210 E Mosier St · Norman, OK 73069

$130,000

2 bd · 1.0 ba · 600 sqft · SingleFamily public records · 1 Days on market

Built 1920 Est $89k · 46% over

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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 +14.5/30.0
• DSCR +4.4/10.0
• Rent growth +4.4/5.0
• Livability +4.2/5.0
• 1% rule +3.5/10.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 bed, 1 bath fixer upper home in Norman near Norman Regional Hospital and not a far drive to OU Campus, Downtown Norman or I-35. House is boarded up so bring flashlight when showing it.

Key facts

• Low energy bills
• Built 1920

Tags

• LOW ENERGY BILLS
• HOOKUPS FOR WASHER DRYER

Property features AI

Exterior

• Home design: Built in 1920
• Construction: 1920 construction
• Exterior features: Located in the Old Silk Stocking subdivision

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $28 ($333/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 $110k (15.5% below list).
• Recommended offer: $110k (15.5% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.6% in Norman — 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 85/100 on livability (#1 in OK, #557 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+.
• Norman (suburban): math 27% / reading 32% proficiency, ranked #61 of 270 in OK (top 23%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Wilson Es (math 32% / reading 37%, grade F, #168 of 845 statewide, top 24%, 285 students, 0% FRL); Longfellow Ms (math 18% / reading 27%, grade F, #122 of 345 statewide, top 37%, 709 students, 0% FRL); Norman North Hs (math 45% / reading 57%, grade D+, #2 of 447 statewide, top 0%, 2,401 students, 0% FRL) — zoned schools average 0% FRL vs 39% district-wide (39 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+7.7%/yr); 253 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 592 units permitted in Cleveland County in 2024 (12 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Cleveland County population projected at +40% 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.
• 5 sale attempts since 19y 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 $25k; list at $130k implies a 420% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,861 (15.5% below list)

Questions for the listing agent

1. Built in 1920 — 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. 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?
4. 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.
5. 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.
6. 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: 0.85% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.92%
• DSCR: 1.04
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $88,800
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
223 E Johnson St	0.10mi	2/1.0	634 (+6%)	15mo	$142,000	$224	73
314 E Rich St	0.22mi	1/1.0 (-1)	624 (+4%)	14mo	$84,567	$136	66
112 N Carter Ave	0.73mi	2/1.0	576 (-4%)	13mo	$85,000	$148	48
820 E Hughbert St	0.71mi	1/1.0 (-1)	546 (-9%)	13mo	$65,000	$119	36

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 · 7.66% rent growth · sell at horizon

5-year hold

• IRR: -10.1%
• Equity multiple: 0.62×
• Total profit: $-13,924
• Equity at exit: $19,383

10-year hold

• IRR: 4.5%
• Equity multiple: 1.40×
• Total profit: $14,444
• Equity at exit: $11,240

Cash invested: $36,400 (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 73069

• Rents YoY: 7.7%
• Active inventory: 253
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,099 high
• Mortgage (P&I): −$682
• Tax from tax record: −$104 /mo · $1,251/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $28

Break-even live

Break-even rent $1,063

Max offer price $130,000

Occupancy floor 92%

Sensitivity live

Price	-10% $101	-5% $65	+0% $28	+5% $-9	+10% $-46
Rent	-10% $-59	-5% $-16	+0% $28	+5% $71	+10% $115
Rate	-1.0pp $93	-0.5pp $61	base $28	+0.5pp $-6	+1.0pp $-40

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
303 E Himes St Unit 2 Norman, OK	2.0	1.0	671	$1,045	$1.56	25d	1	0.08mi
217 E Daws St Unit B Norman, OK	1.0	1.0	650	$900	$1.38	25d	1	0.42mi
127 W Acres St Apt E Norman, OK	1.0	1.0	710	$850	$1.20	5d	1	0.43mi
430 E Tonhawa St Norman, OK	1.0	1.0	600	$875	$1.46	21d	1	0.51mi
430 E Tonhawa St Norman, OK	1.0	1.0	600	$875	$1.46	25d	1	0.51mi
602 Tiffin Ave Norman, OK	2.0	1.0	720	$1,249	$1.73	12d	1	0.61mi
621 W Acres St Norman, OK	1.0	1.0	500	$825	$1.65	25d	1	0.66mi
911 Nebraska St Norman, OK	2.0	1.0	750	$1,095	$1.46	16d	1	0.95mi
420 W Comanche St Norman, OK	1.0	1.0	580	$1,200	$2.07	16d	1	0.97mi
222 S University Blvd Norman, OK	1.0	1.0	695	$2,275	$3.27	25d	1	0.97mi
222 S University Blvd Unit 2 Norman, OK	2.0	2.0	685	$2,055	$3.00	16d	1	0.97mi
1238 Iowa St Norman, OK	2.0	1.0	720	$1,150	$1.60	25d	1	1.14mi
746 S Jenkins Ave Unit 1/2 Norman, OK	1.0	1.0	500	$825	$1.65	16d	1	1.28mi

Listing history 15 events

1. 2026-05-13
   status Under Contract
2. 2026-05-12
   listed $130,000 Active
3. 2019-09-12
   historical
4. 2019-08-20
   listed $87,500 Active
5. 2019-06-21
   soldstatus $25,000 Sold 187-char remark

   Show marketing remark (187 chars)

   2 bed, 1 bath fixer upper home in Norman near Norman Regional Hospital and not a far drive to OU Campus, Downtown Norman or I-35. House is boarded up so bring flashlight when showing it.

