430 W Main St · Edmond, OK 73003

$160,000

2 bd · 1.0 ba · 950 sqft · SingleFamily public records · 7 Days on market

Built 1951 7,000 sqft lot Est $182k · 12% 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).

• Cash flow +15.3/30.0
• ARV discount +13.0/15.0
• DSCR +4.7/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Prime redevelopment opportunity in the heart of Edmond! Situated on a highly desirable lot near downtown Edmond, this property offers exceptional potential for investors, builders, and developers looking to capitalize on one of the metro's most sought-after locations. With strong surrounding property values, ongoing area growth, and convenient access to major roads, shopping, dining, schools, and entertainment, the possibilities are extensive. Whether you're considering a renovation, new construction project, rental investment, or future development opportunity, this property provides the location and foundation to bring your vision to life. Opportunities to acquire property in established

Key facts

• Ongoing area growth
• Convenient access
• Highly desirable lot

Tags

• HIGHLY DESIRABLE LOT
• EXCEPTIONAL POTENTIAL
• ONGOING AREA GROWTH
• CONVENIENT ACCESS
• FUTURE DEVELOPMENT OPPORTUNITY
• RAPIDLY GROWING AREA

Property features AI

Finance

• Other: Located in Surbers Second Add; Property is occupied; Manual geocode; directions available from W Edmond Rd to S Madison St at W Main St
• Financial info: Loan qualification available; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Home design: Single family residence; One-story home; Residential property; Entry level: One
• Construction: Brick and frame construction; Composition roof; Slab foundation; Existing property; Homestead exempt
• Exterior features: Covered patio; Covered porch; Corner lot

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Interior features: One living area; No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $57 ($687/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 $134k (16.5% below list).
• Recommended offer: $134k (16.5% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: Ida Freeman Es (math 17% / reading 17%, grade F, #540 of 845 statewide, top 68%, 464 students, 0% FRL); Central Ms (math 40% / reading 42%, grade F, #5 of 345 statewide, top 1%, 980 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 (+3.9%/yr); 220 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $1k of loan paydown is wiped out by about $5k 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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $33k; list at $160k implies a 385% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $133,572 (16.5% below list)

Questions for the listing agent

1. Built in 1951 — 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. 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?
4. 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?
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: 0.83% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.53%
• DSCR: 1.07
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $182,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
323 W 2nd St	0.16mi	2/1.0	1,071 (+13%)	4mo	$150,000	$140	68
522 Sunnyside Pl	0.43mi	3/1.0 (+1)	910 (-4%)	2mo	$162,000	$178	66
606 W 7 St	0.49mi	3/1.5 (+1)	992 (+4%)	0mo	$200,000	$202	62
94 Shirley Ln	0.72mi	2/1.0	990 (+4%)	2mo	$190,000	$192	58
504 Gayclifee Ter	0.48mi	3/2.0 (+1)	1,010 (+6%)	1mo	$189,000	$187	57
824 Cedar Crest Dr	0.61mi	3/1.5 (+1)	1,006 (+6%)	2mo	$200,000	$199	53
629 N Broadway	0.69mi	3/1.0 (+1)	900 (-5%)	2mo	$180,000	$200	52
34 Shirley Ln	0.62mi	3/1.5 (+1)	879 (-8%)	2mo	$177,500	$202	51
720 S Santa Fe Dr	0.58mi	3/1.0 (+1)	842 (-11%)	2mo	$160,000	$190	48
801 W 7th St	0.52mi	3/1.5 (+1)	1,064 (+12%)	2mo	$209,500	$197	47
712 Willow Ridge Pl	0.45mi	3/1.5 (+1)	1,080 (+14%)	3mo	$199,500	$185	46
504 W 10th St	0.70mi	3/1.0 (+1)	1,060 (+12%)	1mo	$187,000	$176	42

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 · 3.86% rent growth · sell at horizon

5-year hold

• IRR: -13.0%
• Equity multiple: 0.53×
• Total profit: $-21,162
• Equity at exit: $23,857

10-year hold

• IRR: -2.9%
• Equity multiple: 0.80×
• Total profit: $-9,053
• Equity at exit: $13,834

Cash invested: $44,800 (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 73003

• Home prices YoY: -31.2%
• Rents YoY: 3.9%
• Active inventory: 220
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,336 high
• Mortgage (P&I): −$839
• Tax from tax record: −$92 /mo · $1,107/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $57

Break-even live

Break-even rent $1,263

Max offer price $160,000

Occupancy floor 91%

Sensitivity live

Price	-10% $148	-5% $103	+0% $57	+5% $12	+10% $-33
Rent	-10% $-48	-5% $4	+0% $57	+5% $110	+10% $163
Rate	-1.0pp $138	-0.5pp $98	base $57	+0.5pp $16	+1.0pp $-26

