712 N Edgewood Ter · Mustang, OK 73064

$215,000

3 bd · 2.0 ba · 1,354 sqft · SingleFamily public records · 2 Days on market

Built 1985 0.30 ac lot Est $219k · 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 +15.0/30.0
• ARV discount +8.4/15.0
• DSCR +4.6/10.0
• 1% rule +3.5/10.0
• 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

Wonderful Canadian Estates home has so much to offer with open floor plan and tons of upgrades! Perfect for a family at any stage in life, with huge backyard and neighborhood with lovely ponds. New exterior siding as well as new roof put on in 2013. Surround sound throughout house as well as back patio. New toilets, sinks, and countertops in all bathrooms. Large 2 car garage with in-ground storm shelter. Close to Mustang Schools! This one won’t last long! Fridge and Washer/Dryer are Negotiable.

Key facts

• 0.3 acre lot
• 2 garage spots
• Built 1985

Property features AI

Finance

• Other: Lot size about 0.3031 acres; Legal addition: Canadian Estate Sec 3; Occupied: No; Days on market: 2; Listing status: Active; Current list price: $215,000
• Financial info: Financing options: Cash, Conventional, FHA or VA; Loan qualification: Yes; Assumable: Unknown
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Home design: Single family residence; One-story; Residential property; Existing property
• Construction: Brick and frame construction; Composition roof (new 2026); Slab foundation
• Exterior features: Covered patio; Covered porch; Rain gutters; Below-ground storm shelter; Interior lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: One living area; Gas log fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $68 ($814/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 $183k (15.0% below list).
• Recommended offer: $183k (15.0% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 4.6% 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 Es (math 37% / reading 32%, grade F, #168 of 845 statewide, top 24%, 654 students, 0% FRL); Mustang Ms (math 30% / reading 29%, grade F, #52 of 345 statewide, top 15%, 723 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; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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

• Only 2 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 $153k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $182,757 (15.0% 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. 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?
3. 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.
4. 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.
5. 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: 0.85% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.35%
• DSCR: 1.06
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $219,348
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
712 N Edgewood Ter	0.00mi	3/2.0	1,354 (0%)	0mo	$215,000	$159	100
613 N Country Club Ter	0.19mi	3/2.0	1,492 (+10%)	6mo	$245,000	$164	69
1913 E Ensey Ter	0.08mi	3/2.0	1,523 (+12%)	11mo	$232,000	$152	66
1721 E Ridgeview Ter	0.29mi	3/2.5	1,525 (+13%)	11mo	$250,000	$164	55
1615 E Lake Park Ln	0.72mi	3/2.0	1,388 (+2%)	13mo	$225,000	$162	52
1825 E Longview Ln	0.50mi	3/2.0	1,543 (+14%)	15mo	$225,000	$146	41

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: -17.4%
• Equity multiple: 0.40×
• Total profit: $-35,917
• Equity at exit: $32,057

10-year hold

• IRR: -15.7%
• Equity multiple: 0.23×
• Total profit: $-46,576
• Equity at exit: $18,589

Cash invested: $60,200 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,828 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$159 /mo · $1,907/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $68

Break-even live

Break-even rent $1,742

Max offer price $215,000

Occupancy floor 91%

Sensitivity live

Price	-10% $190	-5% $129	+0% $68	+5% $7	+10% $-54
Rent	-10% $-77	-5% $-4	+0% $68	+5% $140	+10% $212
Rate	-1.0pp $176	-0.5pp $122	base $68	+0.5pp $12	+1.0pp $-45

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5632 Dunlin Rd Oklahoma City, OK	3.0	2.0	1319	$1,540	$1.17	6d	1	0.91mi
5821 Goldfinger Rd Oklahoma City, OK	2.0	1.5	1112	$1,895	$1.70	3d	1	0.95mi
5705 Sanderling Rd Oklahoma City, OK	3.0	2.0	1560	$1,650	$1.06	13d	1	0.95mi
5701 Goldfinger Rd Unit A Oklahoma City, OK	2.0	2.0	1255	$1,995	$1.59	6d	1	1.02mi
5712 Goldfinger Rd Oklahoma City, OK	1.0–2.0	1.0–2.0	1116	$2,095	$1.88	3d	1	1.04mi
5721 Campbell Creek Dr Oklahoma City, OK	2.0	1.5	1112	$1,895	$1.70	3d	1	1.06mi
6521 Bent Wood Villas Dr Unit B Oklahoma City, OK	3.0	2.0	1688	$1,695	$1.00	25d	1	1.11mi
6509 Bent Wood Villas Dr Unit B Oklahoma City, OK	2.0	2.0	1408	$1,545	$1.10	25d	1	1.12mi
6501 Bent Wood Villas Dr Unit B Oklahoma City, OK	3.0	2.0	1688	$1,695	$1.00	25d	1	1.12mi
5700 Campbell Creek Dr Unit A Oklahoma City, OK	2.0	1.5	1112	$1,895	$1.70	22d	1	1.14mi
8809 SW 55th St Unit B Oklahoma City, OK	2.0	2.5	1246	$1,595	$1.28	25d	1	1.17mi
5201 S County Line Rd Oklahoma City, OK	1.0–2.0	1.0–2.0	1031	$1,699	$1.65	5d	12	1.47mi
9207 SW 47th St Oklahoma City, OK	3.0	2.0	1340	$1,600	$1.19	25d	1	1.47mi

