910 W Kyle Way · Mustang, OK 73064

$160,000

3 bd · 2.0 ba · 1,016 sqft · SingleFamily public records · 3 Days on market

Built 1982 7,078 sqft lot Est $165k · 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 +20.8/30.0
• ARV discount +8.8/15.0
• DSCR +6.6/10.0
• 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

*** HUD Home. Subject to HUD Regulations and Bidding Procedures. Case 421-437361. Offered IE Escrow $1705. First 30 days open to owner occupants, non profits and governmental agencies ONLY. First 10 days bids accumulate unopened. On 11th day all bids opened as if received simultaneously. After that daily bid. On 31st day investors may bid. Property comes AS-IS. Buyer to verify ALL information.

Key facts

• Spacious kitchen
• Huge backyard
• 7,078 sq ft lot

Tags

• SPACIOUS KITCHEN
• REFRESHED PAINTED CABINETS
• PLENTY OF COUNTER SPACE
• ROOM FOR A DINING TABLE
• PRIMARY BEDROOM HALF BATH
• HUGE BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $219 ($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 $157k (2.0% below list).
• Recommended offer: $157k (2.0% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 20y 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 $68k; list at $160k implies a 135% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $156,820 (2.0% 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: 0.98% ✗
• Cap rate: 7.94%
• Cash-on-cash: 5.87%
• DSCR: 1.26
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $164,592
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
910 W Kyle Way	0.00mi	3/1.5	1,016 (0%)	1mo	$160,000	$157	97
1033 W Griggs Way	0.19mi	3/1.5	1,034 (+2%)	2mo	$189,500	$183	84
912 W Tesio Way	0.35mi	3/2.0	1,116 (+10%)	2mo	$171,000	$153	66
1014 W Ridgecrest Way	0.16mi	3/2.0	1,120 (+10%)	19mo	$190,000	$170	60
411 S Silver Dr	0.73mi	3/1.5	996 (-2%)	3mo	$177,000	$178	58
442 W Apple Branch Way	0.58mi	3/3.0	1,069 (+5%)	9mo	$185,000	$173	52
221 S Silver Dr	0.65mi	3/1.5	992 (-2%)	15mo	$160,500	$162	52
648 W Elder Dr	0.74mi	3/1.5	1,004 (-1%)	16mo	$139,000	$138	48
732 W Elder Dr	0.70mi	3/2.0	1,133 (+12%)	3mo	$170,000	$150	46
647 W Shepherd Dr	0.68mi	3/1.0	1,101 (+8%)	14mo	$177,700	$161	39
801 W Shepherd Dr	0.60mi	3/2.0	1,164 (+15%)	16mo	$190,000	$163	35
329 W Maple Branch Way	0.70mi	3/2.0	1,160 (+14%)	24mo	$185,000	$159	24

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: -10.5%
• Equity multiple: 0.63×
• Total profit: $-16,589
• Equity at exit: $23,857

10-year hold

• IRR: -5.7%
• Equity multiple: 0.68×
• Total profit: $-14,345
• Equity at exit: $13,834

Cash invested: $44,800 (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: $1,568 high
• Mortgage (P&I): −$839
• Tax from tax record: −$114 /mo · $1,367/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $219

Break-even live

Break-even rent $1,291

Max offer price $160,000

Occupancy floor 81%

Sensitivity live

Price	-10% $310	-5% $265	+0% $219	+5% $174	+10% $129
Rent	-10% $95	-5% $157	+0% $219	+5% $281	+10% $343
Rate	-1.0pp $300	-0.5pp $260	base $219	+0.5pp $178	+1.0pp $136

