1921 W Hunters Springs Way · Mustang, OK 73064

$189,000

3 bd · 2.0 ba · 1,252 sqft · SingleFamily public records · 90 Days on market

Built 2020 7,270 sqft lot Est $219k · 14% under $17/mo HOA · 1% of rent

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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 +19.3/30.0
• ARV discount +13.7/15.0
• DSCR +6.1/10.0
• 1% rule +4.8/10.0
• 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

Meet the Wright! This Unique floor plan offers great space where it is needed most. From the huge master bedroom with an enormous walk in closet, to the large covered back patio. This home is sure to be the perfect home for anyone's lifestyle. This home is equipped with a spacious living room that overlooks an incredible kitchen that is perfect for any use. Home is under construction with an anticipated completion in June 2020.

Key facts

• Ample cabinetry
• Energy efficiency
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• PRIVATE PRIMARY SUITE
• AMPLE CABINETRY
• ENERGY EFFICIENCY
• LOW-MAINTENANCE LIVING
• QUICK ACCESS TO LOCAL SCHOOLS

Property features AI

Finance

• Financial info: Loan qualification allowed; Property not assumable
• HOA & community: Mandatory association dues; Association fee approximately $200 (includes greenbelt)

Exterior

• Parking: Detached or attached garage with space for 2 vehicles
• Utilities: No flood insurance required (per listing); Homestead not claimed
• Home design: Single-family residence; One level; South-facing; Existing property
• Construction: Brick, frame and vinyl siding construction; Composition roof (roof replaced/updated in 2020); Slab foundation
• Exterior features: Wood fencing; Interior lot

Interior

• Bedrooms: Three bedrooms
• Bathrooms: Two full bathrooms
• Interior features: Covered porch; No fireplace; In-law plan not present; Living areas include multiple family/living spaces (6 total); Two dining areas

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $207 ($2k/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 $186k (1.7% below list).
• Recommended offer: $178k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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 Lakehoma Es (math 48% / reading 40%, grade F, #73 of 845 statewide, top 9%, 673 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; 9 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 90 days — a 6% lower offer ($178k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $26k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $152k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $177,660 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 0.98% ✗
• Cap rate: 7.60%
• Cash-on-cash: 4.68%
• DSCR: 1.21
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $219,100
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1905 W Autumn Way	0.20mi	3/2.0	1,322 (+6%)	1mo	$215,000	$163	80
2009 W Hunters Springs Way	0.07mi	3/2.0	1,203 (-4%)	19mo	$214,000	$178	75
2008 W Autumn Way	0.24mi	3/2.0	1,232 (-2%)	20mo	$215,000	$175	70
1912 W Oak Valley Way	0.17mi	3/2.0	1,206 (-4%)	22mo	$210,000	$174	67
10253 SW 55th Ter	0.58mi	3/2.0	1,300 (+4%)	11mo	$295,240	$227	57
10349 SW 55th Ter	0.58mi	3/2.0	1,200 (-4%)	12mo	$261,490	$218	56
1905 W Oak Valley Way	0.15mi	3/2.0	1,420 (+13%)	19mo	$215,000	$151	55
10341 SW 55th Ter	0.58mi	3/2.0	1,300 (+4%)	14mo	$275,490	$212	55
1003 N Trappers Court Ct	0.17mi	3/2.0	1,416 (+13%)	23mo	$230,000	$162	51

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: -12.3%
• Equity multiple: 0.57×
• Total profit: $-22,914
• Equity at exit: $28,181

10-year hold

• IRR: -8.4%
• Equity multiple: 0.55×
• Total profit: $-24,057
• Equity at exit: $16,341

Cash invested: $52,920 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,859 high
• Mortgage (P&I): −$991
• Tax from tax record: −$175 /mo · $2,098/yr
• Insurance: −$79
• HOA: −$17
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $207

Break-even live

Break-even rent $1,597

Max offer price $189,000

Occupancy floor 84%

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1801 W Antler Way Mustang, OK	3.0	2.0	1547	$1,700	$1.10	10d	1	0.21mi
2044 W Autumn Way Mustang, OK	3.0	2.0	1187	$1,525	$1.28	16d	1	0.25mi
713 N Cottontail Way Mustang, OK	4.0	2.0	1800	$2,250	$1.25	1d	1	0.28mi
1945 W Crossbow Way Mustang, OK	4.0	2.0	1719	$2,195	$1.28	23d	1	0.42mi
313 N Shannon Way Mustang, OK	3.0	2.0	1706	$1,750	$1.03	16d	1	1.00mi
1247 W Huntington Way Unit a Mustang, OK	2.0	1.5	1024	$1,200	$1.17	3d	1	1.07mi
1136 W Johnathan Way Mustang, OK	3.0	2.0	1415	$1,450	$1.02	23d	1	1.09mi
1013 W Gladys Way Mustang, OK	3.0	2.0	1116	$1,450	$1.30	21d	1	1.19mi
936 W Tesio Way Mustang, OK	3.0	1.5	1255	$1,425	$1.14	23d	1	1.41mi

