21876 Homesteaders Pl · Edmond, OK 73012

$214,900

4 bd · 2.0 ba · 2,153 sqft · SingleFamily public records · 46 Days on market

Built 2000 7,057 sqft lot Est $372k · 42% under $41/mo HOA · 2% of rent

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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 +21.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +5.9/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located on a quiet cul-de-sac in Edmond within the Deer Creek School District, this 4-bedroom, 2-bathroom home offers a flexible floor plan with 2 living areas and 2 dining spaces, providing plenty of room for a variety of lifestyles. The 2-car garage adds convenience, while the layout presents an excellent opportunity to personalize and make it your own. With generous living space and a desirable location, this property is full of potential for those looking to create something special. Neighborhood offers community walking trails, fishing ponds, and a park!! Come and take a look and make this your dream home!!

Key facts

• Quiet cul-de-sac
• Flexible floor plan
• 2 dining spaces

Tags

• QUIET CUL-DE-SAC
• DEER CREEK SCHOOL DISTRICT
• FLEXIBLE FLOOR PLAN
• 2 LIVING AREAS
• 2 DINING SPACES
• 2 CAR GARAGE

Property features AI

Finance

• Other: Located in Settlers Crossing I addition
• Financial info: REO / Bank owned; Not occupied; Assumable: No; Current price information available
• HOA & community: Mandatory association dues; Association fee $495 (includes common area maintenance)

Exterior

• Parking: 2-car garage
• Security: No storm shelter
• Utilities: No specific utility details provided
• Home design: Single family residence; Residential property; One story; Entry level: One
• Construction: Brick construction; Composition roof; Slab foundation
• Exterior features: Cul-de-sac lot

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: 4 bedrooms
• Flooring: No flooring information provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating or cooling information provided
• Interior features: One-level home; Covered porch; Insert fireplace (1)
• Laundry & utility: No laundry or utility details provided

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $320 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).
• Recommended offer: $208k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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.
• Deer Creek (rural): math 41% / reading 44% proficiency, ranked #4 of 270 in OK (top 2%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 7% free/reduced lunch — higher-income household profile.
• Zoned schools: Prairie Vale Es (math 62% / reading 52%, grade C+, #18 of 845 statewide, top 2%, 516 students, 0% FRL); Deer Creek Ms (math 35% / reading 43%, grade F, #10 of 345 statewide, top 3%, 1,179 students, 0% FRL); Deer Creek Hs (math 39% / reading 51%, grade D-, #13 of 447 statewide, top 3%, 2,036 students, 0% FRL).
• Market conditions: Rents rising (+1.2%/yr); 647 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $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

• It's been on market 46 days — a 3% lower offer ($208k) 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 $170k; 26% 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 $208,453 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.09% ✓
• Cap rate: 8.08%
• Cash-on-cash: 6.39%
• DSCR: 1.28
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $372,469
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21755 Long Trl	0.16mi	4/2.5	2,098 (-3%)	7mo	$312,500	$149	81
1814 Olde School Rd	0.16mi	3/2.0 (-1)	2,051 (-5%)	8mo	$285,000	$139	74
1833 Lariat Trl	0.19mi	4/2.5	2,027 (-6%)	8mo	$325,000	$160	73
2021 Raineys Blvd	0.37mi	4/3.0	2,250 (+4%)	0mo	$435,000	$193	71
21291 Landmark Rd	0.48mi	4/2.5	2,053 (-5%)	0mo	$377,500	$184	68
1988 Tall Grass Cir	0.30mi	4/2.0	2,324 (+8%)	6mo	$325,000	$140	67
1701 Birchfield Rd	0.35mi	3/2.5 (-1)	2,061 (-4%)	3mo	$313,500	$152	67
1825 Tall Grass Ct	0.29mi	3/2.0 (-1)	1,891 (-12%)	2mo	$315,000	$167	60
1855 Graces Cir	0.48mi	4/3.0	2,376 (+10%)	4mo	$410,000	$173	53
3316 Holland Cir	0.63mi	4/2.0	1,950 (-9%)	3mo	$433,840	$222	53
3232 Courtney Creek Dr	0.70mi	4/3.0	2,300 (+7%)	8mo	$457,440	$199	46
3324 Holland Cir	0.63mi	4/3.0	2,450 (+14%)	6mo	$480,340	$196	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 · 1.21% rent growth · sell at horizon

