10416 Paisley Rd · Oklahoma City, OK 73099

$180,000

4 bd · 3.0 ba · 2,363 sqft · SingleFamily public records · 61 Days on market

Built 1976 9,047 sqft lot Est $340k · 47% under

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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 +21.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +6.0/10.0
• Livability +4.0/5.0
• 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

Well maintained home in the prestigious Wetsbury Neighborhood. If you're looking for space, this home delivers! Upon entry you are greeted by a grand living room open to formal dining. The kitchen boasts a large island and an abundance of counter space & cabinets. All appliances present are staying with the home. A second living area is open to the kitchen and includes floor to ceiling windows, fireplace and wet bar perfect for entertaining. The home accommodates three large guest rooms and three full bathrooms. One bedroom with direct access to hall bath, the other two rooms share a Jack/Jill style bathroom. The owners suite is located across the house with it's own private patio! Gorgeous views throughout over looking the lush landscape, mature trees and welcoming natural light. 2021 Updates include: New carpet in owners suite & den, updated electrical/grounding & GFCI's, hot water tank, guttering, kitchen faucet & vent hood. This home is ready for your personal touches!

Key facts

• Mustang schools
• Westbury addition
• Solar panels

Tags

• WESTBURY ADDITION
• MUSTANG SCHOOLS
• SOLAR PANELS
• REDUCED UTILITY COSTS

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $264 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $169k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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 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); 1573 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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

• It's been on market 61 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $55k (23%) 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 $169,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% 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. 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.
8. 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.
9. 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: 1.10% ✓
• Cap rate: 8.05%
• Cash-on-cash: 6.29%
• DSCR: 1.28
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $340,272
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10416 Paisley Rd	0.00mi	4/3.0	2,363 (0%)	1mo	$175,000	$74	100
1813 Lankestar Pl	0.06mi	3/2.0 (-1)	2,307 (-2%)	2mo	$285,900	$124	82
2712 Kathleens Xing	0.67mi	3/3.0 (-1)	2,208 (-7%)	1mo	$315,000	$143	52
10036 Paisley Rd	0.46mi	3/2.0 (-1)	2,111 (-11%)	2mo	$235,000	$111	51
2705 Kathleens Xing	0.67mi	4/3.0	2,107 (-11%)	1mo	$264,500	$126	50
10109 SW 25th Ct	0.65mi	4/3.0	2,712 (+15%)	3mo	$560,000	$206	42
2604 Kathleens Xing	0.57mi	4/2.0	2,031 (-14%)	5mo	$292,990	$144	42
2124 Sycamore Creek Ave	0.66mi	3/2.0 (-1)	2,108 (-11%)	3mo	$385,000	$183	40
2705 Tracys Mnr	0.70mi	4/2.0	2,031 (-14%)	3mo	$294,990	$145	38
2808 Ryder Dr	0.74mi	4/2.0	2,058 (-13%)	4mo	$330,000	$160	37
2725 Tracys Mnr	0.73mi	4/2.0	2,031 (-14%)	2mo	$284,990	$140	37
2717 Tracys Mnr	0.72mi	4/2.0	2,031 (-14%)	4mo	$299,990	$148	36

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: -8.7%
• Equity multiple: 0.69×
• Total profit: $-15,833
• Equity at exit: $26,839

10-year hold

• IRR: -1.9%
• Equity multiple: 0.88×
• Total profit: $-5,893
• Equity at exit: $15,563

Cash invested: $50,400 (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: 1573
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,980 high
• Mortgage (P&I): −$944
• Tax from tax record: −$281 /mo · $3,377/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $264

Break-even live

Break-even rent $1,646

Max offer price $180,000

Occupancy floor 82%

Sensitivity live

Price	-10% $366	-5% $315	+0% $264	+5% $213	+10% $162
Rent	-10% $108	-5% $186	+0% $264	+5% $342	+10% $420
Rate	-1.0pp $355	-0.5pp $310	base $264	+0.5pp $217	+1.0pp $170

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10018 Birkenhead Ct Yukon, OK	3.0	2.5	2779	$2,300	$0.83	24d	1	0.51mi
2613 Kathleens Xing Yukon, OK	4.0	2.0	1614	$2,100	$1.30	24d	1	0.60mi
2200 Bleeker St Yukon, OK	4.0	2.0	1784	$1,595	$0.89	15d	1	0.60mi
2509 Crystal Creek Dr Yukon, OK	3.0	2.5	1996	$2,000	$1.00	5d	1	0.62mi
10921 SW 22nd St Yukon, OK	4.0	2.0	1784	$1,640	$0.92	24d	1	0.66mi
1304 Fairfax Cir Yukon, OK	4.0	2.0	1923	$1,725	$0.90	15d	1	0.68mi
2809 Tracys Mnr Yukon, OK	4.0	2.0	1614	$1,849	$1.15	5d	1	0.75mi
1338 Selborne Pl Yukon, OK	3.0	2.0	1581	$1,785	$1.13	24d	1	0.80mi
2109 Breakers West Blvd Oklahoma City, OK	3.0	2.0	1722	$1,800	$1.05	5d	1	0.88mi
3004 Copan Ct Yukon, OK	4.0	2.5	2252	$1,975	$0.88	24d	1	0.98mi
11000 SW 8th St Yukon, OK	3.0	2.0	1750	$1,750	$1.00	20d	1	0.98mi
10913 SW 30th St Yukon, OK	4.0	2.0	1992	$1,900	$0.95	24d	1	1.05mi
1401 Chisholm Springs Blvd Oklahoma City, OK	4.0	2.0	1620	$1,450	$0.90	24d	1	1.16mi
11424 SW 25th St Yukon, OK	4.0	2.0	1721	$1,833	$1.07	24d	1	1.34mi
3524 Upland Ridge Dr Yukon, OK	3.0	2.5	1908	$1,741	$0.91	24d	1	1.38mi
10524 SW 38th St Mustang, OK	3.0–5.0	2.0–2.5	1680	$1,980	$1.18	3d	4	1.42mi

