7204 Edenborough Dr · Oklahoma City, OK 73132

$260,000

2 bd · 5.0 ba · 2,848 sqft · MultiFamily public records · 17 Days on market

Built 1975 7,523 sqft lot $15/mo HOA · 1% of rent

---

Why this score? — see what drove the C- 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 +21.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +5.3/10.0
• Livability +4.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Full Duplex 7204 & 7206 for $120,000. Each side has 3 beds, 2 1/2 baths. All beds upstairs. 7206 has new paint, new stove and dishwasher. Duplex has always been rented. Both sides has 2-car garage. Good location, just off NW Expressway.

Key facts

• 7,523 sq ft lot
• 4 parking spots
• Built 1975

Property features AI

Finance

• Other: 2-unit property (duplex) — residential income
• Financial info: Not assumable
• HOA & community: Mandatory association dues; Association fee of $180

Exterior

• Parking: Parking for 4; Concrete parking
• Utilities: Public water and sewer (standard connections)
• Home design: Duplex (residential income); Two stories; Existing property
• Construction: Brick construction; Composition roof; Slab foundation
• Exterior features: Corner lot; Cul-de-sac; Interior lot

Interior

• Kitchen: Dishwasher; Disposal; Refrigerator
• Bedrooms: 6 bedrooms; Two-level property
• Bathrooms: 4 full bathrooms; 2 half bathrooms
• Heating & cooling: Electric heating
• Interior features: Dishwasher; Disposal; Refrigerator; Water heater; Masonry fireplace (2 total)
• Laundry & utility: Water heater

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.5-bath units multifamily listed at $260k.

Deal economics

• At list price, monthly cash flow is $409 ($5k/yr) — positive. Per door: $205/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Recommended offer: $256k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 3.7% in Oklahoma City — 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 80/100 on livability (#3 in OK, #1,635 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime F.
• Putnam City (urban): math 12% / reading 16% proficiency, ranked #227 of 270 in OK (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Tulakes Es (math 7% / reading 7%, grade F, #762 of 845 statewide, top 90%, 621 students, 0% FRL); Putnam City Hs (math 12% / reading 23%, grade F, #307 of 447 statewide, top 69%, 2,014 students, 0% FRL) — zoned schools average 0% FRL vs 65% district-wide (65 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+1.5%/yr); 190 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 5,365 units permitted in Oklahoma County in 2024 (569 in 5+ unit buildings).
• At $2,678/mo this rent would consume 53% of the median local household income ($60k/yr) (locally 1610% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 17 days — a 2% lower offer ($256k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 26y ago 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.
• Current owner paid $117k; list at $260k implies a 122% gain — meaningful room to come down on a strong offer.

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 $256,100 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.03% ✓
• Cap rate: 8.18%
• Cash-on-cash: 6.74%
• DSCR: 1.30
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.53% rent growth · sell at horizon

5-year hold

• IRR: -7.6%
• Equity multiple: 0.73×
• Total profit: $-19,999
• Equity at exit: $38,767

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $516
• Equity at exit: $22,480

Cash invested: $72,800 (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 73132

• Rents YoY: 1.5%
• Active inventory: 190
• Price-to-rent: 16.2×

Monthly cashflow live

• Estimated rent: $2,678 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$220 /mo · $2,638/yr
• Insurance: −$108
• HOA: −$15
• Vacancy / Maint / Mgmt: −$562
• Net cashflow: $409

Break-even live

Break-even rent $2,160

Max offer price $260,000

Occupancy floor 80%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2.5	$2,678
Total (2 units)			$2,678

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7333 Edenborough Dr Oklahoma City, OK	3.0	2.0	1993	$1,895	$0.95	10d	1	0.14mi
7333 Edenborough Dr Oklahoma City, OK	3.0	2.0	1993	$1,950	$0.98	3d	1	0.14mi
6717 W Britton Rd Oklahoma City, OK	3.0	2.0	1965	$1,550	$0.79	15d	1	1.50mi

