18637 Piedra Dr · Oklahoma City, OK 73012

$244,850

3 bd · 2.0 ba · 1,501 sqft · SingleFamily public records · 119 Days on market

Built 2007 5,101 sqft lot Est $273k · 10% under $21/mo HOA · 1% of rent

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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).

• ARV discount +12.2/15.0
• Cash flow +11.2/30.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

STUNNING 3-Bed, 2-Bath Home in Valencia, Edmond! Welcome to this beautifully renovated gem in the highly sought-after Deer Creek School district. This home stands out with modern, stylish exterior -white with black trim and cedar shutters- making it the standout property in the neighborhood. Features include: -3bedrooms, 2 bathrooms: spacious and comfortable living spaces. - FULLY RENOVATED: Brand-new roof (2025), stainless steel appliances, granite countertops, and luxury vinyl plank flooring throughout (except bathrooms). -Elegant Bathrooms: Featuring cool ceramic tile flooring and brand new vanities. -Fresh Paint: both interior and exterior have been recently painted for modern lo

Key facts

• Brand new roof
• Renovated gem
• Granite countertops

Tags

• RENOVATED GEM
• MODERN STYLISH EXTERIOR
• BRAND NEW ROOF
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• LUXURY VINYL PLANK FLOORING

Property features AI

Finance

• Other: Special zoning district applies
• Financial info: Financing qualifying allowed (conventional terms); Not assumable
• HOA & community: Mandatory association with $250 fee (includes maintenance)

Exterior

• Parking: 2-car garage; Concrete parking; Backyard parking access
• Utilities: Utilities information not specified
• Home design: Single family residence; One-story home; Residential property
• Construction: Brick construction; Composition roof; Slab foundation; Existing property
• Exterior features: Covered porch; Open patio; Backyard access from parking area

Interior

• Kitchen: Remodeled kitchen; Breakfast bar; Microwave; Dishwasher; Refrigerator; Warming drawer
• Bedrooms: 3 bedrooms (primary bedroom with full bath and walk-in closet)
• Bathrooms: 2 full bathrooms (primary has tub and tub & shower)
• Heating & cooling: Central electric heating
• Interior features: Ceiling fans in primary bedroom and living area; Remodeled interior; Vaulted and cathedral ceilings in living area; Breakfast bar and eating space; Bay window in dining room; Sitting area off kitchen
• Laundry & utility: Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-94 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $228k (6.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (16.9% below list).
• Recommended offer: $204k (16.9% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 3.7% in Oklahoma City — 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 80/100 on livability (#3 in OK, #1,635 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime 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: Grove Valley Es (math 42% / reading 32%, grade F, #132 of 845 statewide, top 19%, 554 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); 626 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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 $7k 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 119 days — a 9% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 16y 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.

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 $203,572 (16.9% 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. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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?
9. 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.
10. 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.
11. 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: 5.83%
• Cash-on-cash: -1.65%
• DSCR: 0.93
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $273,182
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18637 Piedra Dr	0.00mi	3/2.0	1,501 (0%)	1mo	$242,000	$161	99
18304 Camborne Ave	0.25mi	3/2.0	1,566 (+4%)	1mo	$280,000	$179	81
3049 NW 182nd St	0.44mi	3/2.0	1,515 (+1%)	1mo	$288,000	$190	77
18504 Abierto Dr	0.37mi	3/2.0	1,440 (-4%)	1mo	$245,000	$170	75
18601 Vivo Dr	0.56mi	3/2.0	1,500 (-0%)	1mo	$295,000	$197	73
18424 Abierto Dr	0.32mi	3/2.0	1,390 (-7%)	1mo	$243,500	$175	72
19108 Vea Dr	0.35mi	3/2.0	1,385 (-8%)	1mo	$251,900	$182	70
19112 Hecho Dr	0.55mi	3/2.0	1,456 (-3%)	0mo	$245,000	$168	69
3345 NW 186 St	0.54mi	3/2.0	1,550 (+3%)	1mo	$304,000	$196	69
18209 Carillo Rd	0.64mi	3/2.0	1,536 (+2%)	2mo	$249,900	$163	65
2713 NW 189th St	0.29mi	3/2.0	1,313 (-12%)	1mo	$239,990	$183	65
19629 Ferris Dr	0.74mi	3/2.0	1,347 (-10%)	2mo	$268,064	$199	47

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: -21.0%
• Equity multiple: 0.28×
• Total profit: $-49,256
• Equity at exit: $36,508

10-year hold

• IRR: -19.2%
• Equity multiple: 0.06×
• Total profit: $-64,744
• Equity at exit: $21,170

Cash invested: $68,558 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,036 high
• Mortgage (P&I): −$1,284
• Tax from tax record: −$296 /mo · $3,547/yr
• Insurance: −$102
• HOA: −$21
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $-94

