Barton Plan · Oklahoma City, OK 73064

$229,990

3 bd · 2.0 ba · 1,280 sqft · SingleFamily · 302 Days on market

Excellent condition 2-car garage

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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 +9.0/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Livability +4.0/5.0
• Schools +3.9/10.0
• 1% rule +2.7/10.0
• DSCR +2.5/10.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover the Barton plan, one of our new homes in Montage in Mustang. With 3 bedrooms, 2 bathrooms, and 1280 square feet, this home offers space and comfort. Secondary bedrooms are thoughtfully placed near the entry, leading you into the open-concept living spaces. The kitchen features 30" upper kitchen cabinets, soft-close cabinetry, chrome knob hardware, and stunning white quartz countertops on the front kitchen island, creating a clean, modern finish that elevates the space. At the back, the primary suite provides privacy with an adjoining bath and a generous walk-in closet.

Key facts

• Primary suite
• Chrome knob hardware
• Soft-close cabinetry

Tags

• OPEN-CONCEPT LIVING SPACES
• 30 INCH UPPER KITCHEN CABINETS
• SOFT-CLOSE CABINETRY
• CHROME KNOB HARDWARE
• WHITE QUARTZ COUNTERTOPS
• PRIMARY SUITE

🏗️ New construction. The $229,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $236,290.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-188 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $209k (9.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (20.4% below list).
• Recommended offer: $183k (20.4% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 3.9% 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 Centennial Es (math 46% / reading 42%, grade F, #73 of 845 statewide, top 9%, 643 students, 0% FRL); Canyon Ridge Ies (math 43% / reading 36%, grade F, #8 of 345 statewide, top 2%, 749 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); 765 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 81d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 78% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $2k of loan paydown is wiped out by about $7k 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 302 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.

Recommended offer $182,959 (20.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 302 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
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. 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?
8. 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.
9. 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.
10. 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: 0.77% ✗
• Cap rate: 5.34%
• Cash-on-cash: -3.40%
• DSCR: 0.85
• GRM: 10.8

CMA / ARV

• ARV (median comp): $236,290
• List price: $229,990
• Delta: -2.67%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11513 SW 40th St	0.06mi	3/2.0	1,280 (0%)	1mo	$228,290	$178	96
11525 SW 40th St	0.09mi	3/2.0	1,280 (0%)	1mo	$224,990	$176	95
11537 SW 40th St	0.12mi	3/2.0	1,280 (0%)	1mo	$223,000	$174	94
11536 SW 40th St	0.11mi	3/2.0	1,280 (0%)	2mo	$221,990	$173	93
11517 SW 40th St	0.07mi	3/2.0	1,434 (+12%)	2mo	$237,590	$166	75
3513 Furrow Dr	0.47mi	3/2.0	1,253 (-2%)	2mo	$233,000	$186	73
11540 SW 40th St	0.12mi	3/2.0	1,434 (+12%)	2mo	$231,000	$161	72
11541 SW 40th St	0.13mi	3/2.0	1,434 (+12%)	2mo	$234,990	$164	72
4109 Johnson Farms Dr	0.42mi	3/2.0	1,402 (+10%)	2mo	$227,000	$162	62
11112 SW 38th Cir	0.53mi	3/2.0	1,464 (+14%)	1mo	$250,000	$171	50
3636 Maggie Rd	0.74mi	3/2.0	1,145 (-10%)	2mo	$184,610	$161	46
3628 Maggie Rd	0.75mi	2/2.0 (-1)	1,114 (-13%)	1mo	$185,400	$166	38

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: -25.4%
• Equity multiple: 0.16×
• Total profit: $-55,570
• Equity at exit: $35,232

10-year hold

• IRR: -34.7%
• Equity multiple: -0.28×
• Total profit: $-84,381
• Equity at exit: $20,430