6. 2019-06-15
   status Pending 187-char remark

   Show marketing remark (187 chars)

   2 bed, 1 bath fixer upper home in Norman near Norman Regional Hospital and not a far drive to OU Campus, Downtown Norman or I-35. House is boarded up so bring flashlight when showing it.

7. 2019-06-14
   price $34,000 187-char remark

   Show marketing remark (187 chars)

   2 bed, 1 bath fixer upper home in Norman near Norman Regional Hospital and not a far drive to OU Campus, Downtown Norman or I-35. House is boarded up so bring flashlight when showing it.

8. 2019-05-13
   price $35,000 187-char remark

   Show marketing remark (187 chars)

   2 bed, 1 bath fixer upper home in Norman near Norman Regional Hospital and not a far drive to OU Campus, Downtown Norman or I-35. House is boarded up so bring flashlight when showing it.

9. 2019-04-22
   price $36,000 187-char remark

   Show marketing remark (187 chars)

   2 bed, 1 bath fixer upper home in Norman near Norman Regional Hospital and not a far drive to OU Campus, Downtown Norman or I-35. House is boarded up so bring flashlight when showing it.

10. 2019-03-21
    status Active 187-char remark

    Show marketing remark (187 chars)

    2 bed, 1 bath fixer upper home in Norman near Norman Regional Hospital and not a far drive to OU Campus, Downtown Norman or I-35. House is boarded up so bring flashlight when showing it.

11. 2019-03-10
    status Pending 187-char remark

    Show marketing remark (187 chars)

    2 bed, 1 bath fixer upper home in Norman near Norman Regional Hospital and not a far drive to OU Campus, Downtown Norman or I-35. House is boarded up so bring flashlight when showing it.

12. 2019-02-09
    listed $37,000 Active 187-char remark

    Show marketing remark (187 chars)

    2 bed, 1 bath fixer upper home in Norman near Norman Regional Hospital and not a far drive to OU Campus, Downtown Norman or I-35. House is boarded up so bring flashlight when showing it.

13. 2014-12-08
    soldstatus $401,500
14. 2007-09-28
    soldstatus $25,000
15. 2007-08-01
    listed $29,900

ⓘ 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: $1,251 · $104/mo
• Projected year-2 tax: $1,251 · $104/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,183
• − Mortgage interest: −$7,282
• − Property taxes: −$1,251
• − Insurance: −$650
• − Repairs & maintenance: −$1,055
• − Management: −$1,055
• − Depreciation: −$3,782
• Taxable loss: −$1,891
• Est. tax savings @ 24.0%: +$454
• After-tax cash flow: $787/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: Norman
• NCES district ID: 4021720
• Math proficiency: 27% ▼ -9.00%
• Reading proficiency: 32% ▼ -8.00%
• Median HH income: $48,940
• Composite: 25.67/100
• National rank: #7395
• State rank: #61 of 270 in OK

Livability — Norman

• Score: 85/100
• State rank: #1
• US rank: #557

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime C Employment C Housing A+ Health & safety A+ User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Norman, OK
• County: Cleveland County · 239,547 people
• City population: 123,141
• Metro: Oklahoma City, OK
• Population (ZIP): 28,462
• Household income: $58,888
• Rent vs Own: 54.3% rent · 45.7% own
• Severe rent burden: 1704.0

Population outlook (Cleveland County) Hauer SSP2

• Today (2025): 323,621 people
• By 2030: 349,070 · +7.9%
• By 2040: 400,168 · +23.7%
• By 2050: 454,101 · +40.3%
• By 2075: 602,926 · +86.3%
• By 2100: 734,485 · +127.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 64% Two or more races 15% Hispanic / Latino 14% Native American 4% Black 4% Asian 3% Pacific Islander 1%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 3% Italian 3% Slovak 2%
• Foreign-born: 9% · Canada, China
• Languages at home: 84% English-only · Spanish 10% Other Indo-European 1% Chinese 1%

Political lean MEDSL · Cleveland

• 2024 margin: R (+14.9) · D 41.4% · R 56.4% · Other 2.2%
• 2008→2024 swing: +9.1pp toward D · 2008: -24.0pp · 2024: -14.9pp
• All cycles: 2024: R+14.9 2020: R+14.1 2016: R+21.7 2012: R+25.9 2008: R+24.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -252.79%
• Current HPI: 272.4754
• Rent YoY: ▲ 7.66%
• 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

+334.8% since first listed

15 events — show timeline

• 2026-05-13 Pending — FSBO.com
• 2026-05-12 Listed $130,000 FSBO.com
• 2019-09-12 Listing Removed — MLSOK
• 2019-08-20 Listed $87,500 MLSOK
• 2019-06-21 Sold (MLS) $25,000 MLSOK
• 2019-06-15 Pending — MLSOK
• 2019-06-14 Price Changed $34,000 MLSOK
• 2019-05-13 Price Changed $35,000 MLSOK
• 2019-04-22 Price Changed $36,000 MLSOK
• 2019-03-21 Relisted — MLSOK
• 2019-03-10 Pending — MLSOK
• 2019-02-09 Listed $37,000 MLSOK
• 2014-12-08 Sold (Public Records) $401,500 Public Records
• 2007-09-28 Sold (MLS) $25,000 MLSOK
• 2007-08-01 Listed $29,900 MLSOK

Property tax history

+13.2%/yr

Latest (2024): $1,251 · +4.6% YoY. Source: county tax records.