1708 Rocky Mountain Way · Edmond, OK 73003

$212,500

3 bd · 2.0 ba · 1,462 sqft · SingleFamily public records · 49 Days on market

Built 1988 7,200 sqft lot Est $227k · 6% under $10/mo HOA · 1% of rent

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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 +12.9/30.0
• ARV discount +10.3/15.0
• DSCR +3.9/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Say hello to 1708 Rocky Mountain Way — a sweet brick traditional waiting for its next chapter in Edmond's established Park Lane Estates! Tucked into one of Edmond's most convenient pockets, this 3-bedroom, 2-bath charmer is zoned to schools families fight to get into — Ida Freeman Elementary, Cheyenne Middle, and the always-coveted Edmond North High. You're just a short hop from Mitch Park, easy access to I-35, and all the shopping, coffee runs, and dinner spots Edmond is known for. Step inside and you'll love the smart split floor plan — primary suite on its own private side of the home, secondary bedrooms tucked away for the kiddos, guests, or that home office you've bee

Key facts

• 7,200 sq ft lot
• 2 garage spots
• Built 1988

Property features AI

Finance

• Financial info: Listing offered as-is; financing options include cash, conventional, FHA, or VA
• HOA & community: Mandatory association dues; Association fee $120 monthly — includes common area maintenance

Exterior

• Parking: 2-car garage
• Utilities: Homestead exemption (property marked homestead)
• Home design: Single-family residence; One level; North-facing
• Construction: Brick and frame construction; Composition roof (roof updated in 2020); Slab foundation
• Exterior features: Rain gutters; Wood fencing; Interior lot

Interior

• Kitchen: Free-stand range/oven; Dishwasher; Garbage disposal
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: Ceiling fans; In-law plan

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $212k.

Deal economics

• At list price, monthly cash flow is $-15 ($-179/yr) — negative.
• To cash-flow at today's rent, offer at most $210k (1.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (19.5% below list).
• Recommended offer: $171k (19.5% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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); 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); 215 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 $1k of loan paydown is wiped out by about $6k 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

• It's been on market 49 days — a 3% lower offer ($206k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $120k; list at $212k implies a 77% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $171,092 (19.5% 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 49 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.81% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.30%
• DSCR: 0.99
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $226,610
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1820 Zion Pl	0.18mi	3/2.0	1,545 (+6%)	0mo	$260,000	$168	82
805 Mallard Ave	0.36mi	3/2.0	1,456 (-0%)	4mo	$215,000	$148	79
2109 Castle Rock	0.38mi	3/2.0	1,385 (-5%)	2mo	$175,000	$126	72
613 Blue Ridge Dr	0.19mi	3/2.0	1,634 (+12%)	5mo	$252,500	$155	67
308 N Rockypoint Dr	0.48mi	3/2.0	1,531 (+5%)	6mo	$230,000	$150	65
1102 Dustin Dr	0.65mi	3/2.0	1,436 (-2%)	3mo	$225,000	$157	64
2112 W Rockypoint Dr	0.67mi	3/2.0	1,508 (+3%)	4mo	$212,717	$141	60
213 N Rockypoint Dr	0.53mi	3/2.0	1,605 (+10%)	4mo	$250,000	$156	56
2016 Emerald Brook Ct	0.68mi	3/2.0	1,581 (+8%)	4mo	$200,000	$127	51
1812 Dena Dr	0.74mi	3/2.0	1,574 (+8%)	2mo	$270,000	$172	51
513 Willow Ridge Pl	0.65mi	3/2.0	1,296 (-11%)	2mo	$225,000	$174	50
909 Pruett Dr	0.70mi	3/2.0	1,587 (+8%)	5mo	$220,000	$139	49

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: -15.9%
• Equity multiple: 0.43×
• Total profit: $-33,929
• Equity at exit: $31,684

10-year hold

• IRR: -6.2%
• Equity multiple: 0.59×
• Total profit: $-24,685
• Equity at exit: $18,373

