321 E Clegern Ave · Edmond, OK 73034

$225,000

3 bd · 2.0 ba · 1,841 sqft · SingleFamily · 3 Days on market

Built 1956 Average condition 8,398 sqft lot Est $261k · 14% under

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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).

• ARV discount +13.8/15.0
• Cash flow +12.5/30.0
• Livability +3.9/5.0
• DSCR +3.7/10.0
• 1% rule +3.6/10.0
• Schools +3.6/10.0
• Rent growth +3.1/5.0
• Condition / age +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks

What an incredible opportunity! Tucked next to Gossett Park and University Drive just west of the University of Central Oklahoma. Original hardwood floors. Large Family Rooms. One in front and an even larger one in back. Your new Kitchen has loads of storage. Pantry Cabinets. Gas Cooktop and Oven. Dishwasher, Refrigerator and Microwave. Spacious Kitchen Dining. 3 Nice Sized Bedrooms and 2 Full Baths. New west side exterior door and jam to garage. New Rain Gutters and Downspouts. Roof examined and fully insurable. Garage Utility washer and dryer stay. Large Garage Storage Closet with Shelves. Covered front Porch. A Firepit and Grotto frame a really nice sized and fenced backyard. The home h

Key facts

• Gas cooktop
• Pantry cabinets
• Large family rooms

Tags

• GOSSETT PARK LOCATION
• ORIGINAL HARDWOOD FLOORS
• LARGE FAMILY ROOMS
• KITCHEN STORAGE
• PANTRY CABINETS
• GAS COOKTOP

Property features AI

Finance

• Other: Homestead exempt; Legal addition: Normal Heights of Edmond
• Financial info: Cash, conventional, or FHA/VA financing accepted; Assumable loans: No; Loan qualification: Yes
• HOA & community: No mandatory association dues

Exterior

• Parking: Concrete parking; 1-car garage
• Utilities: Cable available; Electricity available; Natural gas available; Public utilities
• Home design: Single family residence; One level; South-facing; Residential property
• Construction: Brick and frame construction; Composition roof; Double-pane vinyl frame windows; Conventional foundation; Existing property
• Exterior features: Covered porch; Open patio; Fire pit; Outbuildings; Rain gutters; Chain link fencing; Corner lot; Campus area

Interior

• Kitchen: Free-standing range (gas); Free-standing electric oven; Eating space; Pantry
• Bedrooms: 3 bedrooms
• Flooring: Tile; Vinyl; Wood
• Bathrooms: 2 full bathrooms (one with tub and shower, one with shower)
• Interior features: Two living areas; Garage utility; No fireplace; Ceiling fan in living room; L-shaped eating space and pantry in kitchen
• Laundry & utility: Garage utility area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $-34 ($-403/yr) — negative.
• To cash-flow at today's rent, offer at most $220k (2.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (14.4% below list).
• Recommended offer: $193k (14.4% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.4% in Edmond — 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 78/100 on livability (#6 in OK, #2,383 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: health & safety C-, commute F.
• Edmond (suburban): math 38% / reading 40% proficiency, ranked #11 of 270 in OK (top 4%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Northern Hills Es (math 39% / reading 36%, grade F, #127 of 845 statewide, top 15%, 775 students, 0% FRL); North Hs (math 47% / reading 57%, grade D+, #1 of 447 statewide, top 0%, 2,555 students, 0% FRL) — zoned schools average 0% FRL vs 22% district-wide (22 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+2.5%/yr); 763 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 5,365 units permitted in Oklahoma County in 2024 (569 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.
• Oklahoma County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• 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 $192,579 (14.4% 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. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
6. 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.
7. 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.
8. 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: 0.86% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.64%
• DSCR: 0.97
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $261,422
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1117 Washington St	0.28mi	3/3.0	1,700 (-8%)	10mo	$238,000	$140	62
31 Shirley Ln	0.39mi	4/4.0 (+1)	1,797 (-2%)	10mo	$230,000	$128	56
1312 Every Dr	0.40mi	2/2.0 (-1)	1,661 (-10%)	10mo	$230,000	$138	51
1117 Richmond Rd	0.65mi	3/2.0	1,857 (+1%)	21mo	$261,000	$141	51
1316 Every Ct	0.42mi	3/2.0	1,612 (-12%)	23mo	$242,000	$150	41
1016 E Edwards St	0.61mi	3/2.5	1,598 (-13%)	8mo	$258,500	$162	41
409 Canyon Rd	0.71mi	3/2.5	1,925 (+5%)	23mo	$290,000	$151	38
816 New Bond Cir	0.69mi	4/2.5 (+1)	2,086 (+13%)	24mo	$296,827	$142	18

