1808 Paisley Ct · Oklahoma City, OK 73099

$239,200

4 bd · 2.0 ba · 2,578 sqft · SingleFamily public records · 62 Days on market

Built 1976 10,698 sqft lot Est $345k · 31% under

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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 +13.8/30.0
• DSCR +4.2/10.0
• Livability +4.0/5.0
• 1% rule +3.9/10.0
• Schools +3.1/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Under Contract, taking backup offers Cul-de-sac location in beautiful Westbury South featuring mature trees & charm & character lost on new homes, while being close to everything you could need! Updated wood floors, Heat & A/C in 2010, Tankless hot water, 3 FULL baths, & Insulated Workshop! - This home was built w/ 3 living spaces to allow for a large family or space for anything you like. When you walk in there is a large "formal" living can be living, dining or one large room. Main living features built-ins, wood floors, picture window & beautiful rock wood burning fireplace. Kitchen with a view has corian solid surface countertops, pantry & PLENTY of cabinet space! The eat-in dining has breakfast bar, greenhouse planting window & built in desk/hutch. Utility room has a folding room or second pantry! Large tree-covered backyard, & just planted bags of shade grass seed. Garage: XL Storm Shelter & insulated door. Easy access to I-40 & Turnpike & shopping. Mustang Schools

Key facts

• Wood flooring
• Main living area
• Insulated workshop

Tags

• INSULATED WORKSHOP
• FORMAL LIVING SPACE
• MAIN LIVING AREA
• BUILT-INS
• WOOD FLOORING
• ROCK WOOD-BURNING FIREPLACE

Property features AI

Finance

• Other: Days on market: 47; Occupied: No
• Financial info: Not assumable; Loan qualification unknown; Current price listed at $239,200; Property listed as REO / Bank-owned
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Utilities: Living area reported as 2,578 (assessor)
• Home design: Two-level single family residence; Residential property; Existing property in Westbury
• Construction: Frame construction; Shingle roof; Slab foundation; Built (existing)
• Exterior features: Located on a cul-de-sac; No additional exterior features listed

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Interior features: Two living areas; One fireplace; Storm shelter; REO / Bank-owned

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $21 ($258/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 $213k (11.1% below list).
• Recommended offer: $213k (11.1% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.7% in Oklahoma City — 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 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 Valley Es (math 50% / reading 40%, grade D-, #60 of 845 statewide, top 7%, 652 students, 0% FRL); Canyon Ridge Ies (math 43% / reading 36%, grade F, #8 of 345 statewide, top 2%, 749 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 rising (+1.2%/yr); 1574 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $2k of loan paydown is wiped out by about $7k 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 62 days — a 6% lower offer ($225k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y ago; this cycle's ask has dropped $21k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $212,726 (11.1% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.89% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.38%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $345,452
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10416 Paisley Rd	0.31mi	4/3.0	2,363 (-8%)	1mo	$175,000	$74	67
2118 Bonnycastle Ln	0.26mi	4/3.0	2,682 (+4%)	14mo	$315,000	$117	66
10025 Saint Helens Dr	0.30mi	4/3.0	2,747 (+7%)	13mo	$300,000	$109	60
1813 Lankestar Pl	0.36mi	3/2.0 (-1)	2,307 (-10%)	2mo	$285,900	$124	59
9977 Birkenhead Ct	0.26mi	4/3.5	2,893 (+12%)	3mo	$319,000	$110	58
10109 SW 25th Ct	0.62mi	4/3.0	2,712 (+5%)	3mo	$560,000	$206	56
2138 Edinburg Dr	0.32mi	3/2.0 (-1)	2,238 (-13%)	7mo	$300,000	$134	52
9725 SW 21st St	0.67mi	4/3.0	2,536 (-2%)	14mo	$500,000	$197	50
10108 SW 25th Ct	0.66mi	4/3.0	2,794 (+8%)	3mo	$572,770	$205	49
2716 Busheywood Dr	0.73mi	5/3.0 (+1)	2,620 (+2%)	7mo	$377,500	$144	48
1004 Westbury Ct	0.53mi	4/2.0	2,249 (-13%)	12mo	$275,000	$122	44
9932 Sudbury Rd	0.40mi	4/3.0	2,193 (-15%)	12mo	$300,000	$137	42

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 · 1.19% rent growth · sell at horizon

5-year hold

• IRR: -17.7%
• Equity multiple: 0.39×
• Total profit: $-41,163
• Equity at exit: $35,665

10-year hold

• IRR: -13.7%
• Equity multiple: 0.27×
• Total profit: $-48,995
• Equity at exit: $20,682

Cash invested: $66,976 (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 73099

• Rents YoY: 1.2%
• Active inventory: 1574
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,127 high
• Mortgage (P&I): −$1,254
• Tax from tax record: −$305 /mo · $3,660/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $21

