336 Lariat Cir · Edmond, OK 73003

$219,950

3 bd · 3.0 ba · 1,684 sqft · Townhouse public records · 16 Days on market

Built 1994 8,250 sqft lot Est $236k · 7% 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 +14.2/30.0
• ARV discount +10.5/15.0
• DSCR +4.3/10.0
• Livability +3.9/5.0
• 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

you cannot find a nicer home for the $$$- Easy to show Co-list with Gordon Wyhn

Key facts

• Winding staircase
• Brick fireplace
• Walk-in closet

Tags

• HEXAGON-STYLE LAYOUT
• NATURAL LIGHT
• BRICK FIREPLACE
• WINDING STAIRCASE
• UPSTAIRS LAUNDRY
• WALK-IN CLOSET

Property features AI

Finance

• Other: Homestead exempt; Vacant and available; Open house scheduled (public)
• Financial info: Property is not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: Detached 2-car garage
• Home design: Townhouse; Two levels; Residential property; Located in Chisholm Lake Twnhms
• Construction: Brick and frame construction; Composition roof; Slab foundation; Existing property
• Exterior features: Corner lot; Storm shelter; No notable exterior features listed

Interior

• Kitchen: Built-in electric range; Electric oven
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Interior features: Dishwasher; Refrigerator; Gas log fireplace; One living area; One dining area
• Laundry & utility: Slab foundation (utility access at slab)

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $220k.

Deal economics

• At list price, monthly cash flow is $37 ($444/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 $181k (17.6% below list).
• Recommended offer: $181k (17.6% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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+, 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); Santa Fe Hs (math 36% / reading 52%, grade F, #18 of 447 statewide, top 4%, 2,796 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 leasing fast (median 14d on market — plan ~1-2 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 $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 16 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 2 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 $95k; list at $220k implies a 132% 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 $181,194 (17.6% 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. 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?
4. 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.
5. 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.
6. 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: 6.49%
• Cash-on-cash: 0.72%
• DSCR: 1.03
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $235,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
117 Woodbridge Cir	0.47mi	3/2.0	1,621 (-4%)	1mo	$240,000	$148	67
2333 Glenrock	0.40mi	3/2.0	1,767 (+5%)	4mo	$240,000	$136	66
637 Doe Trl	0.49mi	3/2.0	1,718 (+2%)	9mo	$240,000	$140	62
2317 Glenrock	0.38mi	2/2.0 (-1)	1,647 (-2%)	11mo	$230,500	$140	60
509 S Santa Fe Ave #163	0.46mi	2/2.0 (-1)	1,600 (-5%)	6mo	$233,000	$146	56
1640 Laurel Pl	0.16mi	2/2.0 (-1)	1,437 (-15%)	4mo	$216,500	$151	56
2316 Sweetwater St	0.45mi	2/2.0 (-1)	1,756 (+4%)	10mo	$225,000	$128	54
2329 Big Horn	0.42mi	2/2.5 (-1)	1,527 (-9%)	14mo	$179,000	$117	46
2320 Big Horn	0.42mi	2/2.5 (-1)	1,552 (-8%)	19mo	$182,000	$117	44
509 S Santa Fe Ave #103	0.46mi	2/2.0 (-1)	1,556 (-8%)	18mo	$250,000	$161	42
119 Woodbridge Cir	0.48mi	3/2.0	1,894 (+12%)	18mo	$162,005	$86	38
509 S Santa Fe Ave #146	0.46mi	2/2.0 (-1)	1,463 (-13%)	21mo	$235,000	$161	30

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: -14.3%
• Equity multiple: 0.48×
• Total profit: $-31,752
• Equity at exit: $32,795

10-year hold

• IRR: -4.3%
• Equity multiple: 0.70×
• Total profit: $-18,213
• Equity at exit: $19,017

Cash invested: $61,586 (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: $1,812 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$149 /mo · $1,792/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $37

Break-even live

Break-even rent $1,765

Max offer price $219,950

Occupancy floor 93%

Sensitivity live

Price	-10% $162	-5% $99	+0% $37	+5% $-25	+10% $-87
Rent	-10% $-106	-5% $-35	+0% $37	+5% $109	+10% $180
Rate	-1.0pp $148	-0.5pp $93	base $37	+0.5pp $-20	+1.0pp $-78

