819 E Mosier St · Norman, OK 73071

$150,000

3 bd · 1.0 ba · 884 sqft · SingleFamily public records · 3 Days on market

Built 1961 6,970 sqft lot Est $156k · 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 +14.6/30.0
• ARV discount +9.1/15.0
• DSCR +4.4/10.0
• Livability +4.2/5.0
• 1% rule +3.4/10.0
• Rent growth +3.2/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cozy & charming 3 bedroom, 1 bathroom home in highly sought after Norman School Distict. This home has tons of updates and is move-in ready. Located close to the University of Oklahoma, shopping, dining, highway access, and more.

Key facts

• Open floor plan
• Shed in the back
• Close to everything

Tags

• UPDATED HOME
• NEW BATHROOM VANITY
• OPEN FLOOR PLAN
• HUGE BACKYARD
• SHED IN THE BACK
• CLOSE TO EVERYTHING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $35 ($417/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 $126k (15.7% below list).
• Recommended offer: $126k (15.7% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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; 20 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 $4k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 8y 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.

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 $126,492 (15.7% below list)

Questions for the listing agent

1. Built in 1961 — 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: 0.84% ✗
• Cap rate: 6.57%
• Cash-on-cash: 0.99%
• DSCR: 1.04
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $155,584
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
819 E Mosier St	0.00mi	3/1.0	884 (0%)	1mo	$150,000	$170	99
821 Oliver St	0.05mi	3/1.0	952 (+8%)	9mo	$115,000	$121	78
808 N Cockrel Ave	0.13mi	3/1.0	1,015 (+15%)	2mo	$153,000	$151	68
133 S Cook Ave	0.53mi	2/1.0 (-1)	912 (+3%)	0mo	$167,000	$183	65
714 E Oliver St	0.14mi	2/1.0 (-1)	754 (-15%)	1mo	$130,000	$172	64
412 N Findlay Ave	0.43mi	2/1.0 (-1)	925 (+5%)	5mo	$185,000	$200	63
912 E Eufaula St	0.64mi	3/1.0	910 (+3%)	3mo	$165,900	$182	63
617 E Comanche St	0.59mi	2/1.0 (-1)	894 (+1%)	3mo	$157,000	$176	63
927 E Symmes St	0.68mi	3/1.0	924 (+4%)	2mo	$135,000	$146	59
208 Mimosa Dr	0.69mi	2/1.0 (-1)	923 (+4%)	2mo	$185,000	$200	53
907 E Eufaula St	0.60mi	2/2.0 (-1)	938 (+6%)	7mo	$150,000	$160	47
127 E Hayes St	0.69mi	2/1.5 (-1)	840 (-5%)	8mo	$157,700	$188	46

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: -14.9%
• Equity multiple: 0.47×
• Total profit: $-22,372
• Equity at exit: $22,365

10-year hold

• IRR: -6.7%
• Equity multiple: 0.58×
• Total profit: $-17,772
• Equity at exit: $12,969

Cash invested: $42,000 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,265 high
• Mortgage (P&I): −$787
• Tax from tax record: −$115 /mo · $1,385/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $35

Break-even live

Break-even rent $1,221

Max offer price $150,000

Occupancy floor 92%

Sensitivity live

Price	-10% $120	-5% $77	+0% $35	+5% $-8	+10% $-50
Rent	-10% $-65	-5% $-15	+0% $35	+5% $85	+10% $135
Rate	-1.0pp $110	-0.5pp $73	base $35	+0.5pp $-4	+1.0pp $-44

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 20 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
303 E Himes St Unit 2 Norman, OK	2.0	1.0	671	$1,045	$1.56	25d	1	0.55mi
110 E Dale St Norman, OK	2.0	1.0	792	$950	$1.20	13d	1	0.70mi
203 W Dale St Norman, OK	3.0	2.0	997	$1,395	$1.40	25d	1	0.88mi
213 Skylark Ct Norman, OK	2.0	1.5	1000	$1,050	$1.05	22d	1	0.92mi
211 Skylark Ct #213 Norman, OK	2.0	1.5	1050	$1,050	$1.00	22d	1	0.92mi
316 Falcon Ct Unit 2 Norman, OK	2.0	1.0	975	$875	$0.90	25d	1	0.92mi
1605 Blessing Ct Norman, OK	4.0	1.5	1071	$1,930	$1.80	25d	1	1.09mi
800 Lexington St Norman, OK	3.0	2.0	1056	$1,259	$1.19	3d	1	1.23mi
414 Ferrill St #416 Norman, OK	2.0	1.0	800	$875	$1.09	5d	1	1.24mi
930 Miller Ave Norman, OK	2.0	2.0	1050	$1,545	$1.47	5d	1	1.30mi
222 S University Blvd Norman, OK	2.0	2.0	775	$2,875	$3.71	16d	1	1.30mi
222 S University Blvd Unit 2 Norman, OK	2.0	2.0	685	$2,055	$3.00	16d	1	1.30mi
1616 Alameda St Norman, OK	1.0–2.0	1.0–1.5	975	$980	$1.01	25d	8	1.31mi
1616 Alameda St Norman, OK	2.0	1.0–1.5	925	$938	$1.01	12d	1	1.31mi
241 Emelyn St Norman, OK	3.0	2.0	910	$1,500	$1.65	5d	1	1.32mi
401 12th Ave SE Norman, OK	1.0–2.0	1.0–2.0	842	$949	$1.13	5d	2	1.39mi
1104 W Robinson St Norman, OK	3.0	1.0	995	$1,250	$1.26	13d	1	1.39mi
820 Iowa St Norman, OK	2.0	1.0	752	$1,350	$1.80	25d	1	1.45mi
101 Crestland Dr Norman, OK	2.0	1.5	1100	$1,249	$1.14	3d	2	1.46mi

