7400 Lakewood Dr · Oklahoma City, OK 73064

$274,900

2 bd · 1.0 ba · 1,788 sqft · SingleFamily public records · 91 Days on market

Built 1965 Good condition 0.92 ac lot $154/sqft · 30% below area Est $395k · 30% under ↓ 2% 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).

• ARV discount +15.0/15.0
• Cash flow +5.8/30.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Schools +3.7/10.0
• Rent growth +2.4/5.0
• 1% rule +0.4/10.0
• DSCR +0.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Get ready to fall in love with this charming 4 bed, 2 bath, home on a sprawling . 9 acre lot located in the desirable Mustang School District. This professionally remodeled country home boasts a beautiful open floor plan that wows you when you walk in the front door. As you step inside you’ll be welcomed by the beautiful living room filled with ample natural light that flows into the brand new kitchen. Enjoy the owners suite complete with a beautifully remodeled bathroom featuring a walk in shower and stylish details. Walk around the corner and you’ll be met with a large walk-in closet with ample space. The washer and dryer are conveniently located inside the large utility room.

Key facts

• Owners suite
• Open floor plan
• Remodeled bathroom

Tags

• SPRAWLING LOT
• OPEN FLOOR PLAN
• REMODELED KITCHEN
• OWNERS SUITE
• REMODELED BATHROOM
• WALK IN SHOWER

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $275k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-547 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $178k (35.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (45.6% below list).
• Recommended offer: $150k (45.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 80/100 on livability (#3 in OK, #1,635 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime 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 Ms (math 30% / reading 29%, grade F, #52 of 345 statewide, top 15%, 723 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); 765 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $8k 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 91 days — a 9% lower offer ($250k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Recommended offer $149,680 (45.6% 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 91 days. Have you received any prior offers? Is the seller open to a 46% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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?
9. 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.
10. 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.
11. 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: 0.54% ✗
• Cap rate: 3.90%
• Cash-on-cash: -8.53%
• DSCR: 0.62
• GRM: 15.3

CMA / ARV

• ARV (median comp): $395,399
• List price: $274,900
• Delta: -30.48%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6517 S Frisco Rd	0.82mi	3/2.5 (+1)	1,769 (-1%)	2mo	$349,000	$197	50
617 N White Tail Way	1.49mi	3/2.0 (+1)	1,751 (-2%)	6mo	$265,000	$151	48
1933 W Antler Way	1.41mi	3/2.0 (+1)	1,705 (-5%)	5mo	$258,000	$151	44
708 N Buckhorn Way	1.49mi	3/2.5 (+1)	1,759 (-2%)	9mo	$275,000	$156	44
15000 SW 79th St	1.05mi	3/2.5 (+1)	1,825 (+2%)	8mo	$396,000	$217	44
1809 W Aqua Clear Dr	1.45mi	3/2.0 (+1)	1,676 (-6%)	4mo	$246,500	$147	42
2017 W Autumn Way	1.28mi	3/2.0 (+1)	1,669 (-7%)	9mo	$220,000	$132	37
1012 N Scouts Court Way	1.44mi	3/2.0 (+1)	1,669 (-7%)	11mo	$239,900	$144	36
700 N Buckhorn Way	1.48mi	3/2.0 (+1)	2,033 (+14%)	2mo	$310,000	$152	32
2031 W Rose Oak Dr	1.35mi	3/2.0 (+1)	1,640 (-8%)	14mo	$234,000	$143	31
1892 W Lake Park Dr	1.30mi	3/2.0 (+1)	2,078 (+16%)	4mo	$300,000	$144	28
1016 N Deer Court Way	1.39mi	3/2.0 (+1)	1,530 (-14%)	13mo	$210,000	$137	21

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: -34.3%
• Equity multiple: -0.09×
• Total profit: $-83,874
• Equity at exit: $40,988

10-year hold

• IRR: -63.5%
• Equity multiple: -0.76×
• Total profit: $-135,210
• Equity at exit: $23,768

