101 E 8th St · Edmond, OK 73034

$150,000

3 bd · 2.0 ba · 1,222 sqft · SingleFamily public records · 1 Days on market

Built 1927 8,050 sqft lot Est $207k · 27% under

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Why this score? — see what drove the B- 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 +25.6/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +5.5/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Maybe the last of its kind. Rare find. Ninty-nine-year-old Edmond home. It's a restoration/remodel dream. But it's rough right now. ..

Key facts

• 8,050 sq ft lot
• Built 1927

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $356 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 9.1% 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.
• 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: Will Rogers Es (math 32% / reading 31%, grade F, #241 of 845 statewide, top 29%, 642 students, 0% FRL); Memorial Hs (math 44% / reading 56%, grade D+, #4 of 447 statewide, top 1%, 2,605 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 (+2.5%/yr); 763 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).
• This rent is only 17% of the median local income ($110k/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 $4k 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.
• 3 sale attempts 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

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.
• 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 $150,000

Questions for the listing agent

1. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.05% ✓
• Cap rate: 9.14%
• Cash-on-cash: 10.17%
• DSCR: 1.45
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $206,518
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
209 W 8th St	0.29mi	3/1.0	1,216 (-0%)	3mo	$166,000	$137	79
709 S Santa Fe Dr	0.31mi	3/2.0	1,168 (-4%)	10mo	$179,000	$153	70
115 E 11th St	0.33mi	4/1.5 (+1)	1,233 (+1%)	11mo	$196,200	$159	67
124 Brad St	0.33mi	3/2.0	1,132 (-7%)	10mo	$185,000	$163	64
216 Tullahoma Dr	0.53mi	3/1.0	1,196 (-2%)	9mo	$210,000	$176	60
325 Tullahoma Dr	0.56mi	3/1.0	1,284 (+5%)	2mo	$190,000	$148	60
1621 Kings Rd	0.68mi	3/2.0	1,215 (-1%)	11mo	$205,000	$169	58
130 E 8th St	0.03mi	2/1.0 (-1)	1,047 (-14%)	12mo	$199,900	$191	56
825 East Dr	0.58mi	2/1.0 (-1)	1,309 (+7%)	4mo	$230,500	$176	48
15 S Walnut St	0.74mi	2/1.0 (-1)	1,162 (-5%)	1mo	$200,000	$172	47
504 W 10th St	0.60mi	3/1.0	1,060 (-13%)	0mo	$187,000	$176	45
323 W 2nd St	0.65mi	2/1.0 (-1)	1,071 (-12%)	4mo	$150,000	$140	37

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 · 2.49% rent growth · sell at horizon

5-year hold

• IRR: -1.6%
• Equity multiple: 0.94×
• Total profit: $-2,516
• Equity at exit: $22,365

10-year hold

• IRR: 7.6%
• Equity multiple: 1.56×
• Total profit: $23,450
• Equity at exit: $12,969

Cash invested: $42,000 (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 73034

• Rents YoY: 2.5%
• Active inventory: 763
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,568 high
• Mortgage (P&I): −$787
• Tax from tax record: −$33 /mo · $401/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $356

Break-even live

Break-even rent $1,117

Max offer price $150,000

Occupancy floor 72%

Sensitivity live

Price	-10% $441	-5% $398	+0% $356	+5% $313	+10% $271
Rent	-10% $232	-5% $294	+0% $356	+5% $418	+10% $480
Rate	-1.0pp $431	-0.5pp $394	base $356	+0.5pp $317	+1.0pp $277

