8708 Stark St · Edmond, OK 73007

$613,000

5 bd · 3.0 ba · 3,195 sqft · SingleFamily public records · 209 Days on market

Built 2023 0.26 ac lot Est $626k · at est. $83/mo HOA · 2% of rent ↓ 1% since listing

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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).

• Appreciation +10.0/10.0
• ARV discount +8.4/15.0
• Cash flow +6.7/30.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +0.9/10.0

Listing remarks MLS

Welcome to 8708 Stark St in the lovely Highgarden community in Edmond. This stunning 5-bed, 4-bath home offers over 3,200 sq ft of beautifully designed living space plus 345 sq ft of outdoor living, a 3-car garage with storm shelter.and impressive upgrades added by the current owner. Step inside to a spacious, open layout featuring a cathedral-ceiling living room with stacked-stone gas fireplace, large windows, and generous natural light. The chef’s kitchen includes a large center island, 3CM countertops, tile backsplash, floor-to-ceiling cabinetry, pendant lighting, and stainless appliances. The primary suite features a sloped ceiling design, soaking tub, oversized walk-in shower, and dual vanities. Additional highlights include a large upstairs bonus room, powder bath, and two covered patios—one with a wood-burning fireplace, TV hookup, and gas line. Major upgrades: Tesla solar panels with Tesla backup battery system, brand-new fescue sod across the backyard ideal for the mature trees and enhanced landscaping. Located in Highgarden, a gated community with a neighborhood pool and recreation facility, offering privacy, security, and amenities perfect for families and entertainers alike. This home is beautifully maintained, energy-efficient, a must-see in East Edmond.

Key facts

• 0.26 acre lot
• 3 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $613k.

Deal economics

• At list price, monthly cash flow is $-987 ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $439k (28.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $400k (34.7% below list).
• Recommended offer: $400k (34.7% below list) — sets the bar for 1% rule.
• Cap rate 4.4% vs local median 3.4% in Edmond — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 192 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 5,365 units permitted in Oklahoma County in 2024 (569 in 5+ unit buildings).

Forward outlook

• In year one you build about $66k of equity ($4k loan paydown + $61k appreciation (10.0% local appreciation)).
• Oklahoma County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$105k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 209 days — a 12% lower offer ($539k) is reasonable based on typical stale-listing flexibility.
• 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.

Recommended offer $400,000 (34.7% 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 209 days. Have you received any prior offers? Is the seller open to a 35% 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 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.65% ✗
• Cap rate: 4.36%
• Cash-on-cash: -6.90%
• DSCR: 0.69
• GRM: 12.8

CMA / ARV

• ARV (on-the-fly): $626,220
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5156 Braavos Way	0.22mi	5/3.5	3,285 (+3%)	1mo	$641,540	$195	83
5400 Braavos Way	0.21mi	5/3.0	2,950 (-8%)	3mo	$582,340	$197	75
5224 Sunspear Dr	0.17mi	5/3.5	3,350 (+5%)	10mo	$647,765	$193	74
5316 Braavos Way	0.22mi	4/3.0 (-1)	2,850 (-11%)	1mo	$593,340	$208	66
4900 Sunspear Dr	0.33mi	4/3.5 (-1)	3,146 (-2%)	10mo	$560,000	$178	66
5332 Braavos Way	0.21mi	5/4.5	3,625 (+14%)	1mo	$680,840	$188	61
5001 Braavos Way	0.26mi	4/3.0 (-1)	2,800 (-12%)	2mo	$529,000	$189	60
4816 Braavos Way	0.39mi	5/4.5	3,625 (+14%)	11mo	$672,065	$185	44
8301 Grass Creek Dr	0.67mi	5/4.0	3,576 (+12%)	2mo	$795,000	$222	43
6025 Lindberg Ln	0.60mi	4/3.5 (-1)	2,870 (-10%)	7mo	$637,500	$222	42
8217 Grass Creek Dr	0.68mi	4/3.0 (-1)	2,829 (-12%)	6mo	$555,000	$196	39
8117 Grass Creek Dr	0.73mi	4/3.0 (-1)	2,785 (-13%)	11mo	$549,777	$197	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.4%
• Equity multiple: 2.58×
• Total profit: $271,008
• Equity at exit: $552,239

10-year hold

• IRR: 17.9%
• Equity multiple: 5.94×
• Total profit: $847,512
• Equity at exit: $1,190,924

Cash invested: $171,640 (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 73007

• Home prices YoY: 4.0%
• Active inventory: 192
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $4,000 medium
• Mortgage (P&I): −$3,215
• Tax from tax record: −$594 /mo · $7,126/yr
• Insurance: −$255
• HOA: −$83
• Vacancy / Maint / Mgmt: −$840
• Net cashflow: $-987

Break-even live

Break-even rent $5,249

Max offer price $438,667

Occupancy floor —

Sensitivity live

Price	-10% $-640	-5% $-813	+0% $-987	+5% $-1,160	+10% $-1,334
Rent	-10% $-1,303	-5% $-1,145	+0% $-987	+5% $-829	+10% $-671
Rate	-1.0pp $-678	-0.5pp $-831	base $-987	+0.5pp $-1,146	+1.0pp $-1,307

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: $153,250
• Closing costs: $18,390
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7901 Behr Dr Edmond, OK	5.0	4.0	2829	$4,000	$1.41	20d	1	0.97mi

HOA detail

• Monthly dues: $83 · $996/yr
• Likely covers: gaslandscapingpoolsecurity

Listing history 20 events

1. 2026-06-18
   days on market $613,000 Active 209 DOM
2. 2026-06-17
   days on market $613,000 Active 208 DOM
3. 2026-06-16
   days on market $613,000 Active 207 DOM
4. 2026-06-15
   days on market $613,000 Active 206 DOM
5. 2026-06-13
   days on market $613,000 Active 204 DOM
6. 2026-06-09
   days on market $613,000 Active 200 DOM
7. 2026-06-08
   days on market $613,000 Active 199 DOM
8. 2026-06-07
   days on market $613,000 Active 198 DOM
9. 2026-06-03
   days on market $613,000 Active 194 DOM
10. 2026-06-02
    days on market $613,000 Active 193 DOM
11. 2026-06-01
    days on market $613,000 Active 192 DOM
12. 2026-05-31
    days on market $613,000 Active 191 DOM
13. 2026-01-30
    price $613,000 1299-char remark

    Show marketing remark (1299 chars)

    Welcome to 8708 Stark St in the lovely Highgarden community in Edmond. This stunning 5-bed, 4-bath home offers over 3,200 sq ft of beautifully designed living space plus 345 sq ft of outdoor living, a 3-car garage with storm shelter.and impressive upgrades added by the current owner. Step inside to a spacious, open layout featuring a cathedral-ceiling living room with stacked-stone gas fireplace, large windows, and generous natural light. The chef’s kitchen includes a large center island, 3CM countertops, tile backsplash, floor-to-ceiling cabinetry, pendant lighting, and stainless appliances. The primary suite features a sloped ceiling design, soaking tub, oversized walk-in shower, and dual vanities. Additional highlights include a large upstairs bonus room, powder bath, and two covered patios—one with a wood-burning fireplace, TV hookup, and gas line. Major upgrades: Tesla solar panels with Tesla backup battery system