936 W Tesio Way · Mustang, OK 73064

$172,500

3 bd · 2.0 ba · 1,255 sqft · SingleFamily public records · 12 Days on market

Built 1983 4,199 sqft lot Est $198k · 13% under

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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 +20.1/30.0
• ARV discount +13.4/15.0
• DSCR +6.4/10.0
• 1% rule +4.6/10.0
• 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

Cute, cute, cute as can be. This 3 Bedroom, 2 Bath, 2 Car Garage is move in ready. New paint inside. New carpet throughout. Nice covered patio to enjoy the evenings or sit and have your morning coffee. Large living area with wood burning fireplace and built in shelves. 3rd bedroom could be office if you need one. Also has 2 car carport in addition to the garage. Come take a look.

Key facts

• Low-maintenance yard
• Flex space
• Covered patio

Tags

• WOOD-BURNING FIREPLACE
• BUILT-IN SHELVING
• COVERED PATIO
• LOW-MAINTENANCE YARD
• FUNCTIONAL LAYOUT
• FLEX SPACE

Property features AI

Finance

• Other: Tax amount: $1,500 (as listed); Not assumable
• Financial info: Listing offered As-is
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Utilities: No storm shelter
• Home design: Single family residence; Residential property; Entry level: One
• Construction: Brick and frame construction; Composition roof (replaced/installed 2023)
• Exterior features: Covered patio; Interior lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bath; 1 half bath
• Interior features: One-level layout; Living area (assessor): 1,255; Slab foundation; Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $172k.

Deal economics

• At list price, monthly cash flow is $216 ($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 $166k (3.8% below list).
• Recommended offer: $166k (3.8% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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; 15 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 $5k 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 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 24y 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 $119k; 45% 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 $166,001 (3.8% 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. 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.
3. 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.
4. 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: 0.96% ✗
• Cap rate: 7.79%
• Cash-on-cash: 5.36%
• DSCR: 1.24
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $198,290
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
912 W Tesio Way	0.05mi	3/2.0	1,116 (-11%)	2mo	$171,000	$153	78
1013 N Crystal Way	0.57mi	3/2.0	1,330 (+6%)	1mo	$130,000	$98	62
732 W Elder Dr	0.42mi	3/2.0	1,133 (-10%)	3mo	$170,000	$150	62
938 W Ridgecrest Way	0.45mi	3/2.0	1,366 (+9%)	6mo	$195,000	$143	59
913 N Kirk Way	0.51mi	3/2.0	1,374 (+10%)	5mo	$205,000	$149	56
917 N Crystal Way	0.52mi	3/2.0	1,395 (+11%)	4mo	$215,000	$154	54
1005 N Kirk Way	0.55mi	3/2.0	1,375 (+10%)	10mo	$217,000	$158	50
743 W Juniper Dr	0.55mi	3/1.5	1,091 (-13%)	2mo	$181,000	$166	49
438 W Strasburg Way	0.61mi	3/2.0	1,371 (+9%)	10mo	$220,000	$160	48
433 W Forest Dr	0.75mi	3/1.5	1,135 (-10%)	6mo	$188,000	$166	42
825 S Lariat Dr	0.69mi	3/1.5	1,427 (+14%)	5mo	$336,000	$235	39
442 W Apple Branch Way	0.66mi	3/3.0	1,069 (-15%)	9mo	$185,000	$173	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: -11.2%
• Equity multiple: 0.60×
• Total profit: $-19,110
• Equity at exit: $25,720

10-year hold

• IRR: -6.6%
• Equity multiple: 0.63×
• Total profit: $-17,886
• Equity at exit: $14,915

Cash invested: $48,300 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,660 high
• Mortgage (P&I): −$905
• Tax from tax record: −$119 /mo · $1,430/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $216

