1913 Singingwood Ave · Edmond, OK 73013

$227,500

4 bd · 3.0 ba · 2,083 sqft · SingleFamily public records · 64 Days on market

Built 1985 8,799 sqft lot Est $304k · 25% under

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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 +19.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +5.0/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful home in a well established addition in Edmond. The sellers have repainted this home as of March 2016, there is granite throughout this home, spacious kitchen with eating space and breakfast bar. The secondary bedrooms are nice sizes with nice size closets as well. Two living areas, two dining areas. New roof and guttering 2013, and Trane A/C & furnace installed 2014. Beautifully landscaped. Easy to show!!

Key facts

• Sunny eating area
• Granite countertops
• Abundant storage

Tags

• ESTABLISHED NEIGHBORHOOD
• MATURE TREES
• FORMAL LIVING AND DINING AREA
• GRANITE COUNTERTOPS
• ABUNDANT STORAGE
• SUNNY EATING AREA

Property features AI

Finance

• Other: Corporate approval required for sale; Property is not occupied; Directions: From 15th and Bryant head north to Ridgecrest Road, east to Rosedale, turn left to Singingwood, right to property
• Financial info: Not assumable; Not eligible for loan qualification (per listing data)
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Utilities: Living area per assessor: 2,083
• Home design: Single family residence; One-story; Residential property; Existing property
• Construction: Brick and frame construction; Composition roof; Slab foundation; Built (existing)
• Exterior features: Covered patio; Interior lot

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Interior features: Two living areas; Two dining areas; One masonry fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $228k.

Deal economics

• At list price, monthly cash flow is $263 ($3k/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 $227k (0.2% below list).
• Recommended offer: $214k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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: Frontier Es (math 42% / reading 48%, grade D-, #60 of 845 statewide, top 7%, 826 students, 0% FRL); Santa Fe Hs (math 36% / reading 52%, grade F, #18 of 447 statewide, top 4%, 2,796 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 (+3.1%/yr); 654 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $2k of loan paydown is wiped out by about $7k 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 64 days — a 6% lower offer ($214k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y ago; this cycle's ask has dropped $25k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $185k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $213,850 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.00% ✗
• Cap rate: 7.68%
• Cash-on-cash: 4.96%
• DSCR: 1.22
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $304,118
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1913 Singingwood Ave	0.00mi	4/2.5	2,083 (0%)	0mo	$225,000	$108	98
1713 Ridgecrest Rd	0.19mi	3/2.0 (-1)	2,059 (-1%)	0mo	$324,900	$158	80
3300 Rock Creek Rd	0.69mi	4/3.0	2,081 (-0%)	1mo	$303,000	$146	67
2661 Cedar Oak Dr	0.61mi	3/3.0 (-1)	2,056 (-1%)	1mo	$482,650	$235	64
1404 Shalamar	0.46mi	4/2.0	2,220 (+7%)	4mo	$217,000	$98	60
1800 Chaparral Ln	0.17mi	4/2.0	2,372 (+14%)	6mo	$320,000	$135	60
2108 Raintree Rd	0.20mi	3/2.0 (-1)	2,356 (+13%)	1mo	$350,000	$149	59
1408 Bella Vista Dr	0.47mi	4/2.5	2,294 (+10%)	1mo	$347,000	$151	59
1213 Woodview Ln	0.57mi	3/2.5 (-1)	2,157 (+4%)	5mo	$289,900	$134	57
1305 Cedar Ridge Rd	0.53mi	4/2.5	2,257 (+8%)	6mo	$252,750	$112	54
1208 Cedar Ridge Rd	0.58mi	4/2.5	2,237 (+7%)	6mo	$250,000	$112	54
2316 Dover Dr	0.73mi	4/3.0	2,351 (+13%)	1mo	$415,000	$177	44

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 · 3.14% rent growth · sell at horizon

5-year hold

• IRR: -8.4%
• Equity multiple: 0.69×
• Total profit: $-19,756
• Equity at exit: $33,921

10-year hold

• IRR: 1.3%
• Equity multiple: 1.09×
• Total profit: $5,755
• Equity at exit: $19,670

Cash invested: $63,700 (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 73013

• Rents YoY: 3.1%
• Active inventory: 654
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,270 high
• Mortgage (P&I): −$1,193
• Tax from tax record: −$242 /mo · $2,903/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $263