Break-even live

Break-even rent $2,100

Max offer price $239,200

Occupancy floor 94%

Sensitivity live

Price	-10% $157	-5% $89	+0% $21	+5% $-46	+10% $-114
Rent	-10% $-147	-5% $-63	+0% $21	+5% $106	+10% $190
Rate	-1.0pp $142	-0.5pp $82	base $21	+0.5pp $-41	+1.0pp $-104

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: $59,800
• Closing costs: $7,176
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10018 Birkenhead Ct Yukon, OK	3.0	2.5	2779	$2,300	$0.83	25d	1	0.22mi
1304 Fairfax Cir Yukon, OK	4.0	2.0	1923	$1,725	$0.90	16d	1	0.43mi
2509 Crystal Creek Dr Yukon, OK	3.0	2.5	1996	$2,000	$1.00	6d	1	0.60mi
2200 Bleeker St Yukon, OK	4.0	2.0	1784	$1,595	$0.89	16d	1	0.88mi
10921 SW 22nd St Yukon, OK	4.0	2.0	1784	$1,640	$0.92	25d	1	0.94mi
11000 SW 8th St Yukon, OK	3.0	2.0	1750	$1,750	$1.00	21d	1	1.16mi
3004 Copan Ct Yukon, OK	4.0	2.5	2252	$1,975	$0.88	25d	1	1.18mi
10913 SW 30th St Yukon, OK	4.0	2.0	1992	$1,900	$0.95	25d	1	1.27mi

Listing history 21 events

1. 2026-04-16
   status Pending
2. 2026-04-01
   price $239,200
3. 2026-02-13
   listed $260,000 Active
4. 2025-05-20
   historical
5. 2025-05-01
   listed $310,000 Active
6. 2021-01-07
   soldstatus $226,000
7. 2020-12-18
   soldstatus $226,000 Sold 1039-char remark

   Show marketing remark (1039 chars)

   Under Contract, taking backup offers Cul-de-sac location in beautiful Westbury South featuring mature trees & charm & character lost on new homes, while being close to everything you could need! Updated wood floors, Heat & A/C in 2010, Tankless hot water, 3 FULL baths, & Insulated Workshop! - This home was built w/ 3 living spaces to allow for a large family or space for anything you like. When you walk in there is a large "formal" living can be living, dining or one large room. Main living features built-ins, wood floors, picture window & beautiful rock wood burning fireplace. Kitchen with a view has corian solid surface countertops, pantry & PLENTY of cabinet space! The eat-in dining has breakfast bar, greenhouse planting window & built in desk/hutch. Utility room has a folding room or second pantry! Large tree-covered backyard, & just planted bags of shade grass seed. Garage: XL Storm Shelter & insulated door. Easy access to I-40 & Turnpike & shopping. Mustang Schools

8. 2020-11-24
   status Pending 1039-char remark

   Show marketing remark (1039 chars)

   Under Contract, taking backup offers Cul-de-sac location in beautiful Westbury South featuring mature trees & charm & character lost on new homes, while being close to everything you could need! Updated wood floors, Heat & A/C in 2010, Tankless hot water, 3 FULL baths, & Insulated Workshop! - This home was built w/ 3 living spaces to allow for a large family or space for anything you like. When you walk in there is a large "formal" living can be living, dining or one large room. Main living features built-ins, wood floors, picture window & beautiful rock wood burning fireplace. Kitchen with a view has corian solid surface countertops, pantry & PLENTY of cabinet space! The eat-in dining has breakfast bar, greenhouse planting window & built in desk/hutch. Utility room has a folding room or second pantry! Large tree-covered backyard, & just planted bags of shade grass seed. Garage: XL Storm Shelter & insulated door. Easy access to I-40 & Turnpike & shopping. Mustang Schools

9. 2020-11-14
   status Active 1039-char remark

   Show marketing remark (1039 chars)

   Under Contract, taking backup offers Cul-de-sac location in beautiful Westbury South featuring mature trees & charm & character lost on new homes, while being close to everything you could need! Updated wood floors, Heat & A/C in 2010, Tankless hot water, 3 FULL baths, & Insulated Workshop! - This home was built w/ 3 living spaces to allow for a large family or space for anything you like. When you walk in there is a large "formal" living can be living, dining or one large room. Main living features built-ins, wood floors, picture window & beautiful rock wood burning fireplace. Kitchen with a view has corian solid surface countertops, pantry & PLENTY of cabinet space! The eat-in dining has breakfast bar, greenhouse planting window & built in desk/hutch. Utility room has a folding room or second pantry! Large tree-covered backyard, & just planted bags of shade grass seed. Garage: XL Storm Shelter & insulated door. Easy access to I-40 & Turnpike & shopping. Mustang Schools

10. 2020-11-06
    status Pending 1039-char remark

    Show marketing remark (1039 chars)

