Rc Eastleigh Plan · Oklahoma City, OK 73064

$194,900

3 bd · 2.0 ba · 1,145 sqft · SingleFamily · 25 Days on market

Good condition

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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 +12.8/30.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• DSCR +3.8/10.0
• 1% rule +3.6/10.0
• Schools +3.1/10.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

This new three-bedroom home offers convenient single-story living. A luxurious owner's suite offers a private retreat near the front of the home, complete with a full bathroom and walk-in closet. An open-concept floorplan blends the kitchen, living and dining areas for seamless everyday transitions, with two additional bedrooms tucked away at the back of the home.

Key facts

• Single-story living
• Full bathroom
• Walk-in closet

Tags

• SINGLE-STORY LIVING
• OWNER'S SUITE
• FULL BATHROOM
• WALK-IN CLOSET
• OPEN-CONCEPT FLOORPLAN

Property features AI

Finance

• Other: Located in Mustang, OK (SW address prefix)
• Financial info: List price $194,900

Exterior

• Parking: 1 garage space (1 total parking space)
• Home design: Plan: Rc Eastleigh; New construction plan
• Exterior features: Living area of 1,145

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area

🏗️ New construction. The $194,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $203,810.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-20 ($-244/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (9.8% below list).
• Recommended offer: $176k (9.8% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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 Centennial Es (math 46% / reading 42%, grade F, #73 of 845 statewide, top 9%, 643 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 soft (-0.3%/yr); 523 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $6k 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 25 days — a 2% lower offer ($192k) is reasonable based on typical stale-listing flexibility.

Recommended offer $175,716 (9.8% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.86% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.43%
• DSCR: 0.98
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $203,810
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3637 Blue Ave	0.04mi	3/2.0	1,051 (-8%)	4mo	$199,900	$190	81
12020 SW 36th St	0.09mi	3/2.0	1,051 (-8%)	3mo	$199,900	$190	80
12012 SW 36th St	0.09mi	3/2.0	1,248 (+9%)	4mo	$201,050	$161	78
12036 SW 36th St	0.09mi	3/2.0	1,248 (+9%)	4mo	$195,000	$156	77
12100 SW 36th St	0.09mi	3/2.0	1,051 (-8%)	6mo	$204,700	$195	77
12024 SW 36th St	0.15mi	3/2.0	1,248 (+9%)	1mo	$216,900	$174	77
3633 Maggie Rd	0.14mi	3/2.0	1,249 (+9%)	2mo	$204,534	$164	77
3645 Maggie Rd	0.13mi	3/2.0	1,248 (+9%)	3mo	$211,084	$169	76
3116 Aidyn Ct	0.48mi	3/2.0	1,152 (+1%)	4mo	$276,900	$240	73
3305 Little Creek Dr	0.33mi	3/2.0	1,248 (+9%)	6mo	$222,400	$178	64
12033 SW 31st	0.40mi	3/2.0	1,012 (-12%)	7mo	$196,999	$195	56
3716 Los Cabos Dr	0.58mi	3/2.0	1,302 (+14%)	2mo	$212,906	$164	48

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: -20.4%
• Equity multiple: 0.31×
• Total profit: $-39,444
• Equity at exit: $30,389

10-year hold

• IRR: -22.1%
• Equity multiple: 0.02×
• Total profit: $-55,807
• Equity at exit: $17,622

Cash invested: $57,067 (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: 523
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,757 high
• Mortgage (P&I): −$1,069
• Tax est. 1.5%: −$255 /mo · $3,057/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $-20

Break-even live

Break-even rent $1,783

Max offer price $200,868

Occupancy floor 96%

Sensitivity live

Price	-10% $121	-5% $50	+0% $-20	+5% $-91	+10% $-161
Rent	-10% $-159	-5% $-90	+0% $-20	+5% $49	+10% $118
Rate	-1.0pp $82	-0.5pp $32	base $-20	+0.5pp $-73	+1.0pp $-127

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: $50,952
• Closing costs: $6,114
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12044 SW 36th St Mustang, OK	4.0	2.0	1459	$1,595	$1.09	18d	1	0.09mi
3629 Maggie Rd Mustang, OK	4.0	2.0	1459	$1,595	$1.09	22d	1	0.15mi
3629 Maggie Rd Mustang, OK	4.0	2.0	1459	$1,595	$1.09	25d	1	0.15mi
3617 Maggie Rd Mustang, OK	4.0	2.0	1459	$1,595	$1.09	25d	1	0.17mi
3617 Maggie Rd Mustang, OK	4.0	2.0	1459	$1,595	$1.09	16d	1	0.17mi
3605 Maggie Rd Mustang, OK	4.0	2.0	1459	$1,595	$1.09	16d	1	0.18mi
3300 S Mustang Rd Yukon, OK	1.0–2.0	1.0–2.0	818	$1,693	$2.07	3d	16	1.10mi
11521 SW 24th St Yukon, OK	3.0	2.0	1398	$1,595	$1.14	6d	1	1.26mi

Listing history 14 events

1. 2026-06-21
   days on market $194,900 Active 25 DOM
2. 2026-06-18
   days on market $194,900 Active 22 DOM
3. 2026-06-17
   days on market $194,900 Active 21 DOM
4. 2026-06-16
   days on market $194,900 Active 20 DOM
5. 2026-06-15
   days on market $194,900 Active 19 DOM
6. 2026-06-13
   days on market $194,900 Active 17 DOM
7. 2026-06-09
   days on market $194,900 Active 13 DOM
8. 2026-06-08
   days on market $194,900 Active 12 DOM
9. 2026-06-07
   days on market $194,900 Active 11 DOM
10. 2026-06-05
    days on market $194,900 Active 8 DOM
11. 2026-06-03
    days on market $194,900 Active 7 DOM
12. 2026-06-02
    days on market $194,900 Active 6 DOM
13. 2026-06-01
    days on market $194,900 Active 5 DOM
14. 2026-05-31
    days on market $194,900 Active 4 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $21,086
• − Mortgage interest: −$11,417
• − Property taxes: −$3,057
• − Insurance: −$1,019
• − Repairs & maintenance: −$1,687
• − Management: −$1,687
• − Depreciation: −$5,929
• Taxable loss: −$3,710
• Est. tax savings @ 24.0%: +$890
• After-tax cash flow: $646/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 None rehab

This move-in-ready single-story home offers a good condition with modern amenities and a well-maintained exterior. Potential buyers and tenants can appreciate the open-concept floorplan and the two bathrooms. Consider painting the exterior and interior, landscaping improvements, and adding smart home features to further enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can boost curb appeal and attract potential buyers/tenants.
• Both Adding smart home features — Smart home features can increase convenience and appeal to tech-savvy buyers/tenants.
• Both Upgrading appliances — Modern appliances can make the home more attractive and functional for potential buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can boost curb appeal and attract potential buyers/tenants. ↑
• Both Adding smart home features — Smart home features can increase convenience and appeal to tech-savvy buyers/tenants. ↑
• Both Upgrading appliances — Modern appliances can make the home more attractive and functional for potential buyers/tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 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