5-year hold

• IRR: -8.5%
• Equity multiple: 0.69×
• Total profit: $-18,514
• Equity at exit: $32,042

10-year hold

• IRR: -1.6%
• Equity multiple: 0.90×
• Total profit: $-6,023
• Equity at exit: $18,581

Cash invested: $60,172 (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 73012

• Home prices YoY: -17.9%
• Rents YoY: 1.2%
• Active inventory: 647
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,344 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$274 /mo · $3,291/yr
• Insurance: −$90
• HOA: −$41
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $320

Break-even live

Break-even rent $1,939

Max offer price $214,900

Occupancy floor 81%

Sensitivity live

Price	-10% $442	-5% $381	+0% $320	+5% $259	+10% $199
Rent	-10% $135	-5% $228	+0% $320	+5% $413	+10% $505
Rate	-1.0pp $428	-0.5pp $375	base $320	+0.5pp $264	+1.0pp $208

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21925 Homesteaders Rd Edmond, OK	3.0	2.0	1433	$2,100	$1.47	18d	1	0.07mi
2145 Scissortail Landing Dr Edmond, OK	4.0	2.0	1800	$1,795	$1.00	3d	1	0.36mi

HOA detail

• Monthly dues: $41 · $492/yr

Listing history 11 events

1. 2026-04-13
   listed $214,900 Active
2. 2022-10-28
   status Pending
3. 2022-10-27
   historical
4. 2022-10-24
   listed $238,000 Active
5. 2007-12-19
   historical
6. 2005-07-07
   soldstatus $170,000
7. 2003-11-05
   historical
8. 2003-08-06
   listed $149,900
9. 2001-06-06
   soldstatus $125,450
10. 2001-01-04
    listed $127,900
11. 2000-05-16
    listed $132,000

ⓘ 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: $3,291 · $274/mo
• Projected year-2 tax: $3,291 · $274/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $28,131
• − Mortgage interest: −$12,038
• − Property taxes: −$3,291
• − Insurance: −$1,074
• − Repairs & maintenance: −$2,250
• − Management: −$2,250
• − HOA: −$492
• − Depreciation: −$6,252
• Taxable income: $483
• Est. tax owed @ 24.0%: −$116
• After-tax cash flow: $3,726/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: Deer Creek
• NCES district ID: 4009570
• Math proficiency: 41% ▼ -16.00%
• Reading proficiency: 44% ▼ -14.00%
• Median HH income: $101,218
• Composite: 41.46/100
• National rank: #3465
• State rank: #4 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

• County: Oklahoma County · 771,644 people
• City population: 177,083
• Metro: Oklahoma City, OK
• Population (ZIP): 46,993
• Household income: $126,659
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 898.0

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 10% Black 8% Asian 8% Hispanic / Latino 8% Native American 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 3% Slovak 2% Romanian 2%
• Foreign-born: 11% · Canada, China, Vietnam
• Languages at home: 86% English-only · Spanish 4% Other Indo-European 2% Chinese 2%

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: ▼ -44.41%
• Current HPI: 203.1105
• Rent YoY: ▲ 1.21%
• 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

+62.8% since first listed

11 events — show timeline

• 2026-04-13 Listed $214,900 MLSOK
• 2022-10-28 Pending — MLSOK
• 2022-10-27 Listing Removed — MLSOK
• 2022-10-24 Listed $238,000 MLSOK
• 2007-12-19 Listing Removed — MLSOK
• 2005-07-07 Sold (Public Records) $170,000 Public Records
• 2003-11-05 Listing Removed — MLSOK
• 2003-08-06 Listed $149,900 MLSOK
• 2001-06-06 Sold (MLS) $125,450 MLSOK
• 2001-01-04 Listed $127,900 MLSOK
• 2000-05-16 Listed $132,000 MLSOK

Property tax history

+2.7%/yr

Latest (2025): $3,291 · +3.3% YoY. Source: county tax records.