Break-even live

Break-even rent $1,387

Max offer price $172,500

Occupancy floor 82%

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: $43,125
• Closing costs: $5,175
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
936 W Tesio Way Mustang, OK	3.0	1.5	1255	$1,425	$1.14	23d	1	0.02mi
736 W Celestial Way Mustang, OK	1.0–2.0	1.0	838	$1,695	$2.02	1d	8	0.23mi
1136 W Johnathan Way Mustang, OK	3.0	2.0	1415	$1,450	$1.02	23d	1	0.31mi
1247 W Huntington Way Unit a Mustang, OK	2.0	1.5	1024	$1,200	$1.17	3d	1	0.34mi
313 N Shannon Way Mustang, OK	3.0	2.0	1706	$1,750	$1.03	16d	1	0.40mi
1013 W Gladys Way Mustang, OK	3.0	2.0	1116	$1,450	$1.30	21d	1	0.41mi
548 W Shadow Ridge Way Mustang, OK	4.0	2.0	1734	$1,945	$1.12	19d	1	0.48mi
605 N Ponderosa Way Mustang, OK	3.0	2.0	1686	$2,000	$1.19	23d	1	0.52mi
742 W Juniper Dr Mustang, OK	3.0	1.5	1100	$1,475	$1.34	1d	1	0.60mi
733 W Perry Dr Mustang, OK	3.0	1.5	999	$1,345	$1.35	1d	1	0.71mi
1801 W Antler Way Mustang, OK	3.0	2.0	1547	$1,700	$1.10	10d	1	1.18mi
1945 W Crossbow Way Mustang, OK	4.0	2.0	1719	$2,195	$1.28	23d	1	1.23mi
Greens at Mustang Creek Mustang, OK	1.0–2.0	1.0–2.0	818	$1,275	$1.56	1d	1	1.26mi
713 N Cottontail Way Mustang, OK	4.0	2.0	1800	$2,250	$1.25	1d	1	1.39mi
2044 W Autumn Way Mustang, OK	3.0	2.0	1187	$1,525	$1.28	16d	1	1.46mi

Listing history 8 events

1. 2026-06-13
   statusdays on market $172,500 Pending 12 DOM
2. 2026-06-09
   days on market $172,500 Active 10 DOM
3. 2026-06-08
   days on market $172,500 Active 9 DOM
4. 2026-06-07
   days on market $172,500 Active 8 DOM
5. 2026-06-05
   days on market $172,500 Active 5 DOM
6. 2026-06-03
   days on market $172,500 Active 4 DOM
7. 2026-06-02
   days on market $172,500 Active 3 DOM
8. 2026-06-01
   days on market $172,500 Active 2 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: $1,430 · $119/mo
• Projected year-2 tax: $1,552 · $129/mo
• Expected delta: +$122/yr (+$10/mo · 8.6%)

ⓘ 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 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: $19,920
• − Mortgage interest: −$9,663
• − Property taxes: −$1,430
• − Insurance: −$862
• − Repairs & maintenance: −$1,594
• − Management: −$1,594
• − Depreciation: −$5,018
• Taxable loss: −$240
• Est. tax savings @ 24.0%: +$58
• After-tax cash flow: $2,647/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

-98.0% since first listed

19 events — show timeline

• 2026-05-30 Price Changed $1,395 MLSOK
• 2026-05-30 Listed $172,500 MLSOK
• 2026-05-05 Listed for Rent $1,425 MLSOK
• 2018-09-21 Sold (Public Records) $119,000 Public Records
• 2018-09-17 Sold (MLS) $119,000 MLSOK
• 2018-09-05 Pending — MLSOK
• 2018-09-05 Relisted — MLSOK
• 2018-08-04 Pending — MLSOK
• 2018-08-02 Listed $124,900 MLSOK
• 2011-05-03 Sold (Public Records) $95,000 Public Records
• 2011-04-28 Sold (MLS) $95,000 MLSOK
• 2011-01-04 Listed $97,500 MLSOK
• 2010-12-31 Listing Removed — MLSOK
• 2010-08-30 Listed $104,900 MLSOK
• 2003-09-25 Listing Removed — MLSOK
• 2003-07-26 Listed $79,900 MLSOK
• 2002-03-12 Sold (Public Records) $70,000 Public Records
• 2002-03-06 Sold (MLS) $69,900 MLSOK
• 2002-02-08 Listed $69,900 MLSOK

Property tax history

+1.7%/yr

Latest (2025): $1,430 · +6.2% YoY. Source: county tax records.