312 E Elder Ln · Mustang, OK 73064

$147,875

2 bd · 1.0 ba · 845 sqft · SingleFamily public records · 3 Days on market

Built 1973 6,534 sqft lot Est $141k · at est.

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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 +23.3/30.0
• DSCR +7.5/10.0
• ARV discount +5.3/15.0
• 1% rule +5.0/10.0
• 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

This beautifully remodeled 2-bedroom, 1-bath home features a 2-car garage and is located in the desirable Mustang School District. Updated throughout with fresh finishes, this home also includes a brand-new roof, new windows, and new appliances. With its inviting layout and move-in-ready appeal, it offers both comfort and convenience in a great Mustang location.

Key facts

• Remodeled
• New appliances
• New roof

Tags

• REMODELED
• NEW ROOF
• NEW WINDOWS
• NEW APPLIANCES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $148k.

Deal economics

• At list price, monthly cash flow is $270 ($3k/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 $147k (0.4% below list).
• Recommended offer: $147k (0.4% below list) — sets the bar for 1% rule.
• Cap rate 8.5% 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 Es (math 37% / reading 32%, grade F, #168 of 845 statewide, top 24%, 654 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; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 $1k of loan paydown is wiped out by about $4k 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.
• Current owner paid $90k; list at $148k implies a 64% 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 $147,277 (0.4% below list)

Questions for the listing agent

1. Built in 1973 — 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: 1.00% ✗
• Cap rate: 8.48%
• Cash-on-cash: 7.82%
• DSCR: 1.35
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $141,115
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
312 E Elder Ln	0.00mi	2/1.0	845 (0%)	1mo	$150,000	$178	99
516 S Brookview Ln	0.08mi	3/1.0 (+1)	876 (+4%)	1mo	$138,500	$158	84
519 S Brookview Ln	0.10mi	3/1.0 (+1)	840 (-1%)	16mo	$140,000	$167	76
407 S Brookview Ln	0.05mi	3/1.0 (+1)	837 (-1%)	18mo	$150,000	$179	76
305 S Meadow Ln	0.07mi	3/1.0 (+1)	864 (+2%)	17mo	$155,000	$179	74
714 S Meadow Ln	0.20mi	3/1.0 (+1)	900 (+6%)	7mo	$146,500	$163	69
324 E Greenwood Ln	0.11mi	2/1.0	750 (-11%)	20mo	$133,500	$178	59
717 S Brookview Ln	0.20mi	3/1.0 (+1)	918 (+9%)	17mo	$150,000	$163	57
145 W Carson Dr	0.64mi	2/1.0	768 (-9%)	3mo	$150,000	$195	52
709 S Meadow Ln	0.18mi	3/1.5 (+1)	952 (+13%)	15mo	$130,000	$137	51
315 E Elder Ln	0.03mi	3/1.0 (+1)	969 (+15%)	23mo	$157,000	$162	50
142 E Forster Ln	0.36mi	2/1.0	971 (+15%)	16mo	$153,000	$158	45

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: -7.5%
• Equity multiple: 0.73×
• Total profit: $-11,150
• Equity at exit: $22,049

10-year hold

• IRR: -1.8%
• Equity multiple: 0.89×
• Total profit: $-4,491
• Equity at exit: $12,786

Cash invested: $41,405 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,473 high
• Mortgage (P&I): −$775
• Tax from tax record: −$57 /mo · $679/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $270

Break-even live

Break-even rent $1,131

Max offer price $147,875

Occupancy floor 77%

Sensitivity live

Price	-10% $354	-5% $312	+0% $270	+5% $228	+10% $186
Rent	-10% $153	-5% $212	+0% $270	+5% $328	+10% $386
Rate	-1.0pp $344	-0.5pp $307	base $270	+0.5pp $231	+1.0pp $193

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: $36,969
• Closing costs: $4,436
• 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	3d	1	0.40mi
742 W Juniper Dr Mustang, OK	3.0	1.5	1100	$1,475	$1.34	3d	1	1.14mi
733 W Perry Dr Mustang, OK	3.0	1.5	999	$1,345	$1.35	3d	1	1.20mi
736 W Celestial Way Mustang, OK	1.0	1.0	900	$1,395	$1.55	11d	3	1.22mi
736 W Celestial Way Mustang, OK	1.0–2.0	1.0	838	$1,695	$2.02	3d	8	1.22mi

Listing history 6 events

1. 2026-04-14
   status Pending
2. 2026-04-11
   listed $147,875 Active
3. 2026-03-19
   soldstatus $90,000
4. 1995-10-03
   soldstatus $44,000
5. 1992-11-16
   soldstatus $31,000
6. 1991-10-10
   soldstatus $27,000

ⓘ 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: $679 · $57/mo
• Projected year-2 tax: $1,331 · $111/mo
• Expected delta: +$652/yr (+$54/mo · 96.0%)

ⓘ 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 · 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: $17,673
• − Mortgage interest: −$8,283
• − Property taxes: −$679
• − Insurance: −$739
• − Repairs & maintenance: −$1,414
• − Management: −$1,414
• − Depreciation: −$4,302
• Taxable income: $842
• Est. tax owed @ 24.0%: −$202
• After-tax cash flow: $3,036/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

+447.7% since first listed

6 events — show timeline

• 2026-04-14 Pending — MLSOK
• 2026-04-11 Listed $147,875 MLSOK
• 2026-03-19 Sold (Public Records) $90,000 Public Records
• 1995-10-03 Sold (Public Records) $44,000 Public Records
• 1992-11-16 Sold (Public Records) $31,000 Public Records
• 1991-10-10 Sold (Public Records) $27,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $679 · +1.2% YoY. Source: county tax records.