Listing history 14 events

1. 2026-05-02
   status Pending
2. 2026-04-28
   listed $215,000 Active
3. 2019-09-13
   soldstatus $153,000
4. 2019-09-12
   soldstatus $153,000 Sold 505-char remark

   Show marketing remark (505 chars)

   Wonderful Canadian Estates home has so much to offer with open floor plan and tons of upgrades! Perfect for a family at any stage in life, with huge backyard and neighborhood with lovely ponds. New exterior siding as well as new roof put on in 2013. Surround sound throughout house as well as back patio. New toilets, sinks, and countertops in all bathrooms. Large 2 car garage with in-ground storm shelter. Close to Mustang Schools! This one won’t last long! Fridge and Washer/Dryer are Negotiable.

5. 2019-08-13
   status Pending 505-char remark

   Show marketing remark (505 chars)

   Wonderful Canadian Estates home has so much to offer with open floor plan and tons of upgrades! Perfect for a family at any stage in life, with huge backyard and neighborhood with lovely ponds. New exterior siding as well as new roof put on in 2013. Surround sound throughout house as well as back patio. New toilets, sinks, and countertops in all bathrooms. Large 2 car garage with in-ground storm shelter. Close to Mustang Schools! This one won’t last long! Fridge and Washer/Dryer are Negotiable.

6. 2019-08-09
   listed $150,000 Active 505-char remark

   Show marketing remark (505 chars)

   Wonderful Canadian Estates home has so much to offer with open floor plan and tons of upgrades! Perfect for a family at any stage in life, with huge backyard and neighborhood with lovely ponds. New exterior siding as well as new roof put on in 2013. Surround sound throughout house as well as back patio. New toilets, sinks, and countertops in all bathrooms. Large 2 car garage with in-ground storm shelter. Close to Mustang Schools! This one won’t last long! Fridge and Washer/Dryer are Negotiable.

7. 2010-05-07
   soldstatus $117,000
8. 2010-04-30
   soldstatus $117,000 382-char remark

   Show marketing remark (382 chars)

   A GREAT HOUSE AT A GREAT PRICE Big yard to have tons of fun outside. A well cared for home ready to move into. Walkin Closets in all Bedrooms lots of extra storage in hall and large pantry in kitchen. Wood work is in very good shape. Home has a open floor plan with loads of charactor. Come see this home today. We want to put you in this home & the tax credit in your pocket!!!

9. 2010-02-18
   listed $119,000 382-char remark

   Show marketing remark (382 chars)

   A GREAT HOUSE AT A GREAT PRICE Big yard to have tons of fun outside. A well cared for home ready to move into. Walkin Closets in all Bedrooms lots of extra storage in hall and large pantry in kitchen. Wood work is in very good shape. Home has a open floor plan with loads of charactor. Come see this home today. We want to put you in this home & the tax credit in your pocket!!!

10. 2006-12-04
    soldstatus $111,000
11. 2006-11-30
    soldstatus $111,000
12. 2006-10-14
    listed $112,900
13. 2004-04-28
    soldstatus $86,500
14. 1997-04-22
    soldstatus $76,500

ⓘ 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: $1,907 · $159/mo
• Projected year-2 tax: $1,935 · $161/mo
• Expected delta: +$28/yr (+$2/mo · 1.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 20 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: $21,931
• − Mortgage interest: −$12,043
• − Property taxes: −$1,907
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,754
• − Management: −$1,754
• − Depreciation: −$6,255
• Taxable loss: −$2,858
• Est. tax savings @ 24.0%: +$686
• After-tax cash flow: $1,499/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

+181.0% since first listed

14 events — show timeline

• 2026-05-02 Pending — MLSOK
• 2026-04-28 Listed $215,000 MLSOK
• 2019-09-13 Sold (Public Records) $153,000 Public Records
• 2019-09-12 Sold (MLS) $153,000 MLSOK
• 2019-08-13 Pending — MLSOK
• 2019-08-09 Listed $150,000 MLSOK
• 2010-05-07 Sold (Public Records) $117,000 Public Records
• 2010-04-30 Sold (MLS) $117,000 MLSOK
• 2010-02-18 Listed $119,000 MLSOK
• 2006-12-04 Sold (Public Records) $111,000 Public Records
• 2006-11-30 Sold (MLS) $111,000 MLSOK
• 2006-10-14 Listed $112,900 MLSOK
• 2004-04-28 Sold (Public Records) $86,500 Public Records
• 1997-04-22 Sold (Public Records) $76,500 Public Records

Property tax history

+2.8%/yr

Latest (2025): $1,907 · +4.3% YoY. Source: county tax records.