335 W Cedar Dr · Mustang, OK 73064

$199,500

3 bd · 2.0 ba · 1,318 sqft · SingleFamily public records · 25 Days on market

Built 1964 9,492 sqft lot Est $195k · 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 +14.3/30.0
• ARV discount +6.5/15.0
• DSCR +4.4/10.0
• Livability +3.5/5.0
• 1% rule +3.3/10.0
• 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

Completely updated home in Mustang. Large mature trees give this cul-de-sac lot tremendous curb appeal. Inside gorgeous hardwood floors in open living, kitchen and dining room. 3cm granite in the kitchen will take your breath away and features a great bar space for families on the move. New stainless appliances sparkle. The bathrooms have been redone from top to bottom and feature new tile throughout. Add whole house paint and carpet and this home is move in ready. Large backyard with new pergola for entertaining. Storm shelter in the backyard. Situated on a large lot with easy access to everything Mustang, this home will not disappoint. See it today!

Key facts

• New carpet
• Cul de sac
• New exterior paint

Tags

• CUL DE SAC
• NEW EXTERIOR PAINT
• NEW CARPET
• STORAGE CLOSET
• SPACIOUS LAUNDRY ROOM
• GENEROUS SIZED BACK YARD

Property features AI

Finance

• Other: Occupied; Open house scheduled: Sun Apr 12, 2:00PM-4:00PM; No fireplace; No home warranty
• Financial info: Loan qualification allowed; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Utilities: Homestead status: yes
• Home design: Single family residence; Residential property; Faces southwest; Existing property
• Construction: Brick construction; Composition roof; Slab foundation; Built status: existing
• Exterior features: Cul-de-sac lot; Wood fencing; No additional exterior features listed

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: One-level layout; Living area listed as 1,318 (assessor); Storm shelter

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $37 ($448/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 $165k (17.4% below list).
• Recommended offer: $165k (17.4% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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 Lakehoma Es (math 48% / reading 40%, grade F, #73 of 845 statewide, top 9%, 673 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; 18 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 ($197k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y 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 $113k; list at $200k implies a 77% gain — meaningful room to come down on a strong offer.

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 $164,746 (17.4% below list)

Questions for the listing agent

1. Built in 1964 — 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: 0.83% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.80%
• DSCR: 1.04
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $195,064
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
335 W Cedar Dr	0.00mi	3/2.0	1,318 (0%)	0mo	$204,000	$155	100
620 S Woodland Dr	0.33mi	3/2.0	1,246 (-6%)	0mo	$185,000	$148	75
611 S Forest Dr	0.21mi	3/2.0	1,203 (-9%)	3mo	$200,000	$166	73
223 E Juniper Ln	0.52mi	3/2.0	1,326 (+1%)	4mo	$195,000	$147	71
405 W Twisted Branch Way	0.63mi	3/2.0	1,258 (-5%)	0mo	$200,000	$159	63
108 W Dowden Dr	0.58mi	3/2.0	1,411 (+7%)	2mo	$150,000	$106	59
606 W Perry Dr	0.57mi	3/2.5	1,239 (-6%)	4mo	$168,000	$136	59
316 N Shefield Way	0.38mi	3/2.0	1,484 (+13%)	3mo	$210,000	$142	58
806 S Meadow Ln	0.74mi	3/2.0	1,422 (+8%)	2mo	$179,500	$126	51
732 W Elder Dr	0.54mi	3/2.0	1,133 (-14%)	3mo	$170,000	$150	49
601 N Chisholm Trail Way	0.71mi	3/2.0	1,491 (+13%)	3mo	$220,000	$148	43
1031 S Brookview Ln	0.74mi	3/2.0	1,507 (+14%)	2mo	$175,000	$116	40

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: -18.2%
• Equity multiple: 0.38×
• Total profit: $-34,823
• Equity at exit: $29,746

10-year hold

• IRR: -17.1%
• Equity multiple: 0.17×
• Total profit: $-46,105
• Equity at exit: $17,249

Cash invested: $55,860 (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: 10.1×

Monthly cashflow live

• Estimated rent: $1,647 high
• Mortgage (P&I): −$1,046
• Tax from tax record: −$135 /mo · $1,618/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $37

Break-even live

Break-even rent $1,600

Max offer price $199,500

Occupancy floor 93%

Sensitivity live

Price	-10% $150	-5% $94	+0% $37	+5% $-19	+10% $-76
Rent	-10% $-93	-5% $-28	+0% $37	+5% $102	+10% $167
Rate	-1.0pp $138	-0.5pp $88	base $37	+0.5pp $-14	+1.0pp $-67