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
730 S Littler Ave Edmond, OK	2.0	1.0	792	$1,250	$1.58	22d	1	0.10mi
930 S Boulevard Edmond, OK	1.0–2.0	1.0–2.0	792	$1,085	$1.37	4d	10	0.34mi
401 E 7th St Edmond, OK	3.0	2.0	1255	$1,450	$1.16	24d	1	0.36mi
1028 Mollie Rausch Ln Edmond, OK	3.0	2.0	1495	$1,650	$1.10	24d	1	0.42mi
101 W Main St Edmond, OK	3.0	1.0–2.0	991	$2,320	$2.34	2d	111	0.63mi
1600 Chelsea Dr Edmond, OK	1.0–2.0	1.0	700	$895	$1.28	4d	5	0.67mi
105 W Hurd St Edmond, OK	2.0	1.0	930	$1,550	$1.67	2d	1	0.68mi
240 E 15th St Edmond, OK	1.0–2.0	1.0	745	$1,075	$1.44	24d	6	0.69mi
15 S Walnut St Edmond, OK	2.0	1.0	1162	$1,400	$1.20	24d	1	0.71mi
612 W 2nd St Unit 100 Edmond, OK	3.0	2.5	1414	$1,895	$1.34	22d	1	0.76mi
777 E 15th St Edmond, OK	1.0–3.0	1.0–2.0	1135	$1,866	$1.64	2d	23	0.78mi
320 E Edwards St Apt 12 Edmond, OK	2.0	1.0	927	$1,100	$1.19	24d	1	0.79mi
117 Sahoma Ter Edmond, OK	2.0	2.0	1183	$1,345	$1.14	24d	1	0.81mi
301 N University Dr Unit 12 Edmond, OK	2.0	1.0	990	$1,000	$1.01	15d	1	0.84mi
118 Sahoma Ter Edmond, OK	3.0	2.0	1200	$1,350	$1.12	3d	1	0.85mi
118 Sahoma Ter Edmond, OK	3.0	2.0	1200	$1,350	$1.12	4d	1	0.85mi
808 Mars Cir Unit 1 Edmond, OK	3.0	1.0	1401	$1,375	$0.98	20d	1	0.87mi
412 Chalk Hill Ct Edmond, OK	3.0	2.0	1216	$1,565	$1.29	15d	1	0.89mi
345 Travis Cir Edmond, OK	3.0	2.0	1325	$1,495	$1.13	2d	1	0.90mi
425 Sterling Pointe Way Unit 425 Edmond, OK	2.0	2.0	1050	$1,300	$1.24	4d	1	0.90mi
5 E Thatcher St Edmond, OK	3.0	1.0	1144	$1,550	$1.35	24d	1	0.91mi
1817 Hardy Dr Edmond, OK	3.0	2.0	1074	$1,350	$1.26	24d	1	0.91mi
425 Chalk Hill Ct Edmond, OK	3.0	2.0	1243	$1,550	$1.25	15d	1	0.91mi
436 Chalk Hill Ct Edmond, OK	3.0	2.0	1274	$2,850	$2.24	22d	1	0.92mi
436 Chalk Hill Ct Edmond, OK	3.0	2.0	1274	$2,850	$2.24	24d	1	0.92mi
437 Chalk Hill Ct Edmond, OK	3.0	2.0	1216	$1,595	$1.31	24d	1	0.92mi
504 N Boulevard Edmond, OK	3.0	2.0	1250	$2,595	$2.08	15d	1	0.94mi
1715 Edgewood Dr Edmond, OK	2.0	1.0	1191	$1,450	$1.22	12d	1	0.97mi
600 N Broadway Edmond, OK	2.0	1.0	1062	$1,325	$1.25	2d	1	0.97mi
714 W Hurd St Edmond, OK	2.0	1.0	1000	$1,150	$1.15	24d	1	0.98mi
1010 E Main St Edmond, OK	2.0	1.0	1052	$1,350	$1.28	24d	1	0.99mi
1015 E Hurd St Unit 2 Edmond, OK	2.0	1.0	700	$995	$1.42	24d	1	1.01mi
2113 Henderson Dr Unit 1 Edmond, OK	3.0	1.0	1036	$1,295	$1.25	15d	1	1.05mi
1225 E Main St Edmond, OK	2.0	2.5	1235	$1,650	$1.34	24d	1	1.10mi
140 Ridgecrest Rd Edmond, OK	3.0	1.0	1000	$1,400	$1.40	22d	1	1.12mi
1013 Kelly Park Rd Edmond, OK	4.0	2.0	1450	$1,550	$1.07	2d	1	1.12mi
637 Redstone Ave Edmond, OK	3.0	1.5	1228	$1,450	$1.18	15d	1	1.12mi
513 Sunnyside Pl Edmond, OK	3.0	1.5	1130	$1,350	$1.19	4d	1	1.16mi
225 N Smythe Ave Edmond, OK	2.0	1.0	960	$1,200	$1.25	24d	1	1.16mi
320 Cedar Crest Dr Edmond, OK	3.0	1.5	1051	$1,295	$1.23	2d	1	1.20mi

Listing history 4 events

1. 2026-04-26
   status Pending
2. 2026-04-26
   status Active
3. 2026-04-25
   status Active
4. 2026-04-24
   listed $150,000 Active

ⓘ 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: $401 · $33/mo
• Projected year-2 tax: $1,350 · $112/mo
• Expected delta: +$949/yr (+$79/mo · 236.5%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥107°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: $18,810
• − Mortgage interest: −$8,402
• − Property taxes: −$401
• − Insurance: −$750
• − Repairs & maintenance: −$1,505
• − Management: −$1,505
• − Depreciation: −$4,364
• Taxable income: $1,884
• Est. tax owed @ 24.0%: −$452
• After-tax cash flow: $3,818/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): 48,831
• Household income: $109,700
• Rent vs Own: 25.8% rent · 74.2% own
• Severe rent burden: 1198.0

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 (76%)
• Race & ethnicity: White 76% Two or more races 10% Hispanic / Latino 8% Asian 4% Black 3% Native American 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 4% Slovak 3% Lithuanian 3%
• Foreign-born: 6% · Canada, China, Vietnam
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 1% 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: ▼ -164.67%
• Current HPI: 223.1391
• Rent YoY: ▲ 2.49%
• 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

4 events — show timeline

• 2026-04-26 Pending — MLSOK
• 2026-04-26 Relisted — MLSOK
• 2026-04-25 Relisted — MLSOK
• 2026-04-24 Listed $150,000 MLSOK

Property tax history

+3.0%/yr

Latest (2025): $401 · +0.1% YoY. Source: county tax records.