5316 Braavos Way · Edmond, OK 73007

$593,340

4 bd · 3.0 ba · 2,850 sqft · SingleFamily · 108 Days on market

Built 2026 0.25 ac lot Est $561k · 6% over $83/mo HOA · 2% 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).

• Appreciation +10.0/10.0
• Cash flow +6.4/30.0
• ARV discount +4.9/15.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.7/10.0

Listing remarks

This Zade Bonus Room floor plan includes 3,105 Sqft of total living space, which features 2,850 Sqft of indoor space and 255 Sqft of outdoor living. This spectacular home offers 4 bedrooms, 3 bathrooms, a bonus room, a utility room featuring a utility sink, a mudroom, covered patios, and a 3-car garage with carriage doors and an in-ground storm shelter installed. The great room welcomes wood-look tile, a breathtaking cathedral ceiling with crows feet, a ceiling fan, a luxurious 3-panel sliding door with a 4' back patio extension, rocker switches throughout, and Cat6 wiring. The up-scale kitchen presents stainless steel appliances featuring a 5-burner cooktop and double ovens, 3 CM counterto

Key facts

• Covered patios
• Utility room
• Wood-look tile

Tags

• BONUS ROOM
• UTILITY ROOM
• MUDROOM
• COVERED PATIOS
• IN-GROUND STORM SHELTER
• WOOD-LOOK TILE

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $593k.

Deal economics

• At list price, monthly cash flow is $-1k ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $445k (25.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $400k (32.6% below list).
• Recommended offer: $400k (32.6% below list) — sets the bar for 1% rule.
• Cap rate 4.2% vs local median 3.4% in Edmond — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Redbud Es (616 students, 0% FRL); Memorial Hs (math 44% / reading 56%, grade D+, #4 of 447 statewide, top 1%, 2,605 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 $63k of equity ($4k loan paydown + $59k 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 ~$102k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($540k) is reasonable based on typical stale-listing flexibility.

Recommended offer $400,000 (32.6% 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 108 days. Have you received any prior offers? Is the seller open to a 33% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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 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: 0.67% ✗
• Cap rate: 4.22%
• Cash-on-cash: -7.39%
• DSCR: 0.67
• GRM: 12.4

CMA / ARV

• ARV (on-the-fly): $561,450
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5316 Braavos Way	0.00mi	4/3.0	2,850 (0%)	1mo	$593,340	$208	99
5400 Braavos Way	0.05mi	5/3.0 (+1)	2,950 (+4%)	3mo	$582,340	$197	84
5001 Braavos Way	0.29mi	4/3.0	2,800 (-2%)	2mo	$529,000	$189	82
5100 Highgarden Ave	0.34mi	4/3.0	2,850 (0%)	12mo	$541,500	$190	74
5216 Braavos Way	0.08mi	4/3.0	2,450 (-14%)	1mo	$533,000	$218	72
5408 Braavos Way	0.06mi	5/3.0 (+1)	2,520 (-12%)	2mo	$543,840	$216	71
8817 Arya Rd	0.26mi	4/3.0	2,624 (-8%)	9mo	$502,500	$192	67
6025 Lindberg Ln	0.54mi	4/3.5	2,870 (+1%)	7mo	$637,500	$222	66
5009 Sunspear Dr	0.34mi	4/3.0	2,640 (-7%)	7mo	$450,000	$170	66
8700 Stark St	0.23mi	5/3.0 (+1)	2,530 (-11%)	8mo	$495,000	$196	59
4900 Sunspear Dr	0.39mi	4/3.5	3,146 (+10%)	10mo	$560,000	$178	54
8624 Grey Wind Way	0.47mi	4/2.5	2,450 (-14%)	11mo	$499,000	$204	44

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: 19.1%
• Equity multiple: 2.55×
• Total profit: $258,077
• Equity at exit: $534,528

10-year hold

• IRR: 17.6%
• Equity multiple: 5.88×
• Total profit: $811,474
• Equity at exit: $1,152,729

Cash invested: $166,135 (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: 12.4×

Monthly cashflow live

• Estimated rent: $4,000 medium
• Mortgage (P&I): −$3,112
• Tax est. 1.5%: −$742 /mo · $8,900/yr
• Insurance: −$247
• HOA: −$83
• Vacancy / Maint / Mgmt: −$840
• Net cashflow: $-1,023

Break-even live

Break-even rent $5,295

Max offer price $445,247

Occupancy floor —

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: $148,335
• Closing costs: $17,800
• 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	20d	1	1.07mi

HOA detail

• Monthly dues: $83 · $996/yr

Listing history 4 events

1. 2026-01-30
   status Pending
2. 2026-01-28
   price $593,340
3. 2025-12-29
   price $591,340
4. 2025-10-14
   listed $587,340 Active

ⓘ 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: −$33,236
• − Property taxes: −$8,900
• − Insurance: −$2,967
• − Repairs & maintenance: −$3,840
• − Management: −$3,840
• − HOA: −$996
• − Depreciation: −$17,261
• Taxable loss: −$23,040
• Est. tax savings @ 24.0%: +$5,530
• After-tax cash flow: $-6,752/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

Price history

+1.0% since first listed

4 events — show timeline

• 2026-01-30 Pending — MLSOK
• 2026-01-28 Price Changed $593,340 MLSOK
• 2025-12-29 Price Changed $591,340 MLSOK
• 2025-10-14 Listed $587,340 MLSOK