508 Country Side Trl · Edmond, OK 73012

$198,200

3 bd · 2.0 ba · 1,665 sqft · SingleFamily public records · 1 Days on market

Built 1983 Est $258k · 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).

• Cash flow +18.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• 1% rule +4.4/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Perfectly suited as a starter home or investment property, this charming single-family residence is located in the highly sought-after Edmond School District. To include Washington Irving Elementary and Santa Fe High School. This home offers an oversized primary bedroom, two car garage and a spacious backyard with plenty of room to relax, entertain or expand outdoor living. With solid bones and the opportunity for small updates, this home provides the ideal canvas to make it your own. A great option for first-time buyers or investors seeking a strong rental opportunity in a prime location. The seller is offering this home & acirc; & euro; & tilde; as-is & acirc; & euro;

Key facts

• Spacious backyard
• Santa fe high school
• Prime location

Tags

• EDMOND SCHOOL DISTRICT
• WASHINGTON IRVING ELEMENTARY
• SANTA FE HIGH SCHOOL
• SPACIOUS BACKYARD
• STRONG RENTAL OPPORTUNITY
• PRIME LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $198k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/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 $187k (5.5% below list).
• Recommended offer: $187k (5.5% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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+, schools 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.
• Market conditions: Rents rising (+1.2%/yr); 626 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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).
• This rent is only 18% of the median local income ($127k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

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.
• Current owner paid $51k; list at $198k implies a 289% 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 $187,205 (5.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.94% ✗
• Cap rate: 7.47%
• Cash-on-cash: 4.20%
• DSCR: 1.19
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $258,075
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
508 Crestview	0.05mi	3/—	1,610 (-3%)	1mo	$219,700	$136	91
600 Country Side Trl	0.04mi	3/2.0	1,779 (+7%)	1mo	$264,000	$148	86
821 Rolling Hills Ter	0.27mi	3/2.0	1,722 (+3%)	0mo	$250,000	$145	81
517 NW 179th St	0.35mi	3/2.0	1,712 (+3%)	0mo	$297,500	$174	78
508 NW 177th Ter	0.19mi	3/2.5	1,787 (+7%)	0mo	$325,000	$182	77
520 NW 172nd Pl	0.38mi	3/2.0	1,567 (-6%)	0mo	$248,000	$158	72
636 NW 180th St	0.44mi	3/2.0	1,534 (-8%)	1mo	$280,000	$183	66
17132 Sunny Hollow Rd	0.44mi	3/2.0	1,528 (-8%)	0mo	$225,000	$147	65
2708 Greenfield Dr	0.67mi	3/2.0	1,710 (+3%)	1mo	$222,500	$130	63
1720 Foxfire Rd	0.72mi	3/2.0	1,721 (+3%)	1mo	$265,000	$154	60
2418 Countrywood Ln	0.56mi	3/2.0	1,473 (-12%)	1mo	$254,900	$173	53
17107 Sunny Hollow Rd	0.55mi	4/2.0 (+1)	1,897 (+14%)	0mo	$294,000	$155	46

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: -11.7%
• Equity multiple: 0.58×
• Total profit: $-23,086
• Equity at exit: $29,552

10-year hold

• IRR: -5.2%
• Equity multiple: 0.69×
• Total profit: $-17,388
• Equity at exit: $17,137

Cash invested: $55,496 (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: 626
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,872 high
• Mortgage (P&I): −$1,039
• Tax from tax record: −$163 /mo · $1,953/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $194