Cash invested: $66,161 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 66 active · 51 under contract
• Months of supply: 5.5 mo (18%/mo absorbed)
• Median asking: $233,950 ($170/sqft)
• Median days on market: 50 d
• This list price: 38% of active listings are priced below it
• ARV vs active asking: +8.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 73064

• Home prices YoY: -17.9%
• Rents YoY: -0.3%
• Active inventory: 765
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,830 high
• Mortgage (P&I): −$1,239
• Tax est. 1.5%: −$295 /mo · $3,544/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $-188

Break-even live

Break-even rent $2,067

Max offer price $209,148

Occupancy floor —

Sensitivity live

Price	-10% $-24	-5% $-106	+0% $-188	+5% $-269	+10% $-351
Rent	-10% $-332	-5% $-260	+0% $-188	+5% $-115	+10% $-43
Rate	-1.0pp $-69	-0.5pp $-127	base $-188	+0.5pp $-249	+1.0pp $-311

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: $59,072
• Closing costs: $7,089
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4301 Moonlight Rd Mustang, OK	4.0	2.0	1796	$1,795	$1.00	67d	1	0.21mi
11623 SW 38th St Mustang, OK	3.0	2.0	1515	$1,545	$1.02	119d	1	0.22mi
11632 SW 40th St Mustang, OK	4.0	2.5	1822	$1,700	$0.93	119d	1	0.22mi
3740 Palmetto Bluff Dr Mustang, OK	4.0	2.0	1720	$1,845	$1.07	10d	1	0.30mi
4412 Palmetto Bluff Dr Mustang, OK	4.0	2.0	1796	$1,795	$1.00	67d	1	0.31mi
4412 Palmetto Bluff Dr Mustang, OK	4.0	2.0	1796	$1,795	$1.00	64d	1	0.31mi
3805 Palmetto Bluff Dr Mustang, OK	4.0	2.0	1720	$1,895	$1.10	119d	1	0.32mi
11128 SW 40th St Yukon, OK	3.0	2.0	1762	$1,795	$1.02	74d	1	0.49mi
11120 SW 42nd St Mustang, OK	4.0	2.0	1801	$2,065	$1.15	119d	1	0.51mi
4904 Vine Cliff Rd Mustang, OK	3.0	2.0	1838	$2,295	$1.25	119d	1	0.54mi
3300 S Mustang Rd Yukon, OK	1.0–2.0	1.0–2.0	816	$1,492	$1.83	0d	9	0.62mi
11201 SW 33rd Ter Yukon, OK	4.0	2.0	1800	$1,995	$1.11	64d	1	0.66mi