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: $49,875
• Closing costs: $5,985
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
548 W Shadow Ridge Way Mustang, OK	4.0	2.0	1734	$1,945	$1.12	21d	1	0.42mi
Greens at Mustang Creek Mustang, OK	1.0–2.0	1.0–2.0	818	$1,275	$1.56	3d	1	0.47mi
605 N Ponderosa Way Mustang, OK	3.0	2.0	1686	$2,000	$1.19	25d	1	0.63mi
736 W Celestial Way Mustang, OK	1.0–2.0	1.0	838	$1,695	$2.02	3d	8	0.64mi
742 W Juniper Dr Mustang, OK	3.0	1.5	1100	$1,475	$1.34	3d	1	0.65mi
733 W Perry Dr Mustang, OK	3.0	1.5	999	$1,345	$1.35	3d	1	0.75mi
360 N Pebble Creek Ter Mustang, OK	3.0	2.0	1350	$1,530	$1.13	3d	1	0.75mi
360 N Pebble Creek Ter Mustang, OK	2.0	2.0	1200	$1,271	$1.06	17d	1	0.75mi
360 N Pebble Creek Ter Mustang, OK	2.0	2.0	1200	$1,271	$1.06	22d	1	0.75mi
360 N Pebble Creek Ter Mustang, OK	2.0	2.0	1200	$1,272	$1.06	25d	1	0.75mi
360 N Pebble Creek Ter Mustang, OK	3.0	2.0	1350	$1,540	$1.14	16d	1	0.75mi
936 W Tesio Way Mustang, OK	3.0	1.5	1255	$1,425	$1.14	25d	1	0.86mi
609 E Linden Ln Mustang, OK	3.0	2.0	1242	$1,700	$1.37	25d	1	0.97mi
1013 W Gladys Way Mustang, OK	3.0	2.0	1116	$1,450	$1.30	23d	1	1.10mi
1136 W Johnathan Way Mustang, OK	3.0	2.0	1415	$1,450	$1.02	25d	1	1.16mi
1247 W Huntington Way Unit a Mustang, OK	2.0	1.5	1024	$1,200	$1.17	4d	1	1.21mi
313 N Shannon Way Mustang, OK	3.0	2.0	1706	$1,750	$1.03	17d	1	1.27mi
933 S Blackjack Ln Mustang, OK	3.0	2.0	1336	$1,699	$1.27	17d	1	1.48mi

Listing history 18 events

1. 2026-04-25
   status Pending
2. 2026-04-21
   price $199,500
3. 2026-04-17
   price $204,000
4. 2026-04-09
   price $204,900
5. 2026-04-02
   status Active
6. 2026-03-29
   status Pending
7. 2026-03-26
   listed $207,000 Active
8. 2016-01-26
   soldstatus $113,000
9. 2016-01-25
   soldstatus $112,900 Sold 668-char remark

   Show marketing remark (668 chars)

   Completely updated home in Mustang. Large mature trees give this cul-de-sac lot tremendous curb appeal. Inside gorgeous hardwood floors in open living, kitchen and dining room. 3cm granite in the kitchen will take your breath away and features a great bar space for families on the move. New stainless appliances sparkle. The bathrooms have been redone from top to bottom and feature new tile throughout. Add whole house paint and carpet and this home is move in ready. Large backyard with new pergola for entertaining. Storm shelter in the backyard. Situated on a large lot with easy access to everything Mustang, this home will not disappoint. See it today!

10. 2015-12-17
    status Pending 668-char remark

    Show marketing remark (668 chars)

    Completely updated home in Mustang. Large mature trees give this cul-de-sac lot tremendous curb appeal. Inside gorgeous hardwood floors in open living, kitchen and dining room. 3cm granite in the kitchen will take your breath away and features a great bar space for families on the move. New stainless appliances sparkle. The bathrooms have been redone from top to bottom and feature new tile throughout. Add whole house paint and carpet and this home is move in ready. Large backyard with new pergola for entertaining. Storm shelter in the backyard. Situated on a large lot with easy access to everything Mustang, this home will not disappoint. See it today!

11. 2015-11-24
    price $112,900 668-char remark

    Show marketing remark (668 chars)

    Completely updated home in Mustang. Large mature trees give this cul-de-sac lot tremendous curb appeal. Inside gorgeous hardwood floors in open living, kitchen and dining room. 3cm granite in the kitchen will take your breath away and features a great bar space for families on the move. New stainless appliances sparkle. The bathrooms have been redone from top to bottom and feature new tile throughout. Add whole house paint and carpet and this home is move in ready. Large backyard with new pergola for entertaining. Storm shelter in the backyard. Situated on a large lot with easy access to everything Mustang, this home will not disappoint. See it today!