Break-even live

Break-even rent $1,936

Max offer price $227,500

Occupancy floor 83%

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: $56,875
• Closing costs: $6,825
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1300 Cedar Vw Edmond, OK	3.0	2.5	2170	$2,115	$0.97	3d	1	0.57mi
1416 Devonshire Ct Edmond, OK	4.0	3.0	2205	$2,900	$1.32	23d	1	0.67mi
1400 Devonshire Ct Edmond, OK	4.0	2.5	1831	$2,200	$1.20	1d	1	0.71mi
641 Belle Air Ave Edmond, OK	4.0	2.0	1520	$1,650	$1.09	1d	1	0.96mi
3215 Oakwood Dr Edmond, OK	4.0	2.0	1602	$2,550	$1.59	1d	1	0.97mi
777 E 15th St Edmond, OK	1.0–3.0	1.0–2.0	1135	$1,866	$1.64	1d	23	1.09mi
504 Martina Ln Edmond, OK	4.0	2.0	1775	$2,145	$1.21	2d	1	1.17mi
801 Cogswell Cir Edmond, OK	4.0	2.0	2026	$2,750	$1.36	16d	1	1.17mi
2200 Alta Vista Ln Edmond, OK	3.0	2.0	1706	$2,100	$1.23	23d	1	1.19mi
2541 Fallview Dr Edmond, OK	4.0	2.0	1705	$2,250	$1.32	1d	1	1.21mi
3412 Prairie Ave Edmond, OK	3.0	2.5	1589	$1,970	$1.24	1d	1	1.21mi
3608 Jim Robison Dr Edmond, OK	4.0	2.5	2111	$2,195	$1.04	1d	1	1.22mi
3812 NE 142nd Cir Edmond, OK	4.0	2.0	2360	$2,095	$0.89	1d	1	1.26mi
204 Ridgecrest Rd Edmond, OK	4.0	2.5	1573	$1,795	$1.14	3d	1	1.39mi
14009 Canterbury Dr Edmond, OK	3.0	2.5	2144	$2,395	$1.12	19d	1	1.40mi
205 E 30th St Unit 1 Edmond, OK	3.0	2.0	1400	$1,450	$1.04	23d	1	1.46mi

Listing history 14 events

1. 2026-05-07
   status Pending
2. 2026-04-18
   price $227,500
3. 2026-04-03
   price $237,500
4. 2026-03-04
   listed $252,500 Active
5. 2016-04-12
   soldstatus $185,000
6. 2016-04-07
   soldstatus $185,000 Sold 428-char remark

   Show marketing remark (428 chars)

   Beautiful home in a well established addition in Edmond. The sellers have repainted this home as of March 2016, there is granite throughout this home, spacious kitchen with eating space and breakfast bar. The secondary bedrooms are nice sizes with nice size closets as well. Two living areas, two dining areas. New roof and guttering 2013, and Trane A/C & furnace installed 2014. Beautifully landscaped. Easy to show!!

7. 2016-03-14
   status Pending 428-char remark

   Show marketing remark (428 chars)

   Beautiful home in a well established addition in Edmond. The sellers have repainted this home as of March 2016, there is granite throughout this home, spacious kitchen with eating space and breakfast bar. The secondary bedrooms are nice sizes with nice size closets as well. Two living areas, two dining areas. New roof and guttering 2013, and Trane A/C & furnace installed 2014. Beautifully landscaped. Easy to show!!

8. 2016-03-10
   listed $189,000 Active 428-char remark

   Show marketing remark (428 chars)

   Beautiful home in a well established addition in Edmond. The sellers have repainted this home as of March 2016, there is granite throughout this home, spacious kitchen with eating space and breakfast bar. The secondary bedrooms are nice sizes with nice size closets as well. Two living areas, two dining areas. New roof and guttering 2013, and Trane A/C & furnace installed 2014. Beautifully landscaped. Easy to show!!

9. 2010-05-06
   soldstatus $165,000
10. 2010-05-03
    soldstatus $165,000 190-char remark

    Show marketing remark (190 chars)

    You must see all the new remodeling! New granite in kitchen,and all baths,all new carpet, amazing new lighting, all new paint outside, and much more. Great neighborhood and a great location.

11. 2010-04-05
    listed $168,000 190-char remark

    Show marketing remark (190 chars)

    You must see all the new remodeling! New granite in kitchen,and all baths,all new carpet, amazing new lighting, all new paint outside, and much more. Great neighborhood and a great location.

12. 2010-02-18
    soldstatus $115,000
13. 2010-02-12
    soldstatus $115,000
14. 2010-01-25
    listed $125,000

ⓘ 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: $2,903 · $242/mo
• Projected year-2 tax: $2,903 · $242/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 ≥108°F today · 19 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: $27,239
• − Mortgage interest: −$12,744
• − Property taxes: −$2,903
• − Insurance: −$1,138
• − Repairs & maintenance: −$2,179
• − Management: −$2,179
• − Depreciation: −$6,618
• Taxable loss: −$522
• Est. tax savings @ 24.0%: +$125
• After-tax cash flow: $3,287/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): 58,023
• Household income: $113,870
• Rent vs Own: 24.0% rent · 76.0% own
• Severe rent burden: 1313.0

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 (67%)
• Race & ethnicity: White 67% Two or more races 11% Black 9% Asian 7% Hispanic / Latino 5% Native American 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 2%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 91% English-only · Other Indo-European 3% Spanish 2% 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: ▼ -201.41%
• Current HPI: 214.2251
• Rent YoY: ▲ 3.14%
• 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

+82.0% since first listed

14 events — show timeline

• 2026-05-07 Pending — MLSOK
• 2026-04-18 Price Changed $227,500 MLSOK
• 2026-04-03 Price Changed $237,500 MLSOK
• 2026-03-04 Listed $252,500 MLSOK
• 2016-04-12 Sold (Public Records) $185,000 Public Records
• 2016-04-07 Sold (MLS) $185,000 MLSOK
• 2016-03-14 Pending — MLSOK
• 2016-03-10 Listed $189,000 MLSOK
• 2010-05-06 Sold (Public Records) $165,000 Public Records
• 2010-05-03 Sold (MLS) $165,000 MLSOK
• 2010-04-05 Listed $168,000 MLSOK
• 2010-02-18 Sold (Public Records) $115,000 Public Records
• 2010-02-12 Sold (MLS) $115,000 MLSOK
• 2010-01-25 Listed $125,000 MLSOK

Property tax history

+4.2%/yr

Latest (2025): $2,903 · +5.1% YoY. Source: county tax records.