432 Larkspur Ln · Edmond, OK 73003

$195,000

3 bd · 2.0 ba · 1,125 sqft · SingleFamily public records · 1 Days on market

Built 1977 6,669 sqft lot Est $207k · 6% under

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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 +12.7/30.0
• ARV discount +10.1/15.0
• Livability +3.9/5.0
• DSCR +3.8/10.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ideal "fixer upper" located in the heart of Edmond. This 3 bed, 2 bath home is nestled in the Meadow Lakes addition and is just a block away from the neighborhood park. Laminate wood flooring throughout. This home is priced to be sold in it's current condition as the Seller will not be making any repairs/improvements. Buyer responsible to verify schools.

Key facts

• 6,669 sq ft lot
• 2 garage spots
• Built 1977

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $-21 ($-255/yr) — negative.
• To cash-flow at today's rent, offer at most $191k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (18.2% below list).
• Recommended offer: $160k (18.2% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: Ida Freeman Es (math 17% / reading 17%, grade F, #540 of 845 statewide, top 68%, 464 students, 0% FRL); North Hs (math 47% / reading 57%, grade D+, #1 of 447 statewide, top 0%, 2,555 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); 215 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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 $125k; list at $195k implies a 56% 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 $159,548 (18.2% 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. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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.
7. 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.
8. 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: 0.82% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.47%
• DSCR: 0.98
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $207,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
504 Gayclifee Ter	0.13mi	3/2.0	1,010 (-10%)	1mo	$189,000	$187	76
712 Willow Ridge Pl	0.30mi	3/1.5	1,080 (-4%)	3mo	$199,500	$185	74
824 Cedar Crest Dr	0.17mi	3/1.5	1,006 (-11%)	2mo	$200,000	$199	71
501 Meadow Lake Dr	0.28mi	3/1.0	1,058 (-6%)	4mo	$200,000	$189	69
1609 Apian Way	0.56mi	3/2.0	1,215 (+8%)	4mo	$205,000	$169	57
424 Victory Rd	0.58mi	3/2.0	1,242 (+10%)	0mo	$210,000	$169	55
15 S Walnut St	0.63mi	2/1.0 (-1)	1,162 (+3%)	1mo	$200,000	$172	55
300 N Fretz Ave	0.45mi	4/1.5 (+1)	1,248 (+11%)	1mo	$230,000	$184	53
637 N Broadway	0.57mi	3/1.0	1,263 (+12%)	1mo	$182,000	$144	48
713 Lapwing Rd	0.71mi	2/2.0 (-1)	1,216 (+8%)	2mo	$192,500	$158	47
323 W 2nd St	0.72mi	2/1.0 (-1)	1,071 (-5%)	4mo	$150,000	$140	46
94 Shirley Ln	0.55mi	2/1.0 (-1)	990 (-12%)	2mo	$190,000	$192	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 · 3.86% rent growth · sell at horizon

5-year hold

• IRR: -16.2%
• Equity multiple: 0.42×
• Total profit: $-31,577
• Equity at exit: $29,075

10-year hold

• IRR: -6.5%
• Equity multiple: 0.57×
• Total profit: $-23,494
• Equity at exit: $16,860

Cash invested: $54,600 (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: 215
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,595 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$178 /mo · $2,134/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $-21