Listing history 16 events

1. 2026-05-20
   soldstatus $150,000 Closed
2. 2026-04-14
   status Pending
3. 2026-04-10
   listed $150,000 Active
4. 2019-09-16
   soldstatus $96,500
5. 2019-09-13
   soldstatus $96,500 Sold 233-char remark

   Show marketing remark (233 chars)

   Cozy & charming 3 bedroom, 1 bathroom home in highly sought after Norman School Distict. This home has tons of updates and is move-in ready. Located close to the University of Oklahoma, shopping, dining, highway access, and more.

6. 2019-09-01
   status Pending 233-char remark

   Show marketing remark (233 chars)

   Cozy & charming 3 bedroom, 1 bathroom home in highly sought after Norman School Distict. This home has tons of updates and is move-in ready. Located close to the University of Oklahoma, shopping, dining, highway access, and more.

7. 2019-08-31
   price $99,900 233-char remark

   Show marketing remark (233 chars)

   Cozy & charming 3 bedroom, 1 bathroom home in highly sought after Norman School Distict. This home has tons of updates and is move-in ready. Located close to the University of Oklahoma, shopping, dining, highway access, and more.

8. 2019-08-30
   listed $99,000 Active 233-char remark

   Show marketing remark (233 chars)

   Cozy & charming 3 bedroom, 1 bathroom home in highly sought after Norman School Distict. This home has tons of updates and is move-in ready. Located close to the University of Oklahoma, shopping, dining, highway access, and more.

9. 2018-07-09
   soldstatus $95,500
10. 2018-07-06
    soldstatus $94,500 Sold 195-char remark

    Show marketing remark (195 chars)

    Charming Norman 3 bedroom 1 bath home with white kitchen cabinets, fresh paint and new carpet . This home has a 1 car attached garage., fenced yard and easy access from Robinson St. Nearby parks.

11. 2018-06-07
    status Pending 195-char remark

    Show marketing remark (195 chars)

    Charming Norman 3 bedroom 1 bath home with white kitchen cabinets, fresh paint and new carpet . This home has a 1 car attached garage., fenced yard and easy access from Robinson St. Nearby parks.

12. 2018-05-30
    price $96,900 195-char remark

    Show marketing remark (195 chars)

    Charming Norman 3 bedroom 1 bath home with white kitchen cabinets, fresh paint and new carpet . This home has a 1 car attached garage., fenced yard and easy access from Robinson St. Nearby parks.

13. 2018-05-15
    price $99,999 195-char remark

    Show marketing remark (195 chars)

    Charming Norman 3 bedroom 1 bath home with white kitchen cabinets, fresh paint and new carpet . This home has a 1 car attached garage., fenced yard and easy access from Robinson St. Nearby parks.

14. 2018-05-01
    listed $100,000 Active 195-char remark

    Show marketing remark (195 chars)

    Charming Norman 3 bedroom 1 bath home with white kitchen cabinets, fresh paint and new carpet . This home has a 1 car attached garage., fenced yard and easy access from Robinson St. Nearby parks.

15. 2011-01-28
    soldstatus $90,000
16. 1994-03-01
    soldstatus $38,500

ⓘ 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: $1,385 · $115/mo
• Projected year-2 tax: $1,385 · $115/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 ≥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: $15,179
• − Mortgage interest: −$8,402
• − Property taxes: −$1,385
• − Insurance: −$750
• − Repairs & maintenance: −$1,214
• − Management: −$1,214
• − Depreciation: −$4,364
• Taxable loss: −$2,151
• Est. tax savings @ 24.0%: +$516
• After-tax cash flow: $933/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

+289.6% since first listed

16 events — show timeline

• 2026-05-20 Sold (MLS) $150,000 MLSOK
• 2026-04-14 Pending — MLSOK
• 2026-04-10 Listed $150,000 MLSOK
• 2019-09-16 Sold (Public Records) $96,500 Public Records
• 2019-09-13 Sold (MLS) $96,500 MLSOK
• 2019-09-01 Pending — MLSOK
• 2019-08-31 Price Changed $99,900 MLSOK
• 2019-08-30 Listed $99,000 MLSOK
• 2018-07-09 Sold (Public Records) $95,500 Public Records
• 2018-07-06 Sold (MLS) $94,500 MLSOK
• 2018-06-07 Pending — MLSOK
• 2018-05-30 Price Changed $96,900 MLSOK
• 2018-05-15 Price Changed $99,999 MLSOK
• 2018-05-01 Listed $100,000 MLSOK
• 2011-01-28 Sold (Public Records) $90,000 Public Records
• 1994-03-01 Sold (Public Records) $38,500 Public Records

Property tax history

+1.4%/yr

Latest (2024): $1,385 · +4.7% YoY. Source: county tax records.