620 S Woodland Dr · Mustang, OK 73064

$184,900

3 bd · 2.0 ba · 1,246 sqft · SingleFamily public records · 17 Days on market

Built 1969 6,861 sqft lot Est $191k · 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 +16.3/30.0
• ARV discount +8.9/15.0
• DSCR +5.1/10.0
• 1% rule +3.5/10.0
• 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

Nice 3 bed 2 bath 2 car garage On corner lot close to high school Home has had some updates. Large living area . Hardwood floors

Key facts

• 6,861 sq ft lot
• 2 garage spots
• Built 1969

Property features AI

Finance

• Other: Located in Mustang Heights Sec 2
• Financial info: Loan qualification allowed; Property not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Utilities: Homestead status claimed
• Home design: Single family residence; Single-story (one level); Existing property
• Construction: Brick and frame construction; Composition roof (new 2025); Conventional foundation
• Exterior features: Corner lot; No additional exterior features listed

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: One living area; Gas log fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $103 ($1k/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 $157k (15.3% below list).
• Recommended offer: $157k (15.3% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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; 14 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 17 days — a 2% lower offer ($182k) 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.

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 $156,541 (15.3% below list)

Questions for the listing agent

1. Built in 1969 — 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: 0.85% ✗
• Cap rate: 6.96%
• Cash-on-cash: 2.39%
• DSCR: 1.11
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $190,638
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
620 S Woodland Dr	0.00mi	3/2.0	1,246 (0%)	0mo	$185,000	$148	100
611 S Forest Dr	0.17mi	3/2.0	1,203 (-4%)	3mo	$200,000	$166	84
606 W Perry Dr	0.24mi	3/2.5	1,239 (-1%)	4mo	$168,000	$136	83
335 W Cedar Dr	0.33mi	3/2.0	1,318 (+6%)	0mo	$204,000	$155	75
413 W Linden Dr	0.09mi	4/1.0 (+1)	1,335 (+7%)	5mo	$187,000	$140	71
527 S Lewis Ln	0.58mi	3/1.5	1,255 (+1%)	6mo	$195,000	$155	65
732 W Elder Dr	0.38mi	3/2.0	1,133 (-9%)	3mo	$170,000	$150	65
625 W Carson Dr	0.39mi	4/1.5 (+1)	1,174 (-6%)	5mo	$180,000	$153	61
743 W Juniper Dr	0.35mi	3/1.5	1,091 (-12%)	2mo	$181,000	$166	59
223 E Juniper Ln	0.62mi	3/2.0	1,326 (+6%)	4mo	$195,000	$147	57
108 W Dowden Dr	0.51mi	3/2.0	1,411 (+13%)	2mo	$150,000	$106	52
912 W Tesio Way	0.75mi	3/2.0	1,116 (-10%)	2mo	$171,000	$153	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -15.6%
• Equity multiple: 0.46×
• Total profit: $-28,060
• Equity at exit: $27,569

10-year hold

• IRR: -12.7%
• Equity multiple: 0.34×
• Total profit: $-33,987
• Equity at exit: $15,987

Cash invested: $51,772 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,565 high
• Mortgage (P&I): −$970
• Tax from tax record: −$87 /mo · $1,045/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $103

Break-even live

Break-even rent $1,435

Max offer price $184,900

Occupancy floor 88%

Sensitivity live

Price	-10% $208	-5% $155	+0% $103	+5% $51	+10% $-2
Rent	-10% $-21	-5% $41	+0% $103	+5% $165	+10% $227
Rate	-1.0pp $196	-0.5pp $150	base $103	+0.5pp $55	+1.0pp $6

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
742 W Juniper Dr Mustang, OK	3.0	1.5	1100	$1,475	$1.34	3d	1	0.34mi
733 W Perry Dr Mustang, OK	3.0	1.5	999	$1,345	$1.35	3d	1	0.41mi
Greens at Mustang Creek Mustang, OK	1.0–2.0	1.0–2.0	818	$1,275	$1.56	3d	1	0.50mi
736 W Celestial Way Mustang, OK	1.0–2.0	1.0	838	$1,695	$2.02	3d	8	0.57mi
936 W Tesio Way Mustang, OK	3.0	1.5	1255	$1,425	$1.14	25d	1	0.77mi
360 N Pebble Creek Ter Mustang, OK	3.0	2.0	1350	$1,540	$1.14	16d	1	1.08mi
360 N Pebble Creek Ter Mustang, OK	2.0	2.0	1200	$1,271	$1.06	18d	1	1.08mi
360 N Pebble Creek Ter Mustang, OK	3.0	2.0	1350	$1,530	$1.13	3d	1	1.08mi
360 N Pebble Creek Ter Mustang, OK	2.0	2.0	1200	$1,272	$1.06	25d	1	1.08mi
360 N Pebble Creek Ter Mustang, OK	2.0	2.0	1200	$1,271	$1.06	22d	1	1.08mi
1136 W Johnathan Way Mustang, OK	3.0	2.0	1415	$1,450	$1.02	25d	1	1.10mi
1247 W Huntington Way Unit a Mustang, OK	2.0	1.5	1024	$1,200	$1.17	4d	1	1.10mi
1013 W Gladys Way Mustang, OK	3.0	2.0	1116	$1,450	$1.30	23d	1	1.12mi
609 E Linden Ln Mustang, OK	3.0	2.0	1242	$1,700	$1.37	25d	1	1.13mi

Listing history 4 events

1. 2026-05-11
   status Pending
2. 2026-05-06
   status Active
3. 2026-05-05
   status Pending
4. 2026-04-23
   listed $184,900 Active

ⓘ 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: $1,045 · $87/mo
• Projected year-2 tax: $1,664 · $139/mo
• Expected delta: +$619/yr (+$52/mo · 59.2%)

ⓘ 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 2% 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: $18,785
• − Mortgage interest: −$10,357
• − Property taxes: −$1,045
• − Insurance: −$924
• − Repairs & maintenance: −$1,503
• − Management: −$1,503
• − Depreciation: −$5,379
• Taxable loss: −$1,926
• Est. tax savings @ 24.0%: +$462
• After-tax cash flow: $1,697/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

4 events — show timeline

• 2026-05-11 Pending — MLSOK
• 2026-05-06 Relisted — MLSOK
• 2026-05-05 Pending — MLSOK
• 2026-04-23 Listed $184,900 MLSOK

Property tax history

+3.6%/yr

Latest (2025): $1,045 · +4.5% YoY. Source: county tax records.