Cash invested: $76,972 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 0 active · 1 under contract
• Months of supply: 0.0 mo

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 73064

• Home prices YoY: -17.9%
• Rents YoY: -0.3%
• Active inventory: 765
• Price-to-rent: 15.3×

Monthly cashflow live

• Estimated rent: $1,497 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$174 /mo · $2,084/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $-547

Break-even live

Break-even rent $2,190

Max offer price $178,210

Occupancy floor —

Sensitivity live

Price	-10% $-392	-5% $-470	+0% $-547	+5% $-625	+10% $-703
Rent	-10% $-666	-5% $-606	+0% $-547	+5% $-488	+10% $-429
Rate	-1.0pp $-409	-0.5pp $-477	base $-547	+0.5pp $-619	+1.0pp $-691

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: $68,725
• Closing costs: $8,247
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1901 W Autumn Way Mustang, OK	3.0	2.0	1669	$1,595	$0.96	0d	1	1.41mi

Property features AI

Finance

• Other: Vacant and unoccupiedLocated in West Timberlake EstateDirections: From Hwy 152, go south on Sara Rd. Turn west on E Lakeview Dr, then south on Lakewood Dr to property
• Financial info: Loan qualifying availableNot assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: Gravel parking
• Utilities: Homestead exempt
• Home design: Single family residenceResidential propertyEntry level: One
• Construction: Stucco constructionComposition roofSlab foundationBuilt as existing property
• Exterior features: Corner lotStableStorage

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: One-level livingLiving area includes a single living areaNo fireplace

Listing history 50 events

1. 2026-08-19
   days on market $274,900 Active 91 DOM
2. 2026-08-18
   days on market $274,900 Active 90 DOM
3. 2026-08-17
   days on market $274,900 Active 89 DOM
4. 2026-08-16
   days on market $274,900 Active 88 DOM
5. 2026-08-15
   days on market $274,900 Active 87 DOM
6. 2026-08-14
   days on market $274,900 Active 86 DOM
7. 2026-08-13
   days on market $274,900 Active 85 DOM
8. 2026-08-12
   days on market $274,900 Active 84 DOM
9. 2026-08-11
   days on market $274,900 Active 83 DOM
10. 2026-08-10
    days on market $274,900 Active 82 DOM
11. 2026-08-09
    days on market $274,900 Active 81 DOM
12. 2026-08-08
    days on market $274,900 Active 80 DOM
13. 2026-08-07
    days on market $274,900 Active 79 DOM
14. 2026-08-06
    days on market $274,900 Active 78 DOM
15. 2026-08-05
    days on market $274,900 Active 77 DOM
16. 2026-08-04
    days on market $274,900 Active 76 DOM
17. 2026-08-03
    days on market $274,900 Active 75 DOM
18. 2026-07-31
    days on market $274,900 Active 72 DOM
19. 2026-07-30
    days on market $274,900 Active 70 DOM
20. 2026-07-28
    days on market $274,900 Active 69 DOM
21. 2026-07-26
    days on market $274,900 Active 67 DOM
22. 2026-07-24
    days on market $274,900 Active 65 DOM
23. 2026-07-23
    days on market $274,900 Active 64 DOM
24. 2026-07-22
    days on market $274,900 Active 63 DOM
25. 2026-07-21
    days on market $274,900 Active 62 DOM
26. 2026-07-20
    days on market $274,900 Active 61 DOM
27. 2026-07-18
    days on market $274,900 Active 59 DOM
28. 2026-07-18
    days on market $274,900 Active 58 DOM
29. 2026-07-16
    days on market $274,900 Active 57 DOM
30. 2026-07-15
    days on market $274,900 Active 56 DOM
31. 2026-07-14
    days on market $274,900 Active 55 DOM
32. 2026-07-13
    days on market $274,900 Active 54 DOM
33. 2026-07-13
    days on market $274,900 Active 53 DOM
34. 2026-07-11
    days on market $274,900 Active 52 DOM
35. 2026-07-10
    days on market $274,900 Active 51 DOM
36. 2026-07-09
    days on market $274,900 Active 50 DOM
37. 2026-07-07
    days on market $274,900 Active 48 DOM
38. 2026-07-06
    days on market $274,900 Active 47 DOM
39. 2026-07-05
    days on market $274,900 Active 46 DOM
40. 2026-07-03
    days on market $274,900 Active 44 DOM
41. 2026-07-02
    days on market $274,900 Active 43 DOM
42. 2026-07-01
    days on market $274,900 Active 42 DOM
43. 2026-06-30
    days on market $274,900 Active 41 DOM
44. 2026-06-29
    days on market $274,900 Active 40 DOM
45. 2026-06-28
    days on market $274,900 Active 39 DOM
46. 2026-06-27
    days on market $274,900 Active 38 DOM
47. 2026-06-27
    days on market $274,900 Active 37 DOM
48. 2026-06-25
    days on market $274,900 Active 35 DOM
49. 2026-06-22
    days on market $274,900 Active 33 DOM
50. 2026-06-21
    days on market $274,900 Active 32 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: $2,084 · $174/mo
• Projected year-2 tax: $2,474 · $206/mo
• Expected delta: +$390/yr (+$33/mo · 18.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $17,962
• − Mortgage interest: −$15,399
• − Property taxes: −$2,084
• − Insurance: −$1,374
• − Repairs & maintenance: −$1,437
• − Management: −$1,437
• − Depreciation: −$7,997
• Taxable loss: −$11,767
• Est. tax savings @ 24.0%: +$2,824
• After-tax cash flow: $-3,744/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $8,940–$26,820 screening