Break-even live

Break-even rent $1,626

Max offer price $198,200

Occupancy floor 85%

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: $49,550
• Closing costs: $5,946
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17629 Nantucket Ave Edmond, OK	3.0	2.0	1632	$1,925	$1.18	2d	1	0.28mi
913 Rolling Hills Ter Edmond, OK	3.0	2.0	1829	$1,895	$1.04	4d	1	0.30mi
604A NW 175th St Unit 604A Edmond, OK	4.0	2.5	1968	$1,900	$0.97	23d	1	0.32mi
804 Stag Trl Edmond, OK	3.0	2.0	1250	$1,550	$1.24	4d	1	0.38mi
804 Stag Trl Edmond, OK	3.0	2.0	1250	$1,550	$1.24	23d	1	0.38mi
525 NW 171st St Edmond, OK	3.0	2.0	1607	$1,900	$1.18	2d	1	0.39mi
1113 Countrywood Ln Edmond, OK	3.0	2.0	1606	$1,785	$1.11	4d	1	0.42mi
17116 Sunny Hollow Rd Edmond, OK	4.0	2.5	1690	$2,100	$1.24	2d	1	0.48mi
1005 Valley Ct Edmond, OK	3.0	2.0	1455	$1,795	$1.23	23d	1	0.60mi
17115 Cedar Dr Edmond, OK	2.0	2.0	1563	$1,495	$0.96	11d	1	0.73mi
1318 Pennington Ave Edmond, OK	2.0	2.0	1150	$1,300	$1.13	23d	1	0.76mi
1808 Ada Sage Ln Edmond, OK	3.0	2.0	1918	$2,290	$1.19	2d	1	0.80mi
1018 NW 166th Ter Edmond, OK	3.0	2.0	1835	$1,650	$0.90	23d	1	0.84mi
17617 Wain Bridge Ave Edmond, OK	4.0	2.0	1707	$1,895	$1.11	2d	1	0.85mi
17409 Wain Bridge Ave Edmond, OK	3.0	2.0	2120	$1,800	$0.85	23d	1	0.86mi
16420 Del Mar Dr Edmond, OK	3.0	2.0	1404	$1,741	$1.24	11d	1	0.86mi
1037 NW 166th St Edmond, OK	3.0	2.0	1600	$1,595	$1.00	4d	1	0.89mi
1037 NW 166th St Edmond, OK	3.0	2.0	1630	$1,595	$0.98	23d	1	0.89mi
17904 Scarlet Oak Ln Edmond, OK	3.0	2.0	1713	$1,625	$0.95	4d	1	0.98mi
1504 Apollo Rd Edmond, OK	3.0	2.0	1435	$1,475	$1.03	11d	1	1.00mi
800 Blake Ct Edmond, OK	3.0	2.0	1742	$1,825	$1.05	2d	1	1.02mi
1909 Fountain Vw Edmond, OK	3.0	2.0	1506	$1,999	$1.33	2d	1	1.07mi
2172 Camino del Plaza Ln Edmond, OK	3.0	2.0	1287	$1,600	$1.24	4d	1	1.10mi
2172 Camino del Plaza Ln Edmond, OK	3.0	2.0	1274	$1,600	$1.26	23d	1	1.10mi
2116 Camino del Plaza Ln Edmond, OK	3.0	2.0	1396	$1,645	$1.18	23d	1	1.12mi
2149 Buena Vida Ln Edmond, OK	3.0	2.5	1300	$1,645	$1.27	2d	1	1.12mi
2125 Buena Vida Ln Edmond, OK	3.0	2.5	1458	$1,699	$1.17	2d	1	1.13mi
1404 S Gemini Rd Edmond, OK	3.0	2.0	1267	$1,650	$1.30	23d	1	1.15mi
1404 S Gemini Rd Edmond, OK	3.0	2.0	1267	$1,650	$1.30	21d	1	1.15mi
1528 NW 179th St Edmond, OK	4.0	2.0	2067	$2,221	$1.07	14d	1	1.15mi
2108 Buena Vida Ln Edmond, OK	3.0	2.5	1357	$1,640	$1.21	23d	1	1.16mi
1420 NW 183rd Ter Edmond, OK	3.0	2.0	1767	$1,950	$1.10	21d	1	1.17mi
1121 Charlton Rd Edmond, OK	4.0	3.0	2072	$2,300	$1.11	2d	1	1.18mi
313 Dooley Creek Ln Edmond, OK	3.0	2.0	1295	$1,595	$1.23	23d	1	1.20mi
317 Dooley Creek Ln Edmond, OK	3.0	2.0	1295	$1,595	$1.23	14d	1	1.20mi
1013 Kelly Park Rd Edmond, OK	4.0	2.0	1450	$1,550	$1.07	2d	1	1.22mi
16108 N Western Ave Edmond, OK	3.0–4.0	2.5	1700	$1,598	$0.94	3d	6	1.22mi
1129 Carpe Diem Ct Edmond, OK	3.0	2.0	1250	$1,595	$1.28	4d	1	1.24mi
1321 Kelly Park Rd Edmond, OK	4.0	2.0	1991	$1,995	$1.00	2d	1	1.24mi
725 Lapwing Rd Edmond, OK	3.0	2.0	1825	$1,810	$0.99	23d	1	1.27mi

Listing history 3 events

1. 2026-05-13
   status Under Contract
2. 2026-05-12
   listed $198,200 Active
3. 1988-07-25
   soldstatus $51,000

ⓘ 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: $1,953 · $163/mo
• Projected year-2 tax: $1,953 · $163/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 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: $22,465
• − Mortgage interest: −$11,102
• − Property taxes: −$1,953
• − Insurance: −$991
• − Repairs & maintenance: −$1,797
• − Management: −$1,797
• − Depreciation: −$5,766
• Taxable loss: −$942
• Est. tax savings @ 24.0%: +$226
• After-tax cash flow: $2,556/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): 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

+288.6% since first listed

3 events — show timeline

• 2026-05-13 Pending — FSBO.com
• 2026-05-12 Listed $198,200 FSBO.com
• 1988-07-25 Sold (Public Records) $51,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $1,953 · +3.3% YoY. Source: county tax records.