Cash invested: $59,500 (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: 215
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,711 high
• Mortgage (P&I): −$1,114
• Tax from tax record: −$154 /mo · $1,844/yr
• Insurance: −$89
• HOA: −$10
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $-15

Break-even live

Break-even rent $1,730

Max offer price $209,862

Occupancy floor 96%

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: $53,125
• Closing costs: $6,375
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
800 Blake Ct Edmond, OK	3.0	2.0	1742	$1,825	$1.05	1d	1	0.24mi
733 Lapwing Rd Edmond, OK	2.0	2.0	1216	$1,450	$1.19	23d	1	0.26mi
725 Lapwing Rd Edmond, OK	3.0	2.0	1825	$1,810	$0.99	23d	1	0.27mi
317 Dooley Creek Ln Edmond, OK	3.0	2.0	1295	$1,595	$1.23	14d	1	0.47mi
1801 Brittany Ln Edmond, OK	4.0	2.0	1711	$2,000	$1.17	1d	1	0.48mi
313 Dooley Creek Ln Edmond, OK	3.0	2.0	1295	$1,595	$1.23	23d	1	0.49mi
1015 Swan Lake Ct Edmond, OK	2.0	2.0	1200	$1,295	$1.08	3d	1	0.50mi
1015 Swan Lake Ct Edmond, OK	2.0	2.0	1200	$1,295	$1.08	23d	1	0.50mi
25 Creek View Dr Edmond, OK	1.0–2.0	1.0–2.0	872	$1,336	$1.53	3d	1	0.60mi
1129 Carpe Diem Ct Edmond, OK	3.0	2.0	1250	$1,595	$1.28	3d	1	0.63mi
2100 Pebble Creek Blvd Edmond, OK	4.0	2.0	1805	$1,650	$0.91	1d	1	0.66mi
1804 Victoria Pl Edmond, OK	3.0	2.0	1725	$1,990	$1.15	23d	1	0.69mi
1024 Carpe Diem Ct Edmond, OK	3.0	2.0	1700	$1,895	$1.11	2d	1	0.70mi
1913 Lois Lynn Ln Edmond, OK	3.0	2.0	1761	$1,850	$1.05	23d	1	0.76mi
620 Winding Ln Edmond, OK	3.0	2.0	1133	$1,550	$1.37	1d	1	0.77mi
714 W Hurd St Edmond, OK	2.0	1.0	1000	$1,150	$1.15	23d	1	0.87mi
2021 Cedar Meadow Ln Edmond, OK	3.0	2.0	1800	$1,898	$1.05	23d	1	0.94mi
513 Sunnyside Pl Edmond, OK	3.0	1.5	1130	$1,350	$1.19	3d	1	0.98mi
413 Meadow Lake Dr Edmond, OK	4.0	2.0	1369	$1,500	$1.10	1d	1	0.98mi
645 W 2nd St Edmond, OK	3.0	2.0	1660	$1,975	$1.19	14d	1	1.01mi
320 Cedar Crest Dr Edmond, OK	3.0	1.5	1051	$1,295	$1.23	1d	1	1.06mi
612 W 2nd St Unit 100 Edmond, OK	3.0	2.5	1414	$1,895	$1.34	21d	1	1.08mi
1201 Covell Village Dr Edmond, OK	2.0	2.0	1090	$1,641	$1.51	11d	1	1.08mi
1201 Covell Village Dr Edmond, OK	3.0	2.0	1265	$1,872	$1.48	14d	1	1.08mi
1719 Craig Blvd Edmond, OK	4.0	2.0	1747	$1,750	$1.00	2d	1	1.14mi
242 Barrett Pl Edmond, OK	2.0	1.0	1029	$1,150	$1.12	21d	1	1.14mi
16 N Walnut St Edmond, OK	3.0	2.5	1650	$2,395	$1.45	14d	1	1.15mi
1303 Fretz Ave Edmond, OK	2.0	2.0	1007	$1,295	$1.29	3d	1	1.15mi
15 S Walnut St Edmond, OK	2.0	1.0	1162	$1,400	$1.20	23d	1	1.16mi
231 Barrett Pl Edmond, OK	3.0	2.0	1175	$1,295	$1.10	23d	1	1.18mi
804 Stag Trl Edmond, OK	3.0	2.0	1250	$1,550	$1.24	23d	1	1.19mi
804 Stag Trl Edmond, OK	3.0	2.0	1250	$1,550	$1.24	3d	1	1.19mi
211 Ashley Dr Edmond, OK	3.0	2.0	1250	$1,440	$1.15	23d	1	1.24mi
425 Chalk Hill Ct Edmond, OK	3.0	2.0	1243	$1,550	$1.25	14d	1	1.24mi
437 Chalk Hill Ct Edmond, OK	3.0	2.0	1216	$1,595	$1.31	23d	1	1.24mi
1117 Sequoyah Pl Unit C Edmond, OK	3.0	2.5	1554	$1,675	$1.08	23d	1	1.25mi
1117 Sequoyah Pl Unit C Edmond, OK	3.0	2.5	1554	$1,675	$1.08	14d	1	1.25mi
1225 Sequoyah Pl Edmond, OK	2.0	1.5	1183	$1,350	$1.14	14d	1	1.26mi
200 Ashley Dr Edmond, OK	3.0	2.0	1225	$1,375	$1.12	23d	1	1.27mi
1504 Apollo Rd Edmond, OK	3.0	2.0	1435	$1,475	$1.03	11d	1	1.27mi

