320 E Elder Ln · Mustang, OK 73064

$170,000

3 bd · 1.0 ba · 997 sqft · SingleFamily public records · 10 Days on market

Built 1973 9,043 sqft lot Est $163k · 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 +19.7/30.0
• DSCR +6.2/10.0
• ARV discount +5.4/15.0
• 1% rule +4.5/10.0
• 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

Come see this adorable 3-bedroom home in Mustang school district! The home has been well-maintained featuring new carpet and paint throughout. Located in a quiet neighborhood cul-de-sac in the heart of Mustang. Great school system and just minutes to all the shopping and restaurants! Don't miss out on this little gem.

Key facts

• Roomy backyard space
• Painted cabinetry
• Updated landscaping

Tags

• SPACIOUS CUL-DE-SAC LOT
• ROOMY BACKYARD SPACE
• OUTBUILDING FOR YARD TOOLS
• UPDATED LANDSCAPING
• REFRESHED KITCHEN
• PAINTED CABINETRY

Property features AI

Finance

• Other: Lot size approximately 0.2076 acre; Homestead not indicated; Flood insurance not required (per listing); Located close to HWY-152 and the Kilpatrick Turnpike
• Financial info: Loan qualification permitted; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Home design: Single-family residence; One-story; Existing property
• Construction: Brick construction; Composition roof; Slab foundation; Built (existing)
• Exterior features: Outbuildings; Located on a cul-de-sac

Interior

• Bedrooms: 3 bedrooms (all on one level)
• Bathrooms: 1 full bathroom
• Interior features: No fireplace; No in-law plan indicated; One living area; One dining area

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $200 ($2k/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 $161k (5.1% below list).
• Recommended offer: $161k (5.1% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 $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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 19y 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 $161,348 (5.1% below list)

Questions for the listing agent

1. Built in 1973 — 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: 0.95% ✗
• Cap rate: 7.71%
• Cash-on-cash: 5.05%
• DSCR: 1.22
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $162,511
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
410 S Meadow Ln	0.06mi	3/1.5	1,015 (+2%)	2mo	$175,000	$172	90
115 S Meadow Ln	0.18mi	3/1.0	999 (+0%)	13mo	$166,800	$167	80
516 S Brookview Ln	0.09mi	3/1.0	876 (-12%)	1mo	$138,500	$158	75
709 S Meadow Ln	0.17mi	3/1.5	952 (-4%)	15mo	$130,000	$137	70
714 S Meadow Ln	0.19mi	3/1.0	900 (-10%)	7mo	$146,500	$163	69
116 E Juniper Ln	0.36mi	3/2.0	1,058 (+6%)	10mo	$170,000	$161	61
405 W Hillcrest Dr	0.72mi	3/1.5	992 (-0%)	5mo	$170,000	$171	60
142 E Forster Ln	0.37mi	2/1.0 (-1)	971 (-3%)	16mo	$153,000	$158	60
138 E Carson Ln	0.56mi	3/2.0	1,096 (+10%)	7mo	$189,000	$172	47
246 W Chantilly Way	0.73mi	2/1.0 (-1)	1,070 (+7%)	7mo	$171,500	$160	43
433 W Forest Dr	0.75mi	3/1.5	1,135 (+14%)	6mo	$188,000	$166	35
401 W Hillcrest Dr	0.71mi	3/1.5	1,124 (+13%)	16mo	$174,000	$155	30

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: -11.7%
• Equity multiple: 0.59×
• Total profit: $-19,555
• Equity at exit: $25,348

10-year hold

• IRR: -7.2%
• Equity multiple: 0.60×
• Total profit: $-19,025
• Equity at exit: $14,698

Cash invested: $47,600 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,613 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$112 /mo · $1,344/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $200

Break-even live

Break-even rent $1,360

Max offer price $170,000

Occupancy floor 83%

Sensitivity live

Price	-10% $297	-5% $248	+0% $200	+5% $152	+10% $104
Rent	-10% $73	-5% $137	+0% $200	+5% $264	+10% $328
Rate	-1.0pp $286	-0.5pp $244	base $200	+0.5pp $156	+1.0pp $111

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
Greens at Mustang Creek Mustang, OK	1.0–2.0	1.0–2.0	818	$1,275	$1.56	3d	1	0.40mi
742 W Juniper Dr Mustang, OK	3.0	1.5	1100	$1,475	$1.34	3d	1	1.14mi
733 W Perry Dr Mustang, OK	3.0	1.5	999	$1,345	$1.35	3d	1	1.20mi
736 W Celestial Way Mustang, OK	1.0–2.0	1.0	838	$1,695	$2.02	3d	8	1.22mi

Listing history 7 events

1. 2026-06-21
   days on market $170,000 Active 10 DOM
2. 2026-06-18
   days on market $170,000 Active 7 DOM
3. 2026-06-17
   days on market $170,000 Active 6 DOM
4. 2026-06-16
   days on market $170,000 Active 5 DOM
5. 2026-06-15
   days on market $170,000 Active 4 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $170,000 Active 2 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: $1,344 · $112/mo
• Projected year-2 tax: $1,530 · $127/mo
• Expected delta: +$186/yr (+$15/mo · 13.8%)

ⓘ 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: $19,362
• − Mortgage interest: −$9,523
• − Property taxes: −$1,344
• − Insurance: −$850
• − Repairs & maintenance: −$1,549
• − Management: −$1,549
• − Depreciation: −$4,945
• Taxable loss: −$398
• Est. tax savings @ 24.0%: +$96
• After-tax cash flow: $2,499/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

+157.6% since first listed

17 events — show timeline

• 2026-06-02 Listed $170,000 MLSOK
• 2025-02-27 Sold (Public Records) $157,000 Public Records
• 2025-02-14 Sold (MLS) $157,000 MLSOK
• 2025-01-09 Pending — MLSOK
• 2024-12-18 Listed $157,000 MLSOK
• 2018-08-28 Sold (MLS) $95,400 MLSOK
• 2018-07-30 Pending — MLSOK
• 2018-07-26 Sold (Public Records) $73,500 Public Records
• 2018-07-25 Listed $99,900 MLSOK
• 2018-07-17 Sold (Public Records) $70,000 Public Records
• 2018-06-25 Sold (MLS) $70,000 MLSOK
• 2018-06-05 Pending — MLSOK
• 2018-06-05 Listed $70,000 MLSOK
• 2007-08-16 Sold (MLS) $67,000 MLSOK
• 2007-05-22 Listed $70,000 MLSOK
• 2002-05-27 Sold (Public Records) $74,000 Public Records
• 2001-10-23 Sold (Public Records) $66,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $1,344 · +6.2% YoY. Source: county tax records.