Listing history 8 events

1. 2026-01-19
   status Pending
2. 2026-01-06
   price $180,000
3. 2025-11-19
   listed $235,000 Active
4. 2022-02-11
   soldstatus $230,000
5. 2022-02-09
   soldstatus $230,000 Sold 1003-char remark

   Show marketing remark (1003 chars)

   Well maintained home in the prestigious Wetsbury Neighborhood. If you're looking for space, this home delivers! Upon entry you are greeted by a grand living room open to formal dining. The kitchen boasts a large island and an abundance of counter space & cabinets. All appliances present are staying with the home. A second living area is open to the kitchen and includes floor to ceiling windows, fireplace and wet bar perfect for entertaining. The home accommodates three large guest rooms and three full bathrooms. One bedroom with direct access to hall bath, the other two rooms share a Jack/Jill style bathroom. The owners suite is located across the house with it's own private patio! Gorgeous views throughout over looking the lush landscape, mature trees and welcoming natural light. 2021 Updates include: New carpet in owners suite & den, updated electrical/grounding & GFCI's, hot water tank, guttering, kitchen faucet & vent hood. This home is ready for your personal touches!

6. 2022-01-14
   status Pending 1003-char remark

   Show marketing remark (1003 chars)

   Well maintained home in the prestigious Wetsbury Neighborhood. If you're looking for space, this home delivers! Upon entry you are greeted by a grand living room open to formal dining. The kitchen boasts a large island and an abundance of counter space & cabinets. All appliances present are staying with the home. A second living area is open to the kitchen and includes floor to ceiling windows, fireplace and wet bar perfect for entertaining. The home accommodates three large guest rooms and three full bathrooms. One bedroom with direct access to hall bath, the other two rooms share a Jack/Jill style bathroom. The owners suite is located across the house with it's own private patio! Gorgeous views throughout over looking the lush landscape, mature trees and welcoming natural light. 2021 Updates include: New carpet in owners suite & den, updated electrical/grounding & GFCI's, hot water tank, guttering, kitchen faucet & vent hood. This home is ready for your personal touches!

7. 2021-12-17
   listed $235,000 Active 1003-char remark

   Show marketing remark (1003 chars)

   Well maintained home in the prestigious Wetsbury Neighborhood. If you're looking for space, this home delivers! Upon entry you are greeted by a grand living room open to formal dining. The kitchen boasts a large island and an abundance of counter space & cabinets. All appliances present are staying with the home. A second living area is open to the kitchen and includes floor to ceiling windows, fireplace and wet bar perfect for entertaining. The home accommodates three large guest rooms and three full bathrooms. One bedroom with direct access to hall bath, the other two rooms share a Jack/Jill style bathroom. The owners suite is located across the house with it's own private patio! Gorgeous views throughout over looking the lush landscape, mature trees and welcoming natural light. 2021 Updates include: New carpet in owners suite & den, updated electrical/grounding & GFCI's, hot water tank, guttering, kitchen faucet & vent hood. This home is ready for your personal touches!

8. 1998-06-01
   soldstatus $114,500

ⓘ 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: $3,377 · $281/mo
• Projected year-2 tax: $3,377 · $281/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 4% 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: $23,762
• − Mortgage interest: −$10,083
• − Property taxes: −$3,377
• − Insurance: −$900
• − Repairs & maintenance: −$1,901
• − Management: −$1,901
• − Depreciation: −$5,236
• Taxable income: $364
• Est. tax owed @ 24.0%: −$87
• After-tax cash flow: $3,080/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

+57.2% since first listed

8 events — show timeline

• 2026-01-19 Pending — MLSOK
• 2026-01-06 Price Changed $180,000 MLSOK
• 2025-11-19 Listed $235,000 MLSOK
• 2022-02-11 Sold (Public Records) $230,000 Public Records
• 2022-02-09 Sold (MLS) $230,000 MLSOK
• 2022-01-14 Pending — MLSOK
• 2021-12-17 Listed $235,000 MLSOK
• 1998-06-01 Sold (Public Records) $114,500 Public Records

Property tax history

+3.3%/yr

Latest (2025): $3,377 · +4.4% YoY. Source: county tax records.