Break-even live

Break-even rent $2,155

Max offer price $228,169

Occupancy floor 100%

Sensitivity live

Price	-10% $44	-5% $-25	+0% $-94	+5% $-164	+10% $-233
Rent	-10% $-255	-5% $-175	+0% $-94	+5% $-14	+10% $66
Rate	-1.0pp $29	-0.5pp $-32	base $-94	+0.5pp $-158	+1.0pp $-222

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: $61,212
• Closing costs: $7,346
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2908 NW 184th St Edmond, OK	4.0	2.0	1960	$2,200	$1.12	12d	1	0.14mi
19132 Cottonwood Ct Edmond, OK	4.0	2.0	2080	$2,595	$1.25	3d	1	0.29mi
19136 Cottonwood Ct Edmond, OK	3.0	2.0	2043	$2,250	$1.10	21d	1	0.31mi
3004 NW 191st St Edmond, OK	4.0	2.0	1897	$1,995	$1.05	3d	1	0.32mi
3004 NW 191st St Edmond, OK	3.0	2.0	1885	$1,995	$1.06	24d	1	0.32mi
18644 Groveton Blvd Edmond, OK	4.0	2.0	2122	$3,200	$1.51	24d	1	0.32mi
18212 Viento Dr Edmond, OK	3.0	2.0	1954	$1,745	$0.89	24d	1	0.34mi
3005 NW 183rd St Edmond, OK	3.0	2.0	1320	$1,650	$1.25	3d	1	0.36mi
2609 NW 182nd St Edmond, OK	3.0	2.0	1954	$2,150	$1.10	2d	1	0.40mi
2800 NW 192nd St Edmond, OK	1.0–2.0	1.0–2.0	1118	$2,270	$2.03	2d	11	0.43mi
2924 NW 181st St Edmond, OK	3.0	2.0	1558	$1,775	$1.14	24d	1	0.44mi
18509 Agua Dr Edmond, OK	3.0	2.0	1595	$1,800	$1.13	2d	1	0.45mi
18321 Groveton Blvd Edmond, OK	3.0	2.0	1739	$2,200	$1.27	17d	1	0.49mi
19217 Garden Creek Ln Edmond, OK	4.0	2.0	1828	$2,045	$1.12	11d	1	0.49mi
18301 Montoro Way Edmond, OK	3.0	2.0	1556	$1,695	$1.09	2d	1	0.51mi
18613 Vivo Dr Edmond, OK	3.0	2.0	1682	$1,995	$1.19	19d	1	0.54mi
2717 NW 178th St Edmond, OK	1.0–3.0	1.0–2.0	943	$1,749	$1.85	2d	15	0.55mi
18209 Bridlington Dr Edmond, OK	3.0	2.0	1568	$1,700	$1.08	24d	1	0.56mi
2344 Roca Dr Edmond, OK	3.0	2.0	1213	$1,650	$1.36	12d	1	0.60mi
18401 Haslemere Ln Edmond, OK	3.0	2.0	1794	$1,945	$1.08	4d	1	0.61mi
18600 Luna Dr Edmond, OK	4.0	2.0	1989	$2,395	$1.20	2d	1	0.62mi
2925 NW 195th St Edmond, OK	3.0	2.0	1342	$1,695	$1.26	24d	1	0.62mi
2921 NW 195th St Edmond, OK	3.0	2.0	1342	$1,695	$1.26	11d	1	0.62mi
19513 Conway Dr Edmond, OK	3.0	2.0	1253	$1,650	$1.32	24d	1	0.62mi
19509 Conway Dr Edmond, OK	3.0	2.0	1342	$1,695	$1.26	4d	1	0.62mi
19521 Conway Dr Edmond, OK	3.0	2.0	1253	$1,650	$1.32	24d	1	0.62mi
19501 Conway Dr Edmond, OK	3.0	2.0	1253	$1,650	$1.32	4d	1	0.62mi
19505 Conway Dr Edmond, OK	3.0	2.0	1342	$1,695	$1.26	24d	1	0.62mi
2945 NW 195th St Edmond, OK	3.0	2.0	1253	$1,650	$1.32	4d	1	0.63mi
2941 NW 195th St Edmond, OK	3.0	2.0	1342	$1,695	$1.26	4d	1	0.64mi
19613 Bolton Rd Edmond, OK	3.0	2.0	1340	$1,795	$1.34	2d	1	0.68mi
19629 Ferris Dr Edmond, OK	3.0	2.0	1347	$1,850	$1.37	24d	1	0.71mi
18217 Autumn Grove Dr Edmond, OK	3.0	2.0	1543	$1,800	$1.17	20d	1	0.72mi
19717 Whitley Rd Edmond, OK	4.0	2.0	1701	$1,995	$1.17	17d	1	0.76mi
18216 Austin Ct Edmond, OK	3.0	2.0	1542	$1,995	$1.29	2d	1	0.82mi
18212 Austin Ct Edmond, OK	4.0	2.0	1520	$2,095	$1.38	2d	1	0.83mi
19708 Barrister Cir Edmond, OK	3.0	2.0	1257	$1,595	$1.27	2d	1	0.83mi
18200 Austin Ct Edmond, OK	4.0	2.0	1701	$2,195	$1.29	2d	1	0.84mi
18112 Austin Ct Edmond, OK	3.0	2.0	1542	$1,995	$1.29	2d	1	0.86mi
19804 Canning Ct Edmond, OK	3.0	2.0	1875	$2,595	$1.38	17d	1	0.86mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 28 events