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
714 W Hurd St Edmond, OK	2.0	1.0	1000	$1,150	$1.15	25d	1	0.21mi
105 W Hurd St Edmond, OK	2.0	1.0	930	$1,500	$1.61	0d	1	0.34mi
101 W Main St Edmond, OK	3.0	1.0–2.0	991	$1,959	$1.98	0d	109	0.36mi
425 Sterling Pointe Way Unit 425 Edmond, OK	2.0	2.0	1050	$1,300	$1.24	6d	1	0.42mi
320 Cedar Crest Dr Edmond, OK	3.0	1.5	1051	$1,295	$1.23	4d	1	0.52mi
242 Barrett Pl Edmond, OK	2.0	1.0	1029	$1,150	$1.12	23d	1	0.58mi
25 Creek View Dr Edmond, OK	1.0–2.0	1.0–2.0	872	$1,336	$1.53	6d	1	0.65mi
600 N Broadway Edmond, OK	2.0	1.0	1062	$1,325	$1.25	4d	1	0.66mi
216 E Hurd St Unit 200 Edmond, OK	2.0	2.0	1114	$1,850	$1.66	0d	1	0.71mi
703 N Boulevard Edmond, OK	1.0	1.0	674	$1,100	$1.63	4d	1	0.77mi
320 E Edwards St Unit 16 Edmond, OK	1.0	1.0	710	$900	$1.27	25d	1	0.81mi
320 E Edwards St Unit 10 Edmond, OK	1.0	1.0	710	$850	$1.20	25d	1	0.81mi
320 E Edwards St Apt 12 Edmond, OK	2.0	1.0	927	$1,100	$1.19	25d	1	0.81mi
1303 Fretz Ave Edmond, OK	2.0	2.0	1007	$1,295	$1.29	6d	1	0.83mi
301 N University Dr Unit 7 Edmond, OK	1.0	1.0	650	$850	$1.31	25d	1	0.84mi
301 N University Dr Unit 12 Edmond, OK	2.0	1.0	990	$1,000	$1.01	16d	1	0.84mi
730 S Littler Ave Edmond, OK	2.0	1.0	792	$1,250	$1.58	23d	1	0.85mi
930 S Boulevard Edmond, OK	1.0–2.0	1.0–2.0	792	$1,085	$1.37	0d	12	1.14mi
930 E 2nd St Edmond, OK	1.0	1.0	475	$849	$1.79	25d	3	1.28mi
900 E Wayne St Edmond, OK	1.0	1.0	650	$900	$1.38	25d	1	1.29mi
800 Chowning Ave Edmond, OK	2.0	2.0	1008	$1,129	$1.12	6d	1	1.30mi
1015 E Hurd St Unit 2 Edmond, OK	2.0	1.0	700	$995	$1.42	25d	1	1.32mi
1010 E Main St Edmond, OK	2.0	1.0	1052	$1,350	$1.28	25d	1	1.35mi
1600 Chelsea Dr Edmond, OK	1.0–2.0	1.0	700	$895	$1.28	5d	5	1.41mi
225 N Smythe Ave Edmond, OK	2.0	1.0	960	$1,200	$1.25	25d	1	1.43mi
240 E 15th St Edmond, OK	1.0–2.0	1.0	745	$1,075	$1.44	25d	6	1.46mi

Listing history 5 events

1. 2026-06-08
   statusdays on market $160,000 Pending 7 DOM
2. 2026-06-07
   days on market $160,000 Active 6 DOM
3. 2026-06-03
   days on market $160,000 Active 2 DOM
4. 2026-06-02
   remarks 699-char remark
5. 2026-06-02
   listed $160,000 Active 1 DOM

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

Tax reassessment forecast OK · Resets to sale price

• Current annual tax: $1,107 · $92/mo
• Projected year-2 tax: $1,440 · $120/mo
• Expected delta: +$333/yr (+$28/mo · 30.1%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 18 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: $16,029
• − Mortgage interest: −$8,962
• − Property taxes: −$1,107
• − Insurance: −$800
• − Repairs & maintenance: −$1,282
• − Management: −$1,282
• − Depreciation: −$4,655
• Taxable loss: −$2,060
• Est. tax savings @ 24.0%: +$494
• After-tax cash flow: $1,181/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: 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): 23,236
• Household income: $78,149
• Rent vs Own: 42.1% rent · 57.9% own
• Severe rent burden: 988.0

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 (69%)
• Race & ethnicity: White 69% Two or more races 13% Black 9% Hispanic / Latino 9% Asian 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 8% · Canada, China
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 2% 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: ▼ -104.15%
• Current HPI: 229.3899
• Rent YoY: ▲ 3.86%
• 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

+384.8% since first listed

2 events — show timeline

• 2026-06-01 Listed $160,000 MLSOK
• 1989-11-28 Sold (Public Records) $33,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $1,107 · +5.1% YoY. Source: county tax records.