803 E Mosier St · Norman, OK 73071

$175,000

3 bd · 1.0 ba · 1,104 sqft · SingleFamily public records · 2 Days on market

Built 1954 6,098 sqft lot Est $167k · at est.

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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 +13.9/30.0
• ARV discount +5.3/15.0
• DSCR +4.2/10.0
• Livability +4.2/5.0
• Rent growth +3.2/5.0
• 1% rule +2.7/10.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This Charming Home is filled with character and a lot of upgraded features! The charm starts as you pull up to the home and see the front porch where you can sit and enjoy a nice cup of coffee! The home has a LARGE living area that has been opened up and a good size dining room with built in pantry and storage areas! The Kitchen features newer cabinet roll outs, under cabinet lighting and subway tile backsplash. The Back Room is a Flexible space with large laundry attached, and a full bathroom with designer tile, and a beautiful clawfoot bathtub! The Master Bedroom has Large Wall Width Closets, and Built In Bookcases and cabinets. Bedroom #2 is large with Ceiling Fan and across the hall fro

Key facts

• Large laundry
• Front porch
• Clawfoot bathtub

Tags

• FRONT PORCH
• BUILT IN PANTRY
• SUBWAY TILE BACKSPLASH
• CLAWFOOT BATHTUB
• LARGE LAUNDRY
• MUDROOM

Property features AI

Finance

• Other: Homestead exemption indicated
• Financial info: Listing qualifies for financing; Acceptable listing terms: Cash, Conventional, FHA or VA
• HOA & community: No mandatory association dues

Exterior

• Parking: Concrete parking
• Security: Security system; Smoke alarm
• Utilities: Cable available; Electricity available; Natural gas available; High-speed internet available; Public utilities
• Home design: Single-family residence; One level; South-facing; Residential property; Existing construction
• Construction: Frame construction; Composition roof (replaced/updated 2021); Double-pane windows; Conventional foundation; Built as existing home
• Exterior features: Covered deck; Covered porch; Open deck; Open patio; Outbuildings; Wood fencing; Interior lot

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Electric range/oven; Water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Other heating; Other cooling
• Interior features: Ceiling fans; Window treatments; In-law / flexible floor plan; Security system; Smoke alarm
• Laundry & utility: Inside utility

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $19 ($229/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 $136k (22.6% below list).
• Recommended offer: $136k (22.6% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: Jefferson Es (math 32% / reading 32%, grade F, #213 of 845 statewide, top 28%, 368 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 (+2.8%/yr); 356 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $1k of loan paydown is wiped out by about $5k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• 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 $135,532 (22.6% below list)

Questions for the listing agent

1. Built in 1954 — 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: 0.77% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.47%
• DSCR: 1.02
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $166,704
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
808 N Cockrel Ave	0.04mi	3/1.0	1,015 (-8%)	2mo	$153,000	$151	83
415 E Frank St	0.43mi	3/1.0	1,088 (-1%)	1mo	$180,500	$166	77
109 E Hayes St	0.63mi	3/1.0	1,091 (-1%)	1mo	$162,000	$148	68
212 E Haddock	0.54mi	2/1.0 (-1)	1,116 (+1%)	2mo	$170,000	$152	66
821 Oliver St	0.11mi	3/1.0	952 (-14%)	9mo	$115,000	$121	65
809 Oliver St	0.06mi	4/2.0 (+1)	1,260 (+14%)	2mo	$169,900	$135	62
1608 N Crawford Ave	0.63mi	3/1.5	1,098 (-0%)	8mo	$100,000	$91	61
100 W Haddock St	0.72mi	3/1.5	1,206 (+9%)	0mo	$182,500	$151	49
213 E Haddock St	0.56mi	2/1.0 (-1)	1,193 (+8%)	8mo	$170,000	$142	49
1017 N Peters Ave	0.58mi	3/1.0	952 (-14%)	10mo	$176,500	$185	42
425 E Gray St	0.59mi	3/1.0	940 (-15%)	10mo	$65,000	$69	40
907 E Eufaula St	0.63mi	2/2.0 (-1)	938 (-15%)	7mo	$150,000	$160	31

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 · 2.8% rent growth · sell at horizon

5-year hold

• IRR: -15.8%
• Equity multiple: 0.44×
• Total profit: $-27,492
• Equity at exit: $26,093

10-year hold

• IRR: -7.8%
• Equity multiple: 0.51×
• Total profit: $-23,799
• Equity at exit: $15,131

Cash invested: $49,000 (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 73071

• Rents YoY: 2.8%
• Active inventory: 356
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,355 high
• Mortgage (P&I): −$918
• Tax from tax record: −$61 /mo · $732/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $19

Break-even live

Break-even rent $1,331

Max offer price $175,000

Occupancy floor 94%

Sensitivity live

Price	-10% $118	-5% $69	+0% $19	+5% $-30	+10% $-80
Rent	-10% $-88	-5% $-34	+0% $19	+5% $73	+10% $126
Rate	-1.0pp $107	-0.5pp $64	base $19	+0.5pp $-26	+1.0pp $-72