11008 SW 36th St Yukon, OK	4.0	2.0	1730	$1,795	$1.04	10d	1	0.72mi
11008 SW 36th St Yukon, OK	4.0	2.0	1730	$1,895	$1.10	63d	1	0.72mi
3629 Maggie Rd Mustang, OK	4.0	2.0	1459	$1,595	$1.09	116d	1	0.75mi
3629 Maggie Rd Mustang, OK	4.0	2.0	1459	$1,595	$1.09	119d	1	0.75mi
3617 Maggie Rd Mustang, OK	4.0	2.0	1459	$1,595	$1.09	110d	1	0.76mi
3617 Maggie Rd Mustang, OK	4.0	2.0	1459	$1,595	$1.09	119d	1	0.76mi
3605 Maggie Rd Mustang, OK	4.0	2.0	1459	$1,595	$1.09	110d	1	0.77mi
12044 SW 36th St Mustang, OK	4.0	2.0	1459	$1,595	$1.09	111d	1	0.77mi
12044 SW 36th St Mustang, OK	4.0	2.0	1524	$1,595	$1.05	98d	1	0.77mi
3509 Pete ST Yukon, OK	4.0	2.0	1459	$1,695	$1.16	67d	1	0.82mi
2933 Ember Dr Yukon, OK	4.0	2.0	1796	$1,895	$1.06	119d	1	0.85mi
2933 Ember Dr Yukon, OK	4.0	2.0	1796	$1,895	$1.06	110d	1	0.85mi
2924 Firefly Dr Yukon, OK	3.0	2.0	1607	$1,850	$1.15	88d	1	0.87mi
11909 SW 30th St Yukon, OK	4.0	2.0	1802	$1,920	$1.07	77d	1	0.90mi
11933 SW 30th St Yukon, OK	3.0	2.0	1406	$1,690	$1.20	62d	1	0.93mi
2705 Sugar Pine Dr Yukon, OK	3.0	2.0	1406	$1,550	$1.10	88d	1	1.07mi
11424 SW 25th St Yukon, OK	4.0	2.0	1721	$1,833	$1.07	119d	1	1.13mi
10944 SW 25th St Yukon, OK	3.0	2.0	1266	$1,650	$1.30	10d	1	1.14mi
12301 SW 31st St Yukon, OK	3.0	2.0	1750	$1,950	$1.11	67d	1	1.17mi
10716 SW 32nd St Yukon, OK	3.0	2.0	1419	$1,600	$1.13	10d	1	1.17mi
10613 SW 36th St Yukon, OK	3.0	2.0	1364	$1,736	$1.27	67d	1	1.18mi
10524 SW 38th St Mustang, OK	3.0–5.0	2.0–2.5	1680	$1,810	$1.08	0d	5	1.25mi
11521 SW 24th St Yukon, OK	3.0	2.0	1398	$1,595	$1.14	100d	1	1.27mi
10425 SW 41st St Oklahoma City, OK	4.0	2.5	1822	$1,950	$1.07	119d	1	1.30mi
10424 SW 41st St Mustang, OK	3.0	2.0	1455	$1,900	$1.31	10d	1	1.31mi
10413 SW 41st Pl Oklahoma City, OK	3.0	2.0	1412	$3,500	$2.48	10d	1	1.33mi
3000 Tenkiller Dr Yukon, OK	3.0	2.0	1347	$1,550	$1.15	81d	1	1.34mi
10024 SW 38th St Mustang, OK	3.0	2.0	1472	$1,650	$1.12	10d	1	1.37mi