12. 2015-11-16
    status Active 668-char remark

    Show marketing remark (668 chars)

    Completely updated home in Mustang. Large mature trees give this cul-de-sac lot tremendous curb appeal. Inside gorgeous hardwood floors in open living, kitchen and dining room. 3cm granite in the kitchen will take your breath away and features a great bar space for families on the move. New stainless appliances sparkle. The bathrooms have been redone from top to bottom and feature new tile throughout. Add whole house paint and carpet and this home is move in ready. Large backyard with new pergola for entertaining. Storm shelter in the backyard. Situated on a large lot with easy access to everything Mustang, this home will not disappoint. See it today!

13. 2015-11-04
    status Pending 668-char remark

    Show marketing remark (668 chars)

    Completely updated home in Mustang. Large mature trees give this cul-de-sac lot tremendous curb appeal. Inside gorgeous hardwood floors in open living, kitchen and dining room. 3cm granite in the kitchen will take your breath away and features a great bar space for families on the move. New stainless appliances sparkle. The bathrooms have been redone from top to bottom and feature new tile throughout. Add whole house paint and carpet and this home is move in ready. Large backyard with new pergola for entertaining. Storm shelter in the backyard. Situated on a large lot with easy access to everything Mustang, this home will not disappoint. See it today!

14. 2015-10-22
    listed $114,900 Active 668-char remark

    Show marketing remark (668 chars)

    Completely updated home in Mustang. Large mature trees give this cul-de-sac lot tremendous curb appeal. Inside gorgeous hardwood floors in open living, kitchen and dining room. 3cm granite in the kitchen will take your breath away and features a great bar space for families on the move. New stainless appliances sparkle. The bathrooms have been redone from top to bottom and feature new tile throughout. Add whole house paint and carpet and this home is move in ready. Large backyard with new pergola for entertaining. Storm shelter in the backyard. Situated on a large lot with easy access to everything Mustang, this home will not disappoint. See it today!

15. 2015-06-12
    soldstatus $64,800 Sold 410-char remark

    Show marketing remark (410 chars)

    Nice home on a cul-de-sac with a large backyard. This home features a two car attached garage and large living room. This is a HUD owned property subject to HUD regulations and bidding procedures. Asset managed by Matt Martin Real Estate Management. HUD homes are sold in as in condition. Go to the HUDhomestore website or the MMREM website for more information and to search other properties. Case #421-403826

16. 2015-04-23
    status Pending 410-char remark

    Show marketing remark (410 chars)

    Nice home on a cul-de-sac with a large backyard. This home features a two car attached garage and large living room. This is a HUD owned property subject to HUD regulations and bidding procedures. Asset managed by Matt Martin Real Estate Management. HUD homes are sold in as in condition. Go to the HUDhomestore website or the MMREM website for more information and to search other properties. Case #421-403826

17. 2015-04-07
    listed $72,000 Active 410-char remark

    Show marketing remark (410 chars)

    Nice home on a cul-de-sac with a large backyard. This home features a two car attached garage and large living room. This is a HUD owned property subject to HUD regulations and bidding procedures. Asset managed by Matt Martin Real Estate Management. HUD homes are sold in as in condition. Go to the HUDhomestore website or the MMREM website for more information and to search other properties. Case #421-403826

18. 1998-04-15
    soldstatus $62,000

ⓘ 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: $1,618 · $135/mo
• Projected year-2 tax: $1,795 · $150/mo
• Expected delta: +$177/yr (+$15/mo · 11.0%)

ⓘ 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 ≥107°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: $19,770
• − Mortgage interest: −$11,175
• − Property taxes: −$1,618
• − Insurance: −$998
• − Repairs & maintenance: −$1,582
• − Management: −$1,582
• − Depreciation: −$5,804
• Taxable loss: −$2,988
• Est. tax savings @ 24.0%: +$717
• After-tax cash flow: $1,165/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

+221.8% since first listed

18 events — show timeline

• 2026-04-25 Pending — MLSOK
• 2026-04-21 Price Changed $199,500 MLSOK
• 2026-04-17 Price Changed $204,000 MLSOK
• 2026-04-09 Price Changed $204,900 MLSOK
• 2026-04-02 Relisted — MLSOK
• 2026-03-29 Pending — MLSOK
• 2026-03-26 Listed $207,000 MLSOK
• 2016-01-26 Sold (Public Records) $113,000 Public Records
• 2016-01-25 Sold (MLS) $112,900 MLSOK
• 2015-12-17 Pending — MLSOK
• 2015-11-24 Price Changed $112,900 MLSOK
• 2015-11-16 Relisted — MLSOK
• 2015-11-04 Pending — MLSOK
• 2015-10-22 Listed $114,900 MLSOK
• 2015-06-12 Sold (MLS) $64,800 MLSOK
• 2015-04-23 Pending — MLSOK
• 2015-04-07 Listed $72,000 MLSOK
• 1998-04-15 Sold (Public Records) $62,000 Public Records

Property tax history

+8.1%/yr

Latest (2025): $1,618 · +4.3% YoY. Source: county tax records.