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
602 Tiffin Ave Norman, OK	2.0	1.0	720	$1,249	$1.73	12d	1	0.22mi
523 E Main St #1 Norman, OK	2.0	2.0	1144	$1,400	$1.22	12d	1	0.58mi
110 E Dale St Norman, OK	2.0	1.0	792	$950	$1.20	12d	1	0.64mi
101 E Haddock St Norman, OK	3.0	1.0	1146	$1,425	$1.24	16d	1	0.73mi
1413 Buena Vista Cir Norman, OK	3.0	2.0	1209	$1,545	$1.28	25d	1	0.74mi
1640 High Cir Norman, OK	3.0	2.0	1215	$1,200	$0.99	16d	1	0.77mi
203 W Dale St Norman, OK	3.0	2.0	997	$1,395	$1.40	25d	1	0.82mi
213 Skylark Ct Norman, OK	2.0	1.5	1000	$1,050	$1.05	21d	1	0.88mi
316 Falcon Ct Unit 2 Norman, OK	2.0	1.0	975	$875	$0.90	25d	1	0.88mi
211 Skylark Ct #213 Norman, OK	2.0	1.5	1050	$1,050	$1.00	21d	1	0.88mi
227 W Ridge Rd Norman, OK	3.0	2.0	1172	$1,420	$1.21	16d	1	0.93mi
101 Maple Ln Norman, OK	3.0	1.0	1164	$1,700	$1.46	25d	1	1.06mi
1605 Blessing Ct Norman, OK	4.0	1.5	1071	$1,930	$1.80	25d	1	1.14mi
800 Lexington St Norman, OK	3.0	2.0	1056	$1,259	$1.19	3d	1	1.18mi
343 Woodcrest Dr Norman, OK	3.0	2.0	1470	$1,495	$1.02	25d	1	1.21mi
414 Ferrill St #416 Norman, OK	2.0	1.0	800	$875	$1.09	5d	1	1.23mi
222 S University Blvd Norman, OK	2.0	2.0	775	$2,875	$3.71	16d	1	1.27mi
930 Miller Ave Norman, OK	2.0	2.0	1050	$1,545	$1.47	5d	1	1.29mi
418 N Flood Ave Norman, OK	3.0	1.0	1200	$1,600	$1.33	5d	1	1.30mi
241 Emelyn St Norman, OK	3.0	2.0	910	$1,500	$1.65	5d	1	1.31mi
712 Dakota St Norman, OK	3.0	1.0	1353	$1,395	$1.03	5d	1	1.32mi
1104 W Robinson St Norman, OK	3.0	1.0	995	$1,250	$1.26	12d	1	1.33mi
816 Sequoyah Trl Norman, OK	3.0	2.0	1367	$1,525	$1.12	5d	1	1.34mi
751 Iowa St Norman, OK	3.0	1.0	1148	$1,600	$1.39	5d	1	1.34mi
1616 Alameda St Norman, OK	1.0–2.0	1.0–1.5	975	$980	$1.01	25d	8	1.35mi
1616 Alameda St Norman, OK	2.0	1.0–1.5	925	$938	$1.01	12d	1	1.35mi
1616 Cara Jo Dr Norman, OK	2.0	2.5	1200	$1,100	$0.92	25d	1	1.38mi
216 Justin Dr Norman, OK	2.0	2.5	1200	$1,000	$0.83	25d	1	1.39mi
820 Iowa St Norman, OK	2.0	1.0	752	$1,350	$1.80	25d	1	1.39mi
401 12th Ave SE Norman, OK	1.0–2.0	1.0–2.0	842	$949	$1.13	5d	2	1.41mi
1612 Claudia Dr Norman, OK	3.0	2.5	1200	$1,350	$1.12	5d	1	1.42mi
222 McCullough Norman, OK	3.0	2.0	1175	$3,300	$2.81	25d	1	1.42mi
1628 Claudia Dr Norman, OK	3.0	2.5	1200	$1,250	$1.04	25d	1	1.43mi
1626 Glenn Bo Dr Norman, OK	2.0	2.5	1320	$1,150	$0.87	23d	1	1.43mi
375 Triad Village Dr Norman, OK	3.0	2.0–2.5	1428	$1,425	$1.00	25d	2	1.43mi
375 Triad Village Dr Norman, OK	3.0	2.0	1428	$1,425	$1.00	23d	1	1.43mi
1712 Jennifer Cir Norman, OK	3.0	1.5	1425	$1,195	$0.84	23d	1	1.44mi
911 Nebraska St Norman, OK	2.0	1.0	750	$1,095	$1.46	16d	1	1.48mi

Listing history 4 events

1. 2026-06-17
   status $175,000 Pending 2 DOM
2. 2026-06-17
   days on market $175,000 Active 2 DOM
3. 2026-06-16
   remarks 699-char remark
4. 2026-06-16
   listed $175,000 Active 1 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: $732 · $61/mo
• Projected year-2 tax: $1,575 · $131/mo
• Expected delta: +$843/yr (+$70/mo · 115.2%)

ⓘ 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 ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $16,264
• − Mortgage interest: −$9,803
• − Property taxes: −$732
• − Insurance: −$875
• − Repairs & maintenance: −$1,301
• − Management: −$1,301
• − Depreciation: −$5,091
• Taxable loss: −$2,839
• Est. tax savings @ 24.0%: +$681
• After-tax cash flow: $910/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): 43,798
• Household income: $64,007
• Rent vs Own: 51.8% rent · 48.2% own
• Severe rent burden: 1903.0

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: Predominantly White (68%)
• Race & ethnicity: White 68% Two or more races 12% Black 8% Hispanic / Latino 8% Asian 3% Native American 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 3% Serbian 3% Lithuanian 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 89% English-only · Spanish 5% 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: ▼ -187.04%
• Current HPI: 249.3797
• Rent YoY: ▲ 2.80%
• 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

1 event — show timeline

• 2026-06-15 Listed $175,000 MLSOK

Property tax history

-0.1%/yr

Latest (2024): $732 · -0.1% YoY. Source: county tax records.