This charming 4-bedroom, 2-bathroom home on a spacious 0.9-acre lot is in excellent condition with modern updates and a fresh paint job. The property is move-in ready and offers a great opportunity for investors looking to capitalize on its location and potential for further improvements.

Value-add opportunities

• Both landscaping — improve curb appeal and increase property value ↑
• Both install new outdoor lighting — enhance safety and curb appeal ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 37/100

Zoned Schools

Elementary Mustang Lakehoma Es F OK #73/845 Nat'l #17,190/41,679 Middle Mustang Horizon Ies F OK #37/345 Nat'l #8,188/14,009 High Mustang Hs F OK #65/447 Nat'l #10,191/17,239

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

A Composite livability gradescore 80/100

Livability — Oklahoma City

• Score: 80/100
• State rank: #3
• US rank: #1635

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oklahoma City, OK
• County: Canadian County · 174,062 people
• City population: 498,656
• Metro: Oklahoma City, OK
• Population (ZIP): 28,919
• Household income: $94,402
• Rent vs Own: 20.1% rent · 79.9% own
• Severe rent burden: 13% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in OK)

Industry	F500 HQs	Revenue
▸Energy	3	$48B

Property features AI

Finance

• Other: Vacant and unoccupiedLocated in West Timberlake EstateDirections: From Hwy 152, go south on Sara Rd. Turn west on E Lakeview Dr, then south on Lakewood Dr to property
• Financial info: Loan qualifying availableNot assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: Gravel parking
• Utilities: Homestead exempt
• Home design: Single family residenceResidential propertyEntry level: One
• Construction: Stucco constructionComposition roofSlab foundationBuilt as existing property
• Exterior features: Corner lotStableStorage

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: One-level livingLiving area includes a single living areaNo fireplace

Price history

-1.8% since first listed

6 events — show timeline

• 2026-05-18 Listed $274,900 MLSOK
• 2026-04-21 Listing Removed — MLSOK
• 2026-04-01 Price Changed $274,900 MLSOK
• 2026-04-01 Relisted — MLSOK
• 2026-03-21 Pending — MLSOK
• 2025-10-15 Listed $280,000 MLSOK

Property tax history

-4.1%/yr

Latest (2025): $2,084 · -4.1% YoY. Source: county tax records.