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 · 2.49% rent growth · sell at horizon

5-year hold

• IRR: -17.9%
• Equity multiple: 0.37×
• Total profit: $-39,551
• Equity at exit: $33,548

10-year hold

• IRR: -11.1%
• Equity multiple: 0.35×
• Total profit: $-41,067
• Equity at exit: $19,454

Cash invested: $63,000 (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 73034

• Rents YoY: 2.5%
• Active inventory: 763
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,926 high
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $-34

Break-even live

Break-even rent $1,968

Max offer price $220,145

Occupancy floor 97%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
504 N Boulevard Edmond, OK	3.0	2.0	1250	$2,595	$2.08	14d	1	0.20mi
225 E Edwards St Edmond, OK	4.0	2.0	1816	$1,950	$1.07	14d	1	0.27mi
436 Chalk Hill Ct Edmond, OK	3.0	2.0	1274	$2,850	$2.24	23d	1	0.56mi
436 Chalk Hill Ct Edmond, OK	3.0	2.0	1274	$2,850	$2.24	21d	1	0.56mi
128 Ashley Dr Edmond, OK	3.0	2.0	1250	$1,455	$1.16	23d	1	0.57mi
201 Barrett Pl Edmond, OK	2.0	1.0	2034	$1,095	$0.54	2d	1	0.57mi
200 Ashley Dr Edmond, OK	3.0	2.0	1225	$1,375	$1.12	23d	1	0.58mi
1016 E Edwards St Edmond, OK	4.0	2.5	1598	$1,900	$1.19	23d	1	0.59mi
425 Chalk Hill Ct Edmond, OK	3.0	2.0	1243	$1,550	$1.25	14d	1	0.60mi
211 Ashley Dr Edmond, OK	3.0	2.0	1250	$1,440	$1.15	23d	1	0.62mi
812 Richmond Rd Edmond, OK	3.0	2.0	2211	$1,800	$0.81	23d	1	0.63mi
1117 Sequoyah Pl Unit C Edmond, OK	3.0	2.5	1554	$1,675	$1.08	23d	1	0.63mi
1117 Sequoyah Pl Unit C Edmond, OK	3.0	2.5	1554	$1,675	$1.08	14d	1	0.63mi
101 W Main St Edmond, OK	3.0	1.0–2.0	991	$2,320	$2.34	1d	111	0.64mi
1225 E Main St Edmond, OK	2.0	2.5	1235	$1,650	$1.34	23d	1	0.78mi
413 Meadow Lake Dr Edmond, OK	4.0	2.0	1369	$1,500	$1.10	2d	1	0.84mi
16 N Walnut St Edmond, OK	3.0	2.5	1650	$2,395	$1.45	14d	1	0.86mi
401 E 7th St Edmond, OK	3.0	2.0	1255	$1,450	$1.16	23d	1	0.95mi
1718 Windhill Ave Edmond, OK	2.0	2.0	1724	$1,650	$0.96	23d	1	1.01mi
1718 Windhill Ave Unit 1 Edmond, OK	2.0	2.0	1724	$1,600	$0.93	23d	1	1.01mi
463 S Fretz Ave Edmond, OK	2.0	2.0	1550	$1,695	$1.09	14d	1	1.06mi
1820 Three Stars Rd Edmond, OK	3.0	3.0	1914	$1,625	$0.85	4d	1	1.10mi
1820 Three Stars Rd Edmond, OK	3.0	3.0	1914	$1,625	$0.85	23d	1	1.10mi
541 S Fretz Ave Edmond, OK	2.0	2.5	1682	$1,795	$1.07	23d	1	1.12mi
1902 Three Stars Rd Edmond, OK	3.0	2.5	1705	$1,575	$0.92	23d	1	1.12mi
612 W 2nd St Unit 100 Edmond, OK	3.0	2.5	1414	$1,895	$1.34	21d	1	1.13mi
575 S Fretz Ave Edmond, OK	3.0	2.5	1530	$2,000	$1.31	2d	1	1.13mi
1719 Craig Blvd Edmond, OK	4.0	2.0	1747	$1,750	$1.00	2d	1	1.13mi
645 W 2nd St Edmond, OK	3.0	2.0	1660	$1,975	$1.19	14d	1	1.15mi
405 Sundance Ln Unit 1 Edmond, OK	2.0	2.0	1627	$1,750	$1.08	4d	1	1.23mi
1919 E 2nd St Edmond, OK	1.0–3.0	1.0–2.0	964	$1,455	$1.51	1d	42	1.24mi
2030 Three Stars Rd Edmond, OK	3.0	3.0	2054	$1,650	$0.80	4d	1	1.27mi
609 Abadan Dr Edmond, OK	3.0	3.5	2292	$2,500	$1.09	2d	1	1.27mi
428 Sundance Ln Edmond, OK	3.0	3.0	2082	$1,795	$0.86	23d	1	1.28mi
616 Abadan Dr Edmond, OK	3.0	3.5	2412	$2,400	$1.00	14d	1	1.30mi
1925 Bunting Ct Edmond, OK	4.0	3.0	1420	$2,900	$2.04	23d	1	1.34mi
2133 E 2nd St Edmond, OK	1.0–3.0	1.0–2.0	1077	$2,004	$1.86	1d	30	1.36mi
1024 Carpe Diem Ct Edmond, OK	3.0	2.0	1700	$1,895	$1.11	2d	1	1.38mi
1308 Lemon Ranch Rd Edmond, OK	3.0	2.0	2169	$2,995	$1.38	23d	1	1.42mi
1129 Carpe Diem Ct Edmond, OK	3.0	2.0	1250	$1,595	$1.28	4d	1	1.43mi

