1200 Rockwood Dr · Edmond, OK 73013

$275,000

4 bd · 3.0 ba · 2,275 sqft · SingleFamily public records · 1 Days on market

Built 1978 0.26 ac lot Est $355k · 23% 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).

• ARV discount +15.0/15.0
• Cash flow +14.1/30.0
• DSCR +4.3/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• 1% rule +3.4/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits in this spacious one-level Edmond home situated on a desirable corner lot, offering approximately 2,300 square feet, 4 bedrooms, 2.5 bathrooms, plus a dedicated office. Featuring new windows, vaulted ceilings in the living room, and a highly functional floor plan, this home provides an excellent foundation for someone looking to make it their own. The generous layout offers multiple living and gathering spaces, a dedicated home office, and plenty of room for everyday living and entertaining. Outside, you'll find a fenced backyard complete with a storage shed and ample space to enjoy outdoor activities. Ideally located near 15th Street and Bryant, this home offers convenie

Key facts

• Storage shed
• Fenced backyard
• Corner lot

Tags

• CORNER LOT
• NEW WINDOWS
• FENCED BACKYARD
• STORAGE SHED
• HOME OFFICE
• MULTIPLE LIVING SPACES

Property features AI

Finance

• Other: Homestead exempt; Property is existing (not new construction); Listing is active; not occupied
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Utilities: Public utilities
• Home design: Single family residence; One-level home; North-facing
• Construction: Brick construction; Composition roof; Slab foundation
• Exterior features: Open patio; Outbuildings; Corner lot

Interior

• Kitchen: Built-in electric range; Built-in electric oven
• Bedrooms: Four bedrooms
• Flooring: Carpet; Tile
• Bathrooms: Two full bathrooms and one half bathroom
• Interior features: Carpet and tile flooring; One fireplace; Two living areas; Two dining areas; Study

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $41 ($488/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 $232k (15.7% below list).
• Recommended offer: $232k (15.7% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Will Rogers Es (math 32% / reading 31%, grade F, #241 of 845 statewide, top 29%, 642 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: Rents rising (+3.1%/yr); 654 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 $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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $123k; list at $275k implies a 124% 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 $231,944 (15.7% below list)

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.84% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.63%
• DSCR: 1.03
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $354,900
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1408 Bella Vista Dr	0.34mi	4/2.5	2,294 (+1%)	1mo	$347,000	$151	80
1221 Briarwood Dr	0.34mi	4/3.0	2,072 (-9%)	1mo	$351,000	$169	69
2108 Raintree Rd	0.55mi	3/2.0 (-1)	2,356 (+4%)	1mo	$350,000	$149	59
917 E 11th St	0.46mi	4/2.5	2,503 (+10%)	1mo	$440,000	$176	59
1216 Devonshire Ct	0.25mi	3/2.0 (-1)	2,010 (-12%)	2mo	$355,000	$177	58
1805 Chaparral Ln	0.43mi	4/2.0	2,520 (+11%)	2mo	$339,000	$135	56
1913 Singingwood Ave	0.62mi	4/2.5	2,083 (-8%)	0mo	$225,000	$108	55
1713 Ridgecrest Rd	0.46mi	3/2.0 (-1)	2,059 (-10%)	0mo	$324,900	$158	53
916 Elmwood Dr	0.24mi	3/2.0 (-1)	1,933 (-15%)	4mo	$285,000	$147	52
2148 Running Branch Rd	0.74mi	4/2.5	2,463 (+8%)	1mo	$370,000	$150	48
420 Steve Douglas Dr	0.69mi	3/2.0 (-1)	2,074 (-9%)	1mo	$359,900	$174	43
712 E 27th Pl	0.63mi	3/2.0 (-1)	1,961 (-14%)	1mo	$306,000	$156	38

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: -15.2%
• Equity multiple: 0.46×
• Total profit: $-41,676
• Equity at exit: $41,003

10-year hold

• IRR: -6.4%
• Equity multiple: 0.59×
• Total profit: $-31,738
• Equity at exit: $23,777

Cash invested: $77,000 (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: 9.9×

Monthly cashflow live

• Estimated rent: $2,319 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$235 /mo · $2,820/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $41

Break-even live

Break-even rent $2,268

Max offer price $275,000

Occupancy floor 93%

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 14 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	0.20mi
1400 Devonshire Ct Edmond, OK	4.0	2.5	1831	$2,200	$1.20	1d	1	0.26mi
1416 Devonshire Ct Edmond, OK	4.0	3.0	2205	$2,900	$1.32	23d	1	0.29mi
3215 Oakwood Dr Edmond, OK	4.0	2.0	1602	$2,550	$1.59	1d	1	0.89mi
1809 Courtney Ln Edmond, OK	3.0	2.0	1633	$1,795	$1.10	11d	1	0.94mi
1820 Chelsea Dr Edmond, OK	3.0	2.0	1749	$1,695	$0.97	1d	1	1.02mi
3412 Prairie Ave Edmond, OK	3.0	2.5	1589	$1,970	$1.24	1d	1	1.09mi
801 Cogswell Cir Edmond, OK	4.0	2.0	2026	$2,750	$1.36	16d	1	1.11mi
2200 Alta Vista Ln Edmond, OK	3.0	2.0	1706	$2,100	$1.23	23d	1	1.16mi
3608 Jim Robison Dr Edmond, OK	4.0	2.5	2111	$2,195	$1.04	1d	1	1.20mi
504 Martina Ln Edmond, OK	4.0	2.0	1775	$2,145	$1.21	2d	1	1.26mi
2541 Fallview Dr Edmond, OK	4.0	2.0	1705	$2,250	$1.32	1d	1	1.29mi
1120 E Campbell St Edmond, OK	5.0	3.0	1973	$2,100	$1.06	23d	1	1.33mi
1016 E Edwards St Edmond, OK	4.0	2.5	1598	$1,900	$1.19	23d	1	1.41mi

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   listed $275,000 Active 1 DOM

ⓘ 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: $2,820 · $235/mo
• Projected year-2 tax: $2,820 · $235/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 1/10 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: $27,833
• − Mortgage interest: −$15,404
• − Property taxes: −$2,820
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,227
• − Management: −$2,227
• − Depreciation: −$8,000
• Taxable loss: −$4,219
• Est. tax savings @ 24.0%: +$1,013
• After-tax cash flow: $1,501/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

+123.6% since first listed

2 events — show timeline

• 2026-06-18 Listed $275,000 MLSOK
• 1998-06-23 Sold (Public Records) $123,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $2,820 · +5.1% YoY. Source: county tax records.