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1013 W Gladys Way Mustang, OK	3.0	2.0	1116	$1,450	$1.30	22d	1	0.14mi
1136 W Johnathan Way Mustang, OK	3.0	2.0	1415	$1,450	$1.02	24d	1	0.32mi
936 W Tesio Way Mustang, OK	3.0	1.5	1255	$1,425	$1.14	24d	1	0.36mi
736 W Celestial Way Mustang, OK	1.0–2.0	1.0	838	$1,695	$2.02	2d	8	0.45mi
1247 W Huntington Way Unit a Mustang, OK	2.0	1.5	1024	$1,200	$1.17	3d	1	0.48mi
742 W Juniper Dr Mustang, OK	3.0	1.5	1100	$1,475	$1.34	2d	1	0.90mi
733 W Perry Dr Mustang, OK	3.0	1.5	999	$1,345	$1.35	2d	1	1.02mi
Greens at Mustang Creek Mustang, OK	1.0–2.0	1.0–2.0	818	$1,275	$1.56	2d	1	1.41mi
2044 W Autumn Way Mustang, OK	3.0	2.0	1187	$1,525	$1.28	16d	1	1.46mi
360 N Pebble Creek Ter Mustang, OK	3.0	2.0	1350	$1,540	$1.14	15d	1	1.50mi
360 N Pebble Creek Ter Mustang, OK	3.0	2.0	1350	$1,530	$1.13	2d	1	1.50mi
360 N Pebble Creek Ter Mustang, OK	2.0	2.0	1200	$1,271	$1.06	16d	1	1.50mi
360 N Pebble Creek Ter Mustang, OK	2.0	2.0	1200	$1,272	$1.06	24d	1	1.50mi
360 N Pebble Creek Ter Mustang, OK	2.0	2.0	1200	$1,271	$1.06	21d	1	1.50mi

Listing history 10 events

1. 2026-04-27
   status Pending
2. 2026-04-24
   listed $160,000 Active
3. 2011-07-05
   soldstatus $68,000 396-char remark

   Show marketing remark (396 chars)

   *** HUD Home. Subject to HUD Regulations and Bidding Procedures. Case 421-437361. Offered IE Escrow $1705. First 30 days open to owner occupants, non profits and governmental agencies ONLY. First 10 days bids accumulate unopened. On 11th day all bids opened as if received simultaneously. After that daily bid. On 31st day investors may bid. Property comes AS-IS. Buyer to verify ALL information.

4. 2011-04-07
   listed $68,000 396-char remark

   Show marketing remark (396 chars)

   *** HUD Home. Subject to HUD Regulations and Bidding Procedures. Case 421-437361. Offered IE Escrow $1705. First 30 days open to owner occupants, non profits and governmental agencies ONLY. First 10 days bids accumulate unopened. On 11th day all bids opened as if received simultaneously. After that daily bid. On 31st day investors may bid. Property comes AS-IS. Buyer to verify ALL information.

5. 2008-03-31
   soldstatus $96,500
6. 2008-03-28
   soldstatus $96,500 222-char remark

   Show marketing remark (222 chars)

   LOTS OF SPACE FOR THE MONEY! CONVERTED 2 CAR GARAGE MAKES HUGE 4TH BEDROOM. BIG KITCHEN, UPDATED PAINT AND CARPET. SELLER IN PROCESS OF REPLACING EXTERIOR GARAGE DOOR. GARAGE CONVERSION COULD BE REMOVED. BRING US AN OFFER!

7. 2007-12-19
   historical
8. 2007-03-19
   listed $92,500 222-char remark

   Show marketing remark (222 chars)

   LOTS OF SPACE FOR THE MONEY! CONVERTED 2 CAR GARAGE MAKES HUGE 4TH BEDROOM. BIG KITCHEN, UPDATED PAINT AND CARPET. SELLER IN PROCESS OF REPLACING EXTERIOR GARAGE DOOR. GARAGE CONVERSION COULD BE REMOVED. BRING US AN OFFER!

9. 2006-08-17
   listed $99,900
10. 1996-05-07
    soldstatus $68,000

ⓘ 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: $1,367 · $114/mo
• Projected year-2 tax: $1,440 · $120/mo
• Expected delta: +$73/yr (+$6/mo · 5.3%)

ⓘ 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 · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $18,818
• − Mortgage interest: −$8,962
• − Property taxes: −$1,367
• − Insurance: −$800
• − Repairs & maintenance: −$1,505
• − Management: −$1,505
• − Depreciation: −$4,655
• Taxable income: $23
• Est. tax owed @ 24.0%: −$6
• After-tax cash flow: $2,625/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

+135.3% since first listed

10 events — show timeline

• 2026-04-27 Pending — MLSOK
• 2026-04-24 Listed $160,000 MLSOK
• 2011-07-05 Sold (MLS) $68,000 MLSOK
• 2011-04-07 Listed $68,000 MLSOK
• 2008-03-31 Sold (Public Records) $96,500 Public Records
• 2008-03-28 Sold (MLS) $96,500 MLSOK
• 2007-12-19 Listing Removed — MLSOK
• 2007-03-19 Listed $92,500 MLSOK
• 2006-08-17 Listed $99,900 MLSOK
• 1996-05-07 Sold (Public Records) $68,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $1,367 · +6.1% YoY. Source: county tax records.