Mallory Bonus Room Plan · Edmond, OK 73007

$546,840

4 bd · 3.0 ba · 2,640 sqft · SingleFamily · 269 Days on market

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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).

• Appreciation +10.0/10.0
• Cash flow +8.0/30.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +2.0/10.0

Listing remarks

This Mallory Bonus Room floor plan includes 2,955 Sq Ft of total living space, which includes 2,640 Sq Ft of indoor living space and 315 Sq Ft of outdoor living space. There is also a 630 Sq Ft, three car garage. We took the beauty and functionality of the Mallory and expanded the indoor living space with an additional 500 square feet, using creative design to maintain the uniqueness of the first floor while moving upwards to add a second-floor bonus room. You can move easily from room to room, and indoors to outside, for an expansive experience any time of year. The desirable open floor plan with ten-foot ceiling creates the hub of this home, with plenty of space that blends cooking, dinin

Key facts

• Open floor plan
• Curved center island
• Bonus room

Tags

• BONUS ROOM
• OPEN FLOOR PLAN
• CURVED CENTER ISLAND
• STAINLESS STEEL APPLIANCES
• GRANITE OR QUARTZ COUNTERTOPS
• EUROPEAN WALK-IN SHOWER

Property features AI

Finance

• Other: Address listed as Mallory Bonus Room Plan, Arcadia, OK 73007; Status: Active
• Financial info: List price $546,840

Exterior

• Utilities: Natural gas; Electricity (assumed); Public water and sewer (assumed)
• Home design: New construction plan; Mallory Bonus Room plan
• Exterior features: Living area approximately 2640

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Plan model: Mallory Bonus Room

🏗️ New construction. The $546,840 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $538,560.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $547k.

Deal economics

• At list price, monthly cash flow is $-562 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $457k (16.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $400k (26.9% below list).
• Recommended offer: $400k (26.9% below list) — sets the bar for 1% rule.
• Cap rate 5.0% 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: Centennial Es (math 62% / reading 57%, grade B-, #10 of 845 statewide, top 2%, 712 students, 0% FRL); Sequoyah Ms (math 40% / reading 34%, grade F, #17 of 345 statewide, top 6%, 1,006 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: 192 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 5,365 units permitted in Oklahoma County in 2024 (569 in 5+ unit buildings).

Forward outlook

• In year one you build about $58k of equity ($4k loan paydown + $54k appreciation (10.0% local appreciation)).
• Oklahoma County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$93k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 269 days — a 12% lower offer ($481k) is reasonable based on typical stale-listing flexibility.

Recommended offer $400,000 (26.9% 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 269 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
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. 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: 0.74% ✗
• Cap rate: 5.04%
• Cash-on-cash: -4.47%
• DSCR: 0.80
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $538,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5009 Sunspear Dr	0.28mi	4/3.0	2,640 (0%)	8mo	$450,000	$170	80
8700 Stark St	0.03mi	5/3.0 (+1)	2,530 (-4%)	8mo	$495,000	$196	80
8817 Arya Rd	0.28mi	4/3.0	2,624 (-1%)	9mo	$502,500	$192	78
5216 Braavos Way	0.25mi	4/3.0	2,450 (-7%)	1mo	$533,000	$218	76
5316 Braavos Way	0.24mi	4/3.0	2,850 (+8%)	1mo	$593,340	$208	75
5408 Braavos Way	0.22mi	5/3.0 (+1)	2,520 (-4%)	2mo	$543,840	$216	75
5001 Braavos Way	0.30mi	4/3.0	2,800 (+6%)	2mo	$529,000	$189	74
5400 Braavos Way	0.22mi	5/3.0 (+1)	2,950 (+12%)	3mo	$582,340	$197	63
8709 Tyrion Dr	0.13mi	4/3.0	2,250 (-15%)	9mo	$475,340	$211	62
8624 Grey Wind Way	0.46mi	4/2.5	2,450 (-7%)	11mo	$499,000	$204	55
6025 Lindberg Ln	0.58mi	4/3.5	2,870 (+9%)	7mo	$637,500	$222	51
8217 Grass Creek Dr	0.71mi	4/3.0	2,829 (+7%)	6mo	$555,000	$196	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.1%
• Equity multiple: 2.71×
• Total profit: $257,589
• Equity at exit: $485,178

10-year hold

• IRR: 19.1%
• Equity multiple: 6.22×
• Total profit: $786,818
• Equity at exit: $1,046,304

Cash invested: $150,797 (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 73007

• Home prices YoY: 4.0%
• Active inventory: 192
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $4,000 medium
• Mortgage (P&I): −$2,824
• Tax est. 1.5%: −$673 /mo · $8,078/yr
• Insurance: −$224
• HOA: −$0
• Vacancy / Maint / Mgmt: −$840
• Net cashflow: $-562

Break-even live

Break-even rent $4,711

Max offer price $457,257

Occupancy floor —

Sensitivity live

Price	-10% $-190	-5% $-376	+0% $-562	+5% $-748	+10% $-934
Rent	-10% $-878	-5% $-720	+0% $-562	+5% $-404	+10% $-246
Rate	-1.0pp $-291	-0.5pp $-425	base $-562	+0.5pp $-701	+1.0pp $-843

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: $134,640
• Closing costs: $16,157
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7901 Behr Dr Edmond, OK	5.0	4.0	2829	$4,000	$1.41	22d	1	0.97mi

Listing history 13 events

1. 2026-06-21
   days on market $546,840 Active 269 DOM
2. 2026-06-18
   days on market $546,840 Active 266 DOM
3. 2026-06-17
   days on market $546,840 Active 265 DOM
4. 2026-06-16
   days on market $546,840 Active 264 DOM
5. 2026-06-15
   days on market $546,840 Active 263 DOM
6. 2026-06-13
   days on market $546,840 Active 261 DOM
7. 2026-06-09
   days on market $546,840 Active 257 DOM
8. 2026-06-08
   days on market $546,840 Active 256 DOM
9. 2026-06-07
   days on market $546,840 Active 255 DOM
10. 2026-06-03
    days on market $546,840 Active 251 DOM
11. 2026-06-02
    days on market $546,840 Active 250 DOM
12. 2026-06-01
    days on market $546,840 Active 249 DOM
13. 2026-05-31
    days on market $546,840 Active 248 DOM

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

Taxation est. · year 1

• Rental income: $48,000
• − Mortgage interest: −$30,168
• − Property taxes: −$8,078
• − Insurance: −$2,693
• − Repairs & maintenance: −$3,840
• − Management: −$3,840
• − Depreciation: −$15,667
• Taxable loss: −$16,286
• Est. tax savings @ 24.0%: +$3,909
• After-tax cash flow: $-2,834/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
• City population: 177,083
• Population (ZIP): 2,945

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 (80%)
• Race & ethnicity: White 80% Two or more races 15% Hispanic / Latino 5% Black 2%
• Common ancestry: Lithuanian 5% Romanian 3% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 2% Other Asian/Pacific 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: ▲ 12.99%
• Current HPI: 336.6015
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.55%
• F500 in state: 6

Industry mix (Fortune 500 HQ in OK)

Industry	F500 HQs	Revenue
▸Energy	3	$48B