1. 2026-04-30
   status Pending
2. 2026-03-02
   price $244,850
3. 2026-01-28
   price $244,950
4. 2025-12-31
   listed $245,650 Active
5. 2025-12-29
   historical
6. 2025-10-13
   listed $250,000 Active
7. 2025-10-07
   historical
8. 2025-09-29
   status Active
9. 2025-09-27
   price $259,000
10. 2025-09-27
    historical
11. 2025-05-23
    price $269,000
12. 2025-04-29
    listed $288,000 Active
13. 2022-07-01
    soldstatus $222,000
14. 2022-06-22
    soldstatus $222,000 Sold
15. 2022-06-12
    status Pending
16. 2022-05-31
    listed $230,000 Active
17. 2016-03-23
    soldstatus $74,500
18. 2016-03-23
    soldstatus $74,500
19. 2016-03-15
    soldstatus $148,500 Sold
20. 2016-02-26
    status Pending
21. 2016-02-02
    listed $159,900 Active
22. 2013-01-04
    soldstatus $135,000
23. 2013-01-02
    soldstatus $135,000
24. 2012-09-12
    listed $139,900
25. 2011-03-31
    soldstatus $126,000
26. 2011-02-09
    listed $130,000
27. 2010-10-14
    historical
28. 2010-06-01
    listed $128,700

ⓘ 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: $3,547 · $296/mo
• Projected year-2 tax: $3,547 · $296/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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,429
• − Mortgage interest: −$13,715
• − Property taxes: −$3,547
• − Insurance: −$1,224
• − Repairs & maintenance: −$1,954
• − Management: −$1,954
• − HOA: −$252
• − Depreciation: −$7,123
• Taxable loss: −$5,342
• Est. tax savings @ 24.0%: +$1,282
• After-tax cash flow: $149/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 — Oklahoma City

• Score: 80/100
• State rank: #3
• US rank: #1635

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment C Housing A+ Health & safety A+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oklahoma City, OK
• County: Oklahoma County · 771,644 people
• City population: 498,656
• 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

+90.2% since first listed

28 events — show timeline

• 2026-04-30 Pending — MLSOK
• 2026-03-02 Price Changed $244,850 MLSOK
• 2026-01-28 Price Changed $244,950 MLSOK
• 2025-12-31 Listed $245,650 MLSOK
• 2025-12-29 Listing Removed — MLSOK
• 2025-10-13 Listed $250,000 MLSOK
• 2025-10-07 Listing Removed — MLSOK
• 2025-09-29 Relisted — MLSOK
• 2025-09-27 Price Changed $259,000 MLSOK
• 2025-09-27 Listing Removed — MLSOK
• 2025-05-23 Price Changed $269,000 MLSOK
• 2025-04-29 Listed $288,000 MLSOK
• 2022-07-01 Sold (Public Records) $222,000 Public Records
• 2022-06-22 Sold (MLS) $222,000 MLSOK
• 2022-06-12 Pending — MLSOK
• 2022-05-31 Listed $230,000 MLSOK
• 2016-03-23 Sold (Public Records) $74,500 Public Records
• 2016-03-23 Sold (Public Records) $74,500 Public Records
• 2016-03-15 Sold (MLS) $148,500 MLSOK
• 2016-02-26 Pending — MLSOK
• 2016-02-02 Listed $159,900 MLSOK
• 2013-01-04 Sold (Public Records) $135,000 Public Records
• 2013-01-02 Sold (MLS) $135,000 MLSOK
• 2012-09-12 Listed $139,900 MLSOK
• 2011-03-31 Sold (MLS) $126,000 MLSOK
• 2011-02-09 Listed $130,000 MLSOK
• 2010-10-14 Listing Removed — MLSOK
• 2010-06-01 Listed $128,700 MLSOK

Property tax history

+5.2%/yr

Latest (2025): $3,547 · +2.7% YoY. Source: county tax records.