HOA detail

• Monthly dues: $10 · $120/yr

Listing history 18 events

1. 2026-06-18
   days on market $212,500 Active 49 DOM
2. 2026-06-17
   days on market $212,500 Active 48 DOM
3. 2026-06-16
   days on market $212,500 Active 47 DOM
4. 2026-06-15
   days on market $212,500 Active 46 DOM
5. 2026-06-13
   pricedays on market $212,500 Active 44 DOM
6. 2026-06-09
   days on market $215,000 Active 40 DOM
7. 2026-06-08
   days on market $215,000 Active 39 DOM
8. 2026-06-07
   days on market $215,000 Active 38 DOM
9. 2026-06-03
   days on market $215,000 Active 34 DOM
10. 2026-06-02
    days on market $215,000 Active 33 DOM
11. 2026-06-01
    days on market $215,000 Active 32 DOM
12. 2026-05-31
    days on market $215,000 Active 31 DOM
13. 2026-05-13
    price $215,000
14. 2026-04-30
    listed $220,000 Active
15. 2006-02-22
    soldstatus $120,000
16. 2000-11-01
    soldstatus $91,500
17. 1996-01-03
    soldstatus $79,000
18. 1988-05-27
    soldstatus $65,000

ⓘ 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: $1,844 · $154/mo
• Projected year-2 tax: $1,912 · $159/mo
• Expected delta: +$69/yr (+$6/mo · 3.7%)

ⓘ 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 ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $20,531
• − Mortgage interest: −$11,903
• − Property taxes: −$1,844
• − Insurance: −$1,062
• − Repairs & maintenance: −$1,642
• − Management: −$1,642
• − HOA: −$120
• − Depreciation: −$6,182
• Taxable loss: −$3,865
• Est. tax savings @ 24.0%: +$928
• After-tax cash flow: $748/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

+230.8% since first listed

6 events — show timeline

• 2026-05-13 Price Changed $215,000 MLSOK
• 2026-04-30 Listed $220,000 MLSOK
• 2006-02-22 Sold (Public Records) $120,000 Public Records
• 2000-11-01 Sold (Public Records) $91,500 Public Records
• 1996-01-03 Sold (Public Records) $79,000 Public Records
• 1988-05-27 Sold (Public Records) $65,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $1,844 · +3.3% YoY. Source: county tax records.