Property features AI

Finance

• Financial info: List price $224,990

Exterior

• Parking: 2 parking spaces2-car garage
• Home design: Single-family plan (Barton)Located in Mustang, OK (SW prefix)
• Exterior features: Living area of 1,280

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan: Barton (new construction plan)

Listing history 50 events

1. 2026-09-24
   days on market $229,990 Active 302 DOM
2. 2026-09-23
   days on market $229,990 Active 301 DOM
3. 2026-09-22
   days on market $229,990 Active 300 DOM
4. 2026-09-21
   days on market $229,990 Active 299 DOM
5. 2026-09-20
   days on market $229,990 Active 298 DOM
6. 2026-09-19
   days on market $229,990 Active 297 DOM
7. 2026-09-18
   days on market $229,990 Active 296 DOM
8. 2026-09-17
   days on market $229,990 Active 295 DOM
9. 2026-09-16
   days on market $229,990 Active 294 DOM
10. 2026-09-15
    days on market $229,990 Active 293 DOM
11. 2026-09-14
    days on market $229,990 Active 292 DOM
12. 2026-09-13
    days on market $229,990 Active 291 DOM
13. 2026-09-12
    days on market $229,990 Active 290 DOM
14. 2026-09-11
    days on market $229,990 Active 289 DOM
15. 2026-09-05
    days on market $229,990 Active 283 DOM
16. 2026-09-04
    days on market $229,990 Active 282 DOM
17. 2026-09-03
    days on market $229,990 Active 281 DOM
18. 2026-08-31
    days on market $229,990 Active 278 DOM
19. 2026-08-29
    days on market $229,990 Active 276 DOM
20. 2026-08-28
    days on market $229,990 Active 275 DOM
21. 2026-08-27
    days on market $229,990 Active 274 DOM
22. 2026-08-26
    days on market $229,990 Active 273 DOM
23. 2026-08-25
    days on market $229,990 Active 272 DOM
24. 2026-08-24
    days on market $229,990 Active 271 DOM
25. 2026-08-23
    days on market $229,990 Active 270 DOM
26. 2026-08-22
    days on market $229,990 Active 269 DOM
27. 2026-08-21
    days on market $229,990 Active 268 DOM
28. 2026-08-20
    days on market $229,990 Active 267 DOM
29. 2026-08-19
    days on market $229,990 Active 266 DOM
30. 2026-08-18
    days on market $229,990 Active 265 DOM
31. 2026-08-17
    days on market $229,990 Active 264 DOM
32. 2026-08-16
    days on market $229,990 Active 263 DOM
33. 2026-08-15
    days on market $229,990 Active 262 DOM
34. 2026-08-14
    days on market $229,990 Active 261 DOM
35. 2026-08-13
    days on market $229,990 Active 260 DOM
36. 2026-08-12
    days on market $229,990 Active 259 DOM
37. 2026-08-11
    days on market $229,990 Active 258 DOM
38. 2026-08-10
    days on market $229,990 Active 257 DOM
39. 2026-08-09
    days on market $229,990 Active 256 DOM
40. 2026-08-08
    days on market $229,990 Active 255 DOM
41. 2026-08-07
    pricedays on market $229,990 Active 254 DOM
42. 2026-08-06
    days on market $226,990 Active 253 DOM
43. 2026-08-05
    days on market $226,990 Active 252 DOM
44. 2026-08-04
    days on market $226,990 Active 251 DOM
45. 2026-08-03
    days on market $226,990 Active 250 DOM
46. 2026-07-31
    days on market $226,990 Active 247 DOM
47. 2026-07-30
    days on market $226,990 Active 245 DOM
48. 2026-07-28
    days on market $226,990 Active 244 DOM
49. 2026-07-26
    days on market $226,990 Active 242 DOM
50. 2026-07-24
    days on market $226,990 Active 240 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $21,955
• − Mortgage interest: −$13,236
• − Property taxes: −$3,544
• − Insurance: −$1,181
• − Repairs & maintenance: −$1,756
• − Management: −$1,756
• − Depreciation: −$6,874
• Taxable loss: −$6,393
• Est. tax savings @ 24.0%: +$1,534
• After-tax cash flow: $-716/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.

Condition & rehab AI · 9 photos

Excellent 95/100 None rehab

This home is in excellent condition with no visible repairs needed. It offers a good return on investment with potential for increased value through exterior painting and landscaping improvements.

Value-add opportunities

• Both Painting exterior siding — Fresh paint enhances curb appeal and can increase both resale and rental value. ↑
• Both Landscaping improvements — Enhanced landscaping can boost curb appeal and attract more potential buyers or renters. ↑
• Both Smart home package upgrade — The smart home package can increase both resale and rental value by adding modern conveniences and security features. ↑

F Composite school gradezoned avg 39/100

Zoned Schools

Elementary Mustang Centennial Es F OK #73/845 Nat'l #17,190/41,679 Middle Canyon Ridge Ies F OK #8/345 Nat'l #6,151/14,009 High Mustang Hs F OK #65/447 Nat'l #10,191/17,239

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

A Composite livability gradescore 80/100

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 · 174,062 people
• City population: 498,656
• Metro: Oklahoma City, OK
• Population (ZIP): 28,919
• Household income: $94,402
• Rent vs Own: 20.1% rent · 79.9% own
• Severe rent burden: 13% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in OK)

Industry	F500 HQs	Revenue
▸Energy	3	$48B

Property features AI

Finance

• Financial info: List price $224,990

Exterior

• Parking: 2 parking spaces2-car garage
• Home design: Single-family plan (Barton)Located in Mustang, OK (SW prefix)
• Exterior features: Living area of 1,280

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan: Barton (new construction plan)