Break-even live

Break-even rent $1,622

Max offer price $191,242

Occupancy floor 96%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
413 Meadow Lake Dr Edmond, OK	4.0	2.0	1369	$1,500	$1.10	2d	1	0.03mi
320 Cedar Crest Dr Edmond, OK	3.0	1.5	1051	$1,295	$1.23	2d	1	0.11mi
513 Sunnyside Pl Edmond, OK	3.0	1.5	1130	$1,350	$1.19	4d	1	0.12mi
242 Barrett Pl Edmond, OK	2.0	1.0	1029	$1,150	$1.12	21d	1	0.18mi
231 Barrett Pl Edmond, OK	3.0	2.0	1175	$1,295	$1.10	23d	1	0.22mi
620 Winding Ln Edmond, OK	3.0	2.0	1133	$1,550	$1.37	2d	1	0.23mi
211 Ashley Dr Edmond, OK	3.0	2.0	1250	$1,440	$1.15	23d	1	0.29mi
1303 Fretz Ave Edmond, OK	2.0	2.0	1007	$1,295	$1.29	4d	1	0.30mi
200 Ashley Dr Edmond, OK	3.0	2.0	1225	$1,375	$1.12	23d	1	0.31mi
128 Ashley Dr Edmond, OK	3.0	2.0	1250	$1,455	$1.16	23d	1	0.32mi
159 Barrett Pl Edmond, OK	2.0	1.5	1175	$1,175	$1.00	23d	1	0.32mi
1225 Sequoyah Pl Edmond, OK	2.0	1.5	1183	$1,350	$1.14	14d	1	0.34mi
437 Chalk Hill Ct Edmond, OK	3.0	2.0	1216	$1,595	$1.31	23d	1	0.39mi
425 Chalk Hill Ct Edmond, OK	3.0	2.0	1243	$1,550	$1.25	14d	1	0.39mi
436 Chalk Hill Ct Edmond, OK	3.0	2.0	1274	$2,850	$2.24	21d	1	0.41mi
436 Chalk Hill Ct Edmond, OK	3.0	2.0	1274	$2,850	$2.24	23d	1	0.41mi
412 Chalk Hill Ct Edmond, OK	3.0	2.0	1216	$1,565	$1.29	14d	1	0.43mi
425 Sterling Pointe Way Unit 425 Edmond, OK	2.0	2.0	1050	$1,300	$1.24	4d	1	0.43mi
1015 Swan Lake Ct Edmond, OK	2.0	2.0	1200	$1,295	$1.08	23d	1	0.46mi
1015 Swan Lake Ct Edmond, OK	2.0	2.0	1200	$1,295	$1.08	4d	1	0.46mi
714 W Hurd St Edmond, OK	2.0	1.0	1000	$1,150	$1.15	23d	1	0.55mi
600 N Broadway Edmond, OK	2.0	1.0	1062	$1,325	$1.25	2d	1	0.59mi
5 E Thatcher St Edmond, OK	3.0	1.0	1144	$1,550	$1.35	23d	1	0.60mi
15 S Walnut St Edmond, OK	2.0	1.0	1162	$1,400	$1.20	23d	1	0.61mi
105 W Hurd St Edmond, OK	2.0	1.0	930	$1,550	$1.67	2d	1	0.61mi
101 W Main St Edmond, OK	3.0	1.0–2.0	991	$2,320	$2.34	1d	111	0.67mi
733 Lapwing Rd Edmond, OK	2.0	2.0	1216	$1,450	$1.19	23d	1	0.72mi
504 N Boulevard Edmond, OK	3.0	2.0	1250	$2,595	$2.08	14d	1	0.72mi
612 W 2nd St Unit 100 Edmond, OK	3.0	2.5	1414	$1,895	$1.34	21d	1	0.74mi
317 Dooley Creek Ln Edmond, OK	3.0	2.0	1295	$1,595	$1.23	14d	1	0.74mi
313 Dooley Creek Ln Edmond, OK	3.0	2.0	1295	$1,595	$1.23	23d	1	0.75mi
1129 Carpe Diem Ct Edmond, OK	3.0	2.0	1250	$1,595	$1.28	4d	1	0.75mi
25 Creek View Dr Edmond, OK	1.0–2.0	1.0–2.0	872	$1,336	$1.53	4d	1	0.87mi
320 E Edwards St Apt 12 Edmond, OK	2.0	1.0	927	$1,100	$1.19	23d	1	0.91mi
301 N University Dr Unit 12 Edmond, OK	2.0	1.0	990	$1,000	$1.01	14d	1	0.91mi
1201 Covell Village Dr Edmond, OK	3.0	2.0	1265	$1,872	$1.48	14d	1	1.09mi
1201 Covell Village Dr Edmond, OK	2.0	2.0	1090	$1,641	$1.51	11d	1	1.09mi
2500 Thomas Dr Edmond, OK	1.0–3.0	1.0–2.0	879	$1,395	$1.59	1d	6	1.17mi
800 Chowning Ave Edmond, OK	2.0	2.0	1008	$1,129	$1.12	4d	1	1.22mi
730 S Littler Ave Edmond, OK	2.0	1.0	792	$1,250	$1.58	21d	1	1.30mi

Listing history 6 events

1. 2026-04-22
   status Pending
2. 2026-04-22
   listed $195,000 Active
3. 2022-03-01
   soldstatus $125,000 Sold 370-char remark

   Show marketing remark (370 chars)

   Ideal "fixer upper" located in the heart of Edmond. This 3 bed, 2 bath home is nestled in the Meadow Lakes addition and is just a block away from the neighborhood park. Laminate wood flooring throughout. This home is priced to be sold in it's current condition as the Seller will not be making any repairs/improvements. Buyer responsible to verify schools.

4. 2022-01-08
   status Pending 370-char remark

   Show marketing remark (370 chars)

   Ideal "fixer upper" located in the heart of Edmond. This 3 bed, 2 bath home is nestled in the Meadow Lakes addition and is just a block away from the neighborhood park. Laminate wood flooring throughout. This home is priced to be sold in it's current condition as the Seller will not be making any repairs/improvements. Buyer responsible to verify schools.

5. 2022-01-06
   listed $128,000 Active 370-char remark

   Show marketing remark (370 chars)

   Ideal "fixer upper" located in the heart of Edmond. This 3 bed, 2 bath home is nestled in the Meadow Lakes addition and is just a block away from the neighborhood park. Laminate wood flooring throughout. This home is priced to be sold in it's current condition as the Seller will not be making any repairs/improvements. Buyer responsible to verify schools.

6. 1992-10-21
   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: $2,134 · $178/mo
• Projected year-2 tax: $2,134 · $178/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 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: $19,146
• − Mortgage interest: −$10,923
• − Property taxes: −$2,134
• − Insurance: −$975
• − Repairs & maintenance: −$1,532
• − Management: −$1,532
• − Depreciation: −$5,673
• Taxable loss: −$3,623
• Est. tax savings @ 24.0%: +$869
• After-tax cash flow: $614/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

+333.3% since first listed

6 events — show timeline

• 2026-04-22 Pending — MLSOK
• 2026-04-22 Listed $195,000 MLSOK
• 2022-03-01 Sold (MLS) $125,000 MLSOK
• 2022-01-08 Pending — MLSOK
• 2022-01-06 Listed $128,000 MLSOK
• 1992-10-21 Sold (Public Records) $45,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $2,134 · +3.2% YoY. Source: county tax records.