Listing history 3 events

1. 2026-06-07
   statusdays on market $225,000 Pending 3 DOM
2. 2026-06-02
   remarks 699-char remark
3. 2026-06-02
   listed $225,000 Active 1 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,109
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,849
• − Management: −$1,849
• − Depreciation: −$6,545
• Taxable loss: −$4,237
• Est. tax savings @ 24.0%: +$1,017
• After-tax cash flow: $614/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 · 12 photos

Average 55/100 Moderate rehab

The home is in average condition with moderate rehabilitation needed. It has original hardwood floors and a good roof, but requires painting and updating the kitchen and exterior to increase its value.

Repairs flagged

• Minor rain gutters and downspouts — New rain gutters and downspouts are installed
• Minor exterior door and jam — New west side exterior door and jam to garage

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Replace rain gutters and downspouts — Improves water drainage and aesthetics
• Both Replace kitchen appliances — Modernizes kitchen and increases resale value
• Both Paint interior walls — Enhances interior appearance and resale value

Renovation cost estimate screening

Repair item	Severity	Est. cost
rain gutters and downspouts · New rain gutters and downspouts are installed	Minor	$500–3,000
exterior door and jam · New west side exterior door and jam to garage	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Replace rain gutters and downspouts — Improves water drainage and aesthetics ↑
• Both Replace kitchen appliances — Modernizes kitchen and increases resale value ↑
• Both Paint interior walls — Enhances interior appearance and resale value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Edmond
• NCES district ID: 4010590
• Math proficiency: 38% ▼ -12.00%
• Reading proficiency: 40% ▼ -12.00%
• Median HH income: $73,212
• Composite: 35.88/100
• National rank: #4814
• State rank: #11 of 270 in OK

Livability — Edmond

• Score: 78/100
• State rank: #6
• US rank: #2383

Category grades

Amenities C Commute F Cost of living B+ Crime A- Employment A+ Housing A+ Health & safety C- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Edmond, OK
• County: Oklahoma County · 771,644 people
• City population: 177,083
• Metro: Oklahoma City, OK
• Population (ZIP): 48,831
• Household income: $109,700
• Rent vs Own: 25.8% rent · 74.2% own
• Severe rent burden: 1198.0

Population outlook (Oklahoma County) Hauer SSP2

• Today (2025): 911,875 people
• By 2030: 982,413 · +7.7%
• By 2040: 1,130,468 · +24.0%
• By 2050: 1,288,422 · +41.3%
• By 2075: 1,711,482 · +87.7%
• By 2100: 2,088,448 · +129.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Two or more races 10% Hispanic / Latino 8% Asian 4% Black 3% Native American 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 4% Slovak 3% Lithuanian 3%
• Foreign-born: 6% · Canada, China, Vietnam
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 1% Chinese 1%

Political lean MEDSL · Oklahoma

• 2024 margin: Toss-up / Even · D 48.0% · R 49.7% · Other 2.3%
• 2008→2024 swing: +15.1pp toward D · 2008: -16.8pp · 2024: -1.7pp
• All cycles: 2024: R+1.7 2020: R+1.1 2016: R+10.5 2012: R+16.7 2008: R+16.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -164.67%
• Current HPI: 223.1391
• Rent YoY: ▲ 2.49%
• 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

1 event — show timeline

• 2026-06-02 Listed $225,000 MLSOK