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 22 events

1. 2026-06-16
   statusdays on market $189,000 Pending 90 DOM
2. 2026-06-15
   pricestatus $189,000 Active 89 DOM
3. 2026-06-10
   price $200,000 Pending 89 DOM
4. 2026-06-01
   status $175,000 Pending 89 DOM
5. 2026-05-31
   days on market $175,000 Active 89 DOM
6. 2026-05-18
   price $199,800
7. 2026-05-14
   price $199,900
8. 2026-05-11
   price $202,400
9. 2026-05-04
   price $202,500
10. 2026-05-03
    price $204,700
11. 2026-04-27
    price $204,800
12. 2026-04-17
    price $204,900
13. 2026-04-14
    price $206,800
14. 2026-04-09
    price $206,900
15. 2026-03-29
    price $207,000
16. 2026-03-29
    price $209,700
17. 2026-03-24
    price $209,800
18. 2026-03-17
    price $209,900
19. 2026-03-03
    listed $214,900 Active
20. 2020-07-27
    soldstatus $151,905 Sold 433-char remark

    Show marketing remark (433 chars)

    Meet the Wright! This Unique floor plan offers great space where it is needed most. From the huge master bedroom with an enormous walk in closet, to the large covered back patio. This home is sure to be the perfect home for anyone's lifestyle. This home is equipped with a spacious living room that overlooks an incredible kitchen that is perfect for any use. Home is under construction with an anticipated completion in June 2020.

21. 2020-05-19
    status Pending 433-char remark

    Show marketing remark (433 chars)

    Meet the Wright! This Unique floor plan offers great space where it is needed most. From the huge master bedroom with an enormous walk in closet, to the large covered back patio. This home is sure to be the perfect home for anyone's lifestyle. This home is equipped with a spacious living room that overlooks an incredible kitchen that is perfect for any use. Home is under construction with an anticipated completion in June 2020.

22. 2020-04-11
    listed $151,900 Active 433-char remark

    Show marketing remark (433 chars)

    Meet the Wright! This Unique floor plan offers great space where it is needed most. From the huge master bedroom with an enormous walk in closet, to the large covered back patio. This home is sure to be the perfect home for anyone's lifestyle. This home is equipped with a spacious living room that overlooks an incredible kitchen that is perfect for any use. Home is under construction with an anticipated completion in June 2020.

ⓘ 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: $2,098 · $175/mo
• Projected year-2 tax: $2,098 · $175/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°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: $22,304
• − Mortgage interest: −$10,587
• − Property taxes: −$2,098
• − Insurance: −$945
• − Repairs & maintenance: −$1,784
• − Management: −$1,784
• − HOA: −$204
• − Depreciation: −$5,498
• Taxable loss: −$597
• Est. tax savings @ 24.0%: +$143
• After-tax cash flow: $2,622/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

+31.5% since first listed

17 events — show timeline

• 2026-05-18 Price Changed $199,800 MLSOK
• 2026-05-14 Price Changed $199,900 MLSOK
• 2026-05-11 Price Changed $202,400 MLSOK
• 2026-05-04 Price Changed $202,500 MLSOK
• 2026-05-03 Price Changed $204,700 MLSOK
• 2026-04-27 Price Changed $204,800 MLSOK
• 2026-04-17 Price Changed $204,900 MLSOK
• 2026-04-14 Price Changed $206,800 MLSOK
• 2026-04-09 Price Changed $206,900 MLSOK
• 2026-03-29 Price Changed $207,000 MLSOK
• 2026-03-29 Price Changed $209,700 MLSOK
• 2026-03-24 Price Changed $209,800 MLSOK
• 2026-03-17 Price Changed $209,900 MLSOK
• 2026-03-03 Listed $214,900 MLSOK
• 2020-07-27 Sold (MLS) $151,905 MLSOK
• 2020-05-19 Pending — MLSOK
• 2020-04-11 Listed $151,900 MLSOK

Property tax history

+75.8%/yr

Latest (2025): $2,098 · +6.1% YoY. Source: county tax records.