300 W 8th St · Edmond, OK 73003

$215,000

3 bd · 2.0 ba · 1,316 sqft · SingleFamily public records · 2 Days on market

Built 1940 9,378 sqft lot Est $215k · at est.

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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).

• Cash flow +14.9/30.0
• ARV discount +7.4/15.0
• DSCR +4.6/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * All Offers Due by 10 am Sunday 5/10 * * 3 bed 2 bath cottage on the corner in Edmond! Original hardwood floors, updated kitchen and bathrooms and indoor laundry. Two car garage with attached breezeway. Two bedrooms with a shared bath upstairs and one bedroom and one bathroom downstairs. In the past the garage had been converted to a bedroom with a full bathroom, but is now converted back to a full 2 car garage. The bathroom is still there, but not currently in working order. Great opportunity for a first time buyer or a rental for your college kids! Owner/Agent.

Key facts

• 9,378 sq ft lot
• 2 garage spots
• Built 1940

Property features AI

Finance

• Other: Corner of W 8th Street and Fretz (directions available)
• Financial info: Loan qualification available (buyer may qualify); Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: Detached 2-car garage
• Utilities: No storm shelter
• Home design: Two-level single family residence; Residential property, existing structure; Located in Ingleside 2nd To Edmond
• Construction: Brick and frame construction; Composition roof; Conventional foundation; Built (existing)
• Exterior features: Corner lot; No exterior special features listed

Interior

• Kitchen: Gas range
• Bedrooms: 3 bedrooms
• Flooring: Tile; Wood
• Bathrooms: 2 full bathrooms
• Interior features: Tile and wood flooring; No fireplace; One living area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $62 ($747/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 $178k (17.3% below list).
• Recommended offer: $178k (17.3% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: Sunset Es (math 18% / reading 18%, grade F, #534 of 845 statewide, top 64%, 670 students, 0% FRL); Central Ms (math 40% / reading 42%, grade F, #5 of 345 statewide, top 1%, 980 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 (+3.9%/yr); 220 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $118k; list at $215k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• 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 $177,896 (17.3% below list)

Questions for the listing agent

1. Built in 1940 — 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. 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?
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: 0.83% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.24%
• DSCR: 1.06
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $214,508
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
209 W 8th St	0.10mi	3/1.0	1,216 (-8%)	3mo	$166,000	$137	77
300 W 8th St	0.00mi	3/2.0	1,498 (+14%)	1mo	$250,000	$167	76
209 W 6th St	0.19mi	2/2.0 (-1)	1,378 (+5%)	13mo	$220,000	$160	68
709 S Santa Fe Dr	0.14mi	3/2.0	1,168 (-11%)	10mo	$179,000	$153	66
516 W 7th St	0.21mi	3/2.0	1,495 (+14%)	4mo	$235,000	$157	64
124 Brad St	0.18mi	3/2.0	1,132 (-14%)	10mo	$185,000	$163	60
815 W 7th St	0.47mi	3/2.0	1,481 (+12%)	4mo	$230,000	$155	54
432 Wisdom Way	0.74mi	3/2.0	1,266 (-4%)	7mo	$229,000	$181	53
216 N Walnut St	0.71mi	3/2.0	1,262 (-4%)	12mo	$228,000	$181	50
15 S Walnut St	0.55mi	2/1.0 (-1)	1,162 (-12%)	1mo	$200,000	$172	45
115 E 11th St	0.61mi	4/1.5 (+1)	1,233 (-6%)	11mo	$196,200	$159	45
217 Promise Way #1	0.72mi	3/2.0	1,186 (-10%)	14mo	$220,000	$185	39

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 · 3.86% rent growth · sell at horizon

5-year hold

• IRR: -13.5%
• Equity multiple: 0.51×
• Total profit: $-29,385
• Equity at exit: $32,057

10-year hold

• IRR: -3.4%
• Equity multiple: 0.76×
• Total profit: $-14,250
• Equity at exit: $18,589

Cash invested: $60,200 (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 73003

• Home prices YoY: -31.2%
• Rents YoY: 3.9%
• Active inventory: 220
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,779 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$126 /mo · $1,513/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $62

Break-even live

Break-even rent $1,700

Max offer price $215,000

Occupancy floor 92%

Sensitivity live

Price	-10% $184	-5% $123	+0% $62	+5% $1	+10% $-59
Rent	-10% $-78	-5% $-8	+0% $62	+5% $132	+10% $203
Rate	-1.0pp $170	-0.5pp $117	base $62	+0.5pp $7	+1.0pp $-50