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: $54,988
• Closing costs: $6,598
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1808 Ada Sage Ln Edmond, OK	3.0	2.0	1918	$2,290	$1.19	4d	1	0.31mi
804 Stag Trl Edmond, OK	3.0	2.0	1250	$1,550	$1.24	25d	1	0.47mi
804 Stag Trl Edmond, OK	3.0	2.0	1250	$1,550	$1.24	6d	1	0.47mi
1504 Apollo Rd Edmond, OK	3.0	2.0	1435	$1,475	$1.03	13d	1	0.58mi
313 Dooley Creek Ln Edmond, OK	3.0	2.0	1295	$1,595	$1.23	25d	1	0.61mi
1129 Carpe Diem Ct Edmond, OK	3.0	2.0	1250	$1,595	$1.28	6d	1	0.62mi
317 Dooley Creek Ln Edmond, OK	3.0	2.0	1295	$1,595	$1.23	16d	1	0.62mi
1024 Carpe Diem Ct Edmond, OK	3.0	2.0	1700	$1,895	$1.11	5d	1	0.66mi
1121 Charlton Rd Edmond, OK	4.0	3.0	2072	$2,300	$1.11	4d	1	0.66mi
725 Lapwing Rd Edmond, OK	3.0	2.0	1825	$1,810	$0.99	25d	1	0.76mi
800 Blake Ct Edmond, OK	3.0	2.0	1742	$1,825	$1.05	4d	1	0.76mi
733 Lapwing Rd Edmond, OK	2.0	2.0	1216	$1,450	$1.19	25d	1	0.77mi
1013 Kelly Park Rd Edmond, OK	4.0	2.0	1450	$1,550	$1.07	4d	1	0.80mi
1113 Countrywood Ln Edmond, OK	3.0	2.0	1606	$1,785	$1.11	6d	1	0.80mi
808 Mars Cir Unit 1 Edmond, OK	3.0	1.0	1401	$1,375	$0.98	22d	1	0.85mi
913 Rolling Hills Ter Edmond, OK	3.0	2.0	1829	$1,895	$1.04	6d	1	0.86mi
17629 Nantucket Ave Edmond, OK	3.0	2.0	1632	$1,925	$1.18	4d	1	0.90mi
1318 Pennington Ave Edmond, OK	2.0	2.0	1150	$1,300	$1.13	25d	1	0.90mi
1404 S Gemini Rd Edmond, OK	3.0	2.0	1267	$1,650	$1.30	23d	1	0.91mi
1404 S Gemini Rd Edmond, OK	3.0	2.0	1267	$1,650	$1.30	25d	1	0.91mi
645 W 2nd St Edmond, OK	3.0	2.0	1660	$1,975	$1.19	16d	1	0.92mi
1321 Kelly Park Rd Edmond, OK	4.0	2.0	1991	$1,995	$1.00	4d	1	0.92mi
604A NW 175th St Unit 604A Edmond, OK	4.0	2.5	1968	$1,900	$0.97	25d	1	0.95mi
612 W 2nd St Unit 100 Edmond, OK	3.0	2.5	1414	$1,895	$1.34	23d	1	0.96mi
525 NW 171st St Edmond, OK	3.0	2.0	1607	$1,900	$1.18	4d	1	0.98mi
1909 Fountain Vw Edmond, OK	3.0	2.0	1506	$1,999	$1.33	4d	1	1.01mi
1015 Swan Lake Ct Edmond, OK	2.0	2.0	1200	$1,295	$1.08	25d	1	1.01mi
1015 Swan Lake Ct Edmond, OK	2.0	2.0	1200	$1,295	$1.08	6d	1	1.01mi
1120 Mars Rd Edmond, OK	4.0	2.0	1917	$1,745	$0.91	6d	1	1.01mi
17116 Sunny Hollow Rd Edmond, OK	4.0	2.5	1690	$2,100	$1.24	4d	1	1.08mi
16420 Del Mar Dr Edmond, OK	3.0	2.0	1404	$1,741	$1.24	13d	1	1.08mi
620 Winding Ln Edmond, OK	3.0	2.0	1133	$1,550	$1.37	4d	1	1.13mi
2116 Camino del Plaza Ln Edmond, OK	3.0	2.0	1396	$1,645	$1.18	25d	1	1.16mi
15 S Walnut St Edmond, OK	2.0	1.0	1162	$1,400	$1.20	25d	1	1.16mi
2172 Camino del Plaza Ln Edmond, OK	3.0	2.0	1287	$1,600	$1.24	6d	1	1.16mi
2172 Camino del Plaza Ln Edmond, OK	3.0	2.0	1274	$1,600	$1.26	25d	1	1.16mi
2125 Buena Vida Ln Edmond, OK	3.0	2.5	1458	$1,699	$1.17	4d	1	1.17mi
2149 Buena Vida Ln Edmond, OK	3.0	2.5	1300	$1,645	$1.27	4d	1	1.18mi
541 S Fretz Ave Edmond, OK	2.0	2.5	1682	$1,795	$1.07	25d	1	1.19mi
463 S Fretz Ave Edmond, OK	2.0	2.0	1550	$1,695	$1.09	16d	1	1.19mi

Listing history 8 events

1. 2026-05-24
   status Pending
2. 2026-05-16
   price $219,950
3. 2026-04-30
   listed $225,900 Active
4. 2000-08-23
   soldstatus $95,000
5. 2000-08-21
   soldstatus $95,000 80-char remark

   Show marketing remark (80 chars)

   you cannot find a nicer home for the $$$- Easy to show Co-list with Gordon Wyhn

6. 2000-05-04
   listed $99,900 80-char remark

   Show marketing remark (80 chars)

   you cannot find a nicer home for the $$$- Easy to show Co-list with Gordon Wyhn

7. 1998-11-02
   soldstatus $76,000
8. 1994-07-20
   soldstatus $72,000

ⓘ 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: $1,792 · $149/mo
• Projected year-2 tax: $1,980 · $165/mo
• Expected delta: +$188/yr (+$16/mo · 10.5%)

ⓘ 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 3/10 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: $21,743
• − Mortgage interest: −$12,321
• − Property taxes: −$1,792
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,739
• − Management: −$1,739
• − Depreciation: −$6,399
• Taxable loss: −$3,346
• Est. tax savings @ 24.0%: +$803
• After-tax cash flow: $1,247/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

+205.5% since first listed

8 events — show timeline

• 2026-05-24 Pending — MLSOK
• 2026-05-16 Price Changed $219,950 MLSOK
• 2026-04-30 Listed $225,900 MLSOK
• 2000-08-23 Sold (Public Records) $95,000 Public Records
• 2000-08-21 Sold (MLS) $95,000 MLSOK
• 2000-05-04 Listed $99,900 MLSOK
• 1998-11-02 Sold (Public Records) $76,000 Public Records
• 1994-07-20 Sold (Public Records) $72,000 Public Records

Property tax history

+0.7%/yr

Latest (2025): $1,792 · +0.1% YoY. Source: county tax records.