HOA detail

• Monthly dues: $15 · $180/yr

Listing history 20 events

1. 2026-06-08
   status $260,000 Pending 17 DOM
2. 2026-06-07
   days on market $260,000 Active 17 DOM
3. 2026-06-03
   days on market $260,000 Active 13 DOM
4. 2026-06-02
   days on market $260,000 Active 12 DOM
5. 2026-06-02
   status $260,000 Active 11 DOM
6. 2026-04-30
   status Pending
7. 2026-04-18
   listed $260,000 Active
8. 2022-02-19
   price $925
9. 2014-09-05
   soldstatus $117,000
10. 2014-08-29
    soldstatus $117,000 241-char remark

    Show marketing remark (241 chars)

    Full Duplex 7204 & 7206 for $120,000. Each side has 3 beds, 2 1/2 baths. All beds upstairs. 7206 has new paint, new stove and dishwasher. Duplex has always been rented. Both sides has 2-car garage. Good location, just off NW Expressway.

11. 2014-05-22
    listed $120,000 241-char remark

    Show marketing remark (241 chars)

    Full Duplex 7204 & 7206 for $120,000. Each side has 3 beds, 2 1/2 baths. All beds upstairs. 7206 has new paint, new stove and dishwasher. Duplex has always been rented. Both sides has 2-car garage. Good location, just off NW Expressway.

12. 2014-05-21
    historical
13. 2014-04-05
    listed $138,500
14. 2004-01-08
    soldstatus $126,000
15. 2003-12-23
    soldstatus $126,000
16. 2003-11-13
    listed $129,500
17. 2001-03-06
    soldstatus $99,000
18. 2001-02-27
    soldstatus $99,000
19. 2000-10-05
    listed $110,000
20. 1990-12-05
    soldstatus $76,000

ⓘ 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: $2,638 · $220/mo
• Projected year-2 tax: $2,638 · $220/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,136
• − Mortgage interest: −$14,564
• − Property taxes: −$2,638
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,571
• − Management: −$2,571
• − HOA: −$180
• − Depreciation: −$7,564
• Taxable income: $749
• Est. tax owed @ 24.0%: −$180
• After-tax cash flow: $4,729/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: Putnam City
• NCES district ID: 4025290
• Math proficiency: 12% ▼ -18.00%
• Reading proficiency: 16% ▼ -14.00%
• Median HH income: $46,657
• Composite: 12.61/100
• National rank: #9614
• State rank: #227 of 270 in OK

Livability — Oklahoma City

• Score: 80/100
• State rank: #3
• US rank: #1635

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oklahoma City, OK
• County: Oklahoma County · 771,644 people
• City population: 498,656
• Metro: Oklahoma City, OK
• Population (ZIP): 27,834
• Household income: $60,419
• Rent vs Own: 47.7% rent · 52.3% own
• Severe rent burden: 1610.0

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: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 51% Black 17% Hispanic / Latino 16% Two or more races 12% Asian 5% Native American 2%
• Hispanic origin (detail): Mexican 10% Puerto Rican 1%
• Common ancestry: Serbian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 11% · Canada, Vietnam, Philippines
• Languages at home: 84% English-only · Spanish 10% Other Asian/Pacific 1% Vietnamese 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: ▼ -196.70%
• Current HPI: 214.9695
• Rent YoY: ▲ 1.53%
• 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

+242.1% since first listed

15 events — show timeline

• 2026-04-30 Pending — MLSOK
• 2026-04-18 Listed $260,000 MLSOK
• 2022-02-19 Price Changed $925 RENT.
• 2014-09-05 Sold (Public Records) $117,000 Public Records
• 2014-08-29 Sold (MLS) $117,000 MLSOK
• 2014-05-22 Listed $120,000 MLSOK
• 2014-05-21 Listing Removed — MLSOK
• 2014-04-05 Listed $138,500 MLSOK
• 2004-01-08 Sold (Public Records) $126,000 Public Records
• 2003-12-23 Sold (MLS) $126,000 MLSOK
• 2003-11-13 Listed $129,500 MLSOK
• 2001-03-06 Sold (Public Records) $99,000 Public Records
• 2001-02-27 Sold (MLS) $99,000 MLSOK
• 2000-10-05 Listed $110,000 MLSOK
• 1990-12-05 Sold (Public Records) $76,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $2,638 · +5.7% YoY. Source: county tax records.