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
575 S Fretz Ave Edmond, OK	3.0	2.5	1530	$2,000	$1.31	5d	1	0.17mi
541 S Fretz Ave Edmond, OK	2.0	2.5	1682	$1,795	$1.07	25d	1	0.21mi
1028 Mollie Rausch Ln Edmond, OK	3.0	2.0	1495	$1,650	$1.10	25d	1	0.22mi
463 S Fretz Ave Edmond, OK	2.0	2.0	1550	$1,695	$1.09	16d	1	0.27mi
612 W 2nd St Unit 100 Edmond, OK	3.0	2.5	1414	$1,895	$1.34	23d	1	0.52mi
808 Mars Cir Unit 1 Edmond, OK	3.0	1.0	1401	$1,375	$0.98	21d	1	0.54mi
15 S Walnut St Edmond, OK	2.0	1.0	1162	$1,400	$1.20	25d	1	0.57mi
645 W 2nd St Edmond, OK	3.0	2.0	1660	$1,975	$1.19	16d	1	0.58mi
930 S Boulevard Edmond, OK	1.0–2.0	1.0–2.0	792	$1,085	$1.37	6d	10	0.62mi
16 N Walnut St Edmond, OK	3.0	2.5	1650	$2,395	$1.45	16d	1	0.63mi
101 W Main St Edmond, OK	3.0	1.0–2.0	991	$2,320	$2.34	3d	111	0.64mi
105 W Hurd St Edmond, OK	2.0	1.0	930	$1,550	$1.67	4d	1	0.69mi
401 E 7th St Edmond, OK	3.0	2.0	1255	$1,450	$1.16	25d	1	0.69mi
714 W Hurd St Edmond, OK	2.0	1.0	1000	$1,150	$1.15	25d	1	0.76mi
1013 Kelly Park Rd Edmond, OK	4.0	2.0	1450	$1,550	$1.07	4d	1	0.80mi
412 Chalk Hill Ct Edmond, OK	3.0	2.0	1216	$1,565	$1.29	16d	1	0.87mi
1024 Carpe Diem Ct Edmond, OK	3.0	2.0	1700	$1,895	$1.11	5d	1	0.88mi
425 Chalk Hill Ct Edmond, OK	3.0	2.0	1243	$1,550	$1.25	16d	1	0.89mi
425 Sterling Pointe Way Unit 425 Edmond, OK	2.0	2.0	1050	$1,300	$1.24	6d	1	0.90mi
437 Chalk Hill Ct Edmond, OK	3.0	2.0	1216	$1,595	$1.31	25d	1	0.90mi
436 Chalk Hill Ct Edmond, OK	3.0	2.0	1274	$2,850	$2.24	25d	1	0.90mi
436 Chalk Hill Ct Edmond, OK	3.0	2.0	1274	$2,850	$2.24	23d	1	0.90mi
1809 Courtney Ln Edmond, OK	3.0	2.0	1633	$1,795	$1.10	13d	1	0.91mi
1820 Chelsea Dr Edmond, OK	3.0	2.0	1749	$1,695	$0.97	4d	1	0.91mi
117 Sahoma Ter Edmond, OK	2.0	2.0	1183	$1,345	$1.14	25d	1	0.92mi
1504 Apollo Rd Edmond, OK	3.0	2.0	1435	$1,475	$1.03	13d	1	0.94mi
1129 Carpe Diem Ct Edmond, OK	3.0	2.0	1250	$1,595	$1.28	6d	1	0.95mi
118 Sahoma Ter Edmond, OK	3.0	2.0	1200	$1,350	$1.12	5d	1	0.95mi
118 Sahoma Ter Edmond, OK	3.0	2.0	1200	$1,350	$1.12	6d	1	0.95mi
225 E Edwards St Edmond, OK	4.0	2.0	1816	$1,950	$1.07	16d	1	0.97mi
320 E Edwards St Apt 12 Edmond, OK	2.0	1.0	927	$1,100	$1.19	25d	1	0.97mi
5 E Thatcher St Edmond, OK	3.0	1.0	1144	$1,550	$1.35	25d	1	0.98mi
25 Creek View Dr Edmond, OK	1.0–2.0	1.0–2.0	872	$1,336	$1.53	6d	1	1.01mi
301 N University Dr Unit 12 Edmond, OK	2.0	1.0	990	$1,000	$1.01	16d	1	1.02mi
600 N Broadway Edmond, OK	2.0	1.0	1062	$1,325	$1.25	4d	1	1.05mi
1817 Hardy Dr Edmond, OK	3.0	2.0	1074	$1,350	$1.26	25d	1	1.05mi
504 N Boulevard Edmond, OK	3.0	2.0	1250	$2,595	$2.08	16d	1	1.06mi
777 E 15th St Edmond, OK	1.0–3.0	1.0–2.0	1135	$1,866	$1.64	3d	23	1.06mi
513 Sunnyside Pl Edmond, OK	3.0	1.5	1130	$1,350	$1.19	6d	1	1.06mi
345 Travis Cir Edmond, OK	3.0	2.0	1325	$1,495	$1.13	4d	1	1.08mi

Listing history 6 events

1. 2026-05-10
   status Pending
2. 2026-05-08
   listed $215,000 Active
3. 2020-02-04
   soldstatus $117,500
4. 2005-11-09
   soldstatus $85,000
5. 1998-10-19
   soldstatus $55,000
6. 1988-11-02
   soldstatus $45,000

ⓘ 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: $1,513 · $126/mo
• Projected year-2 tax: $1,935 · $161/mo
• Expected delta: +$422/yr (+$35/mo · 27.9%)

ⓘ 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 ≥107°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: $21,348
• − Mortgage interest: −$12,043
• − Property taxes: −$1,513
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,708
• − Management: −$1,708
• − Depreciation: −$6,255
• Taxable loss: −$2,954
• Est. tax savings @ 24.0%: +$709
• After-tax cash flow: $1,456/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): 23,236
• Household income: $78,149
• Rent vs Own: 42.1% rent · 57.9% own
• Severe rent burden: 988.0

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 (69%)
• Race & ethnicity: White 69% Two or more races 13% Black 9% Hispanic / Latino 9% Asian 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 8% · Canada, China
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 2% Chinese 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: ▼ -104.15%
• Current HPI: 229.3899
• Rent YoY: ▲ 3.86%
• 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

+377.8% since first listed

6 events — show timeline

• 2026-05-10 Pending — MLSOK
• 2026-05-08 Listed $215,000 MLSOK
• 2020-02-04 Sold (Public Records) $117,500 Public Records
• 2005-11-09 Sold (Public Records) $85,000 Public Records
• 1998-10-19 Sold (Public Records) $55,000 Public Records
• 1988-11-02 Sold (Public Records) $45,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $1,513 · +5.1% YoY. Source: county tax records.