• Covered front entry
• 7,227 sq ft lot

Tags

• ENERGY EFFICIENT APPLIANCES
• COVERED FRONT ENTRY
• LANDSCAPED YARD
• SPACIOUS PRIMARY SUITE

Property features AI

Finance

• Other: Located in Mustang Farms Phase 1; Directions: Located just off State Highway 152 (SW 59th St) in Mustang — head south on N Mustang Rd, turn right on W Lola Dr, and the home will be on your right.
• Financial info: Currently for sale (active); Seller accepts purchases qualifying for loans
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Utilities: No storm shelter
• Home design: Single-family residence; Residential property on one level; Existing property
• Construction: Brick and concrete construction; Composition roof; Slab foundation; Built previously (existing)
• Exterior features: Covered patio; Lot identified as 'Other'

Interior

• Bedrooms: 3 bedrooms (all on one level)
• Bathrooms: 2 full bathrooms
• Interior features: One living area; No fireplace; No study

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-32 ($-388/yr) — negative.
• To cash-flow at today's rent, offer at most $194k (2.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (18.9% below list).
• Recommended offer: $162k (18.9% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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 Centennial Es (math 46% / reading 42%, grade F, #73 of 845 statewide, top 9%, 643 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); 512 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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

• It's been on market 96 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.

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 $162,269 (18.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.81% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.69%
• DSCR: 0.97
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $187,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
632 W Carson Dr	0.24mi	3/1.5	1,231 (-2%)	7mo	$132,000	$107	78
606 W Perry Dr	0.42mi	3/2.5	1,239 (-1%)	4mo	$168,000	$136	74
1302 S Silver Dr	0.18mi	3/2.0	1,355 (+8%)	8mo	$205,000	$151	71
620 S Woodland Dr	0.66mi	3/2.0	1,246 (-0%)	0mo	$185,000	$148	68
625 W Carson Dr	0.27mi	4/1.5 (+1)	1,174 (-6%)	5mo	$180,000	$153	66
707 W Ava Dr	0.18mi	3/2.0	1,354 (+8%)	17mo	$220,000	$162	64
609 W Carson Dr	0.30mi	4/1.5 (+1)	1,168 (-7%)	16mo	$173,000	$148	54
425 W Linden Dr	0.64mi	3/1.0	1,212 (-3%)	9mo	$182,000	$150	54
743 W Juniper Dr	0.51mi	3/1.5	1,091 (-13%)	2mo	$181,000	$166	51
732 W Elder Dr	0.68mi	3/2.0	1,133 (-10%)	3mo	$170,000	$150	50
413 W Linden Dr	0.66mi	4/1.0 (+1)	1,335 (+7%)	5mo	$187,000	$140	45
825 S Lariat Dr	0.68mi	3/1.5	1,427 (+14%)	5mo	$336,000	$235	39

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: -20.7%
• Equity multiple: 0.30×
• Total profit: $-39,239
• Equity at exit: $29,819

10-year hold

• IRR: -22.2%
• Equity multiple: 0.01×
• Total profit: $-55,269
• Equity at exit: $17,291

Cash invested: $55,997 (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: 512
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,623 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$182 /mo · $2,186/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $-32

Break-even live

Break-even rent $1,664

Max offer price $194,277

Occupancy floor 97%

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: $49,998
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
733 W Perry Dr Mustang, OK	3.0	1.5	999	$1,345	$1.35	2d	1	0.31mi
742 W Juniper Dr Mustang, OK	3.0	1.5	1100	$1,475	$1.34	2d	1	0.44mi
736 W Celestial Way Mustang, OK	1.0–2.0	1.0	838	$1,695	$2.02	2d	8	0.90mi
Greens at Mustang Creek Mustang, OK	1.0–2.0	1.0–2.0	818	$1,275	$1.56	2d	1	0.95mi
936 W Tesio Way Mustang, OK	3.0	1.5	1255	$1,425	$1.14	24d	1	0.97mi
548 W Shadow Ridge Way Mustang, OK	4.0	2.0	1734	$1,945	$1.12	20d	1	0.99mi
1247 W Huntington Way Unit a Mustang, OK	2.0	1.5	1024	$1,200	$1.17	3d	1	1.17mi
313 N Shannon Way Mustang, OK	3.0	2.0	1706	$1,750	$1.03	16d	1	1.23mi
1136 W Johnathan Way Mustang, OK	3.0	2.0	1415	$1,450	$1.02	24d	1	1.26mi
605 N Ponderosa Way Mustang, OK	3.0	2.0	1686	$2,000	$1.19	24d	1	1.26mi
1013 W Gladys Way Mustang, OK	3.0	2.0	1116	$1,450	$1.30	21d	1	1.40mi

Listing history 3 events

1. 2026-05-05
   price $199,990
2. 2026-04-01
   price $204,000
3. 2026-02-20
   listed $209,900 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: $2,186 · $182/mo
• Projected year-2 tax: $2,186 · $182/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 5/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $19,472
• − Mortgage interest: −$11,203
• − Property taxes: −$2,186
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,558
• − Management: −$1,558
• − Depreciation: −$5,818
• Taxable loss: −$3,850
• Est. tax savings @ 24.0%: +$924
• After-tax cash flow: $536/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

-4.7% since first listed

3 events — show timeline

• 2026-05-05 Price Changed $199,990 MLSOK
• 2026-04-01 Price Changed $204,000 MLSOK
• 2026-02-20 Listed $209,900 MLSOK

Property tax history

+5.7%/yr

Latest (2025): $2,186 · +6.1% YoY. Source: county tax records.