    Under Contract, taking backup offers Cul-de-sac location in beautiful Westbury South featuring mature trees & charm & character lost on new homes, while being close to everything you could need! Updated wood floors, Heat & A/C in 2010, Tankless hot water, 3 FULL baths, & Insulated Workshop! - This home was built w/ 3 living spaces to allow for a large family or space for anything you like. When you walk in there is a large "formal" living can be living, dining or one large room. Main living features built-ins, wood floors, picture window & beautiful rock wood burning fireplace. Kitchen with a view has corian solid surface countertops, pantry & PLENTY of cabinet space! The eat-in dining has breakfast bar, greenhouse planting window & built in desk/hutch. Utility room has a folding room or second pantry! Large tree-covered backyard, & just planted bags of shade grass seed. Garage: XL Storm Shelter & insulated door. Easy access to I-40 & Turnpike & shopping. Mustang Schools

11. 2020-10-27
    listed $225,000 Active 1039-char remark

    Show marketing remark (1039 chars)

    Under Contract, taking backup offers Cul-de-sac location in beautiful Westbury South featuring mature trees & charm & character lost on new homes, while being close to everything you could need! Updated wood floors, Heat & A/C in 2010, Tankless hot water, 3 FULL baths, & Insulated Workshop! - This home was built w/ 3 living spaces to allow for a large family or space for anything you like. When you walk in there is a large "formal" living can be living, dining or one large room. Main living features built-ins, wood floors, picture window & beautiful rock wood burning fireplace. Kitchen with a view has corian solid surface countertops, pantry & PLENTY of cabinet space! The eat-in dining has breakfast bar, greenhouse planting window & built in desk/hutch. Utility room has a folding room or second pantry! Large tree-covered backyard, & just planted bags of shade grass seed. Garage: XL Storm Shelter & insulated door. Easy access to I-40 & Turnpike & shopping. Mustang Schools

12. 2017-10-05
    soldstatus $190,000
13. 2017-10-02
    soldstatus $189,900 Sold
14. 2017-09-01
    status Pending
15. 2017-08-25
    listed $189,900 Active
16. 2017-08-24
    historical
17. 2017-07-20
    price $199,900
18. 2017-06-19
    price $214,679
19. 2017-04-22
    price $218,179
20. 2017-03-10
    listed $220,179 Active
21. 1994-01-26
    soldstatus $112,500

ⓘ 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: $3,660 · $305/mo
• Projected year-2 tax: $3,660 · $305/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 19 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: $25,527
• − Mortgage interest: −$13,399
• − Property taxes: −$3,660
• − Insurance: −$1,196
• − Repairs & maintenance: −$2,042
• − Management: −$2,042
• − Depreciation: −$6,959
• Taxable loss: −$3,771
• Est. tax savings @ 24.0%: +$905
• After-tax cash flow: $1,163/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 — 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 · 154,341 people
• City population: 498,656
• Metro: Oklahoma City, OK
• Population (ZIP): 91,014
• Household income: $88,030
• Rent vs Own: 26.1% rent · 73.9% own
• Severe rent burden: 1838.0

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 (73%)
• Race & ethnicity: White 73% Two or more races 11% Hispanic / Latino 10% Black 3% Asian 3% Native American 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 2% Slovak 1% Portuguese 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 91% English-only · Spanish 5% Vietnamese 2% Other Asian/Pacific 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: ▼ -206.04%
• Current HPI: 244.6836
• Rent YoY: ▲ 1.19%
• 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

+112.6% since first listed

21 events — show timeline

• 2026-04-16 Pending — MLSOK
• 2026-04-01 Price Changed $239,200 MLSOK
• 2026-02-13 Listed $260,000 MLSOK
• 2025-05-20 Listing Removed — MLSOK
• 2025-05-01 Listed $310,000 MLSOK
• 2021-01-07 Sold (Public Records) $226,000 Public Records
• 2020-12-18 Sold (MLS) $226,000 MLSOK
• 2020-11-24 Pending — MLSOK
• 2020-11-14 Relisted — MLSOK
• 2020-11-06 Pending — MLSOK
• 2020-10-27 Listed $225,000 MLSOK
• 2017-10-05 Sold (Public Records) $190,000 Public Records
• 2017-10-02 Sold (MLS) $189,900 MLSOK
• 2017-09-01 Pending — MLSOK
• 2017-08-25 Listed $189,900 MLSOK
• 2017-08-24 Listing Removed — MLSOK
• 2017-07-20 Price Changed $199,900 MLSOK
• 2017-06-19 Price Changed $214,679 MLSOK
• 2017-04-22 Price Changed $218,179 MLSOK
• 2017-03-10 Listed $220,179 MLSOK
• 1994-01-26 Sold (Public Records) $112,500 Public Records

Property tax history

+5.3%/yr

Latest (2025): $3,660 · +6.3% YoY. Source: county tax records.