516 S Brookview Ln · Mustang, OK 73064

$150,000

3 bd · 1.0 ba · 876 sqft · SingleFamily public records · 131 Days on market

Built 1967 6,887 sqft lot Est $146k · at est.

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Why this score? — see what drove the C 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 +25.1/30.0
• DSCR +8.2/10.0
• ARV discount +6.4/15.0
• 1% rule +5.7/10.0
• 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

This home features 3 bedrooms and 1 full bathroom and is located in the heart of Mustang. This home is very close to schools, shopping, and highways.

Key facts

• 6,887 sq ft lot
• Garage
• Built 1967

Property features AI

Finance

• Other: Occupied; Corner lot in Mustang Meadows Sec2
• Financial info: Not assumable; Loan qualification unknown
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Security: No storm shelter
• Utilities: No utility details provided
• Home design: Single family residence; One story; Existing property
• Construction: Brick construction; Composition roof; Built on slab foundation
• Exterior features: Covered porch; Corner lot

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: 3 bedrooms (all on one level)
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Other heating; Other cooling
• Interior features: Single living area; No fireplace
• Laundry & utility: No laundry details provided; Slab foundation

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 $332 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 4.5% 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 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); 512 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 $4k 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 131 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $80k; list at $150k implies a 88% 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 $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 131 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.07% ✓
• Cap rate: 8.95%
• Cash-on-cash: 9.48%
• DSCR: 1.42
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $146,292
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
516 S Brookview Ln	0.00mi	3/1.0	876 (0%)	0mo	$138,500	$158	100
312 E Elder Ln	0.08mi	2/1.0 (-1)	845 (-4%)	1mo	$150,000	$178	84
714 S Meadow Ln	0.15mi	3/1.0	900 (+3%)	7mo	$146,500	$163	82
519 S Brookview Ln	0.03mi	3/1.0	840 (-4%)	16mo	$140,000	$167	79
305 S Meadow Ln	0.15mi	3/1.0	864 (-1%)	17mo	$155,000	$179	77
717 S Brookview Ln	0.12mi	3/1.0	918 (+5%)	17mo	$150,000	$163	72
709 S Meadow Ln	0.12mi	3/1.5	952 (+9%)	15mo	$130,000	$137	65
320 E Elder Ln	0.09mi	3/1.0	997 (+14%)	16mo	$157,000	$157	59
115 S Meadow Ln	0.26mi	3/1.0	999 (+14%)	13mo	$166,800	$167	54
142 E Forster Ln	0.29mi	2/1.0 (-1)	971 (+11%)	16mo	$153,000	$158	50
145 W Carson Dr	0.57mi	2/1.0 (-1)	768 (-12%)	3mo	$150,000	$195	45
405 W Hillcrest Dr	0.67mi	3/1.5	992 (+13%)	5mo	$170,000	$171	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: -5.2%
• Equity multiple: 0.81×
• Total profit: $-7,913
• Equity at exit: $22,365

10-year hold

• IRR: 0.8%
• Equity multiple: 1.05×
• Total profit: $1,979
• 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 73064

• Home prices YoY: -17.9%
• Rents YoY: -0.3%
• Active inventory: 512
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,608 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$89 /mo · $1,067/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $332

Break-even live

Break-even rent $1,187

Max offer price $150,000

Occupancy floor 74%

Sensitivity live

Price	-10% $417	-5% $374	+0% $332	+5% $289	+10% $247
Rent	-10% $205	-5% $268	+0% $332	+5% $395	+10% $459
Rate	-1.0pp $407	-0.5pp $370	base $332	+0.5pp $293	+1.0pp $254

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 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	2d	1	0.36mi
742 W Juniper Dr Mustang, OK	3.0	1.5	1100	$1,475	$1.34	2d	1	1.13mi
733 W Perry Dr Mustang, OK	3.0	1.5	999	$1,345	$1.35	2d	1	1.19mi
736 W Celestial Way Mustang, OK	1.0–2.0	1.0	838	$1,695	$2.02	2d	8	1.24mi

Listing history 5 events

1. 2026-05-07
   status Pending
2. 2025-12-27
   status Active
3. 2025-12-19
   listed $150,000 Active
4. 2021-11-18
   soldstatus $80,000
5. 1994-01-19
   soldstatus $39,900

ⓘ 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: $1,067 · $89/mo
• Projected year-2 tax: $1,350 · $112/mo
• Expected delta: +$283/yr (+$24/mo · 26.5%)

ⓘ 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 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: $19,291
• − Mortgage interest: −$8,402
• − Property taxes: −$1,067
• − Insurance: −$750
• − Repairs & maintenance: −$1,543
• − Management: −$1,543
• − Depreciation: −$4,364
• Taxable income: $1,621
• Est. tax owed @ 24.0%: −$389
• After-tax cash flow: $3,594/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

+275.9% since first listed

5 events — show timeline

• 2026-05-07 Pending — MLSOK
• 2025-12-27 Relisted — MLSOK
• 2025-12-19 Listed $150,000 MLSOK
• 2021-11-18 Sold (Public Records) $80,000 Public Records
• 1994-01-19 Sold (Public Records) $39,900 Public Records

Property tax history

+6.2%/yr

Latest (2025): $1,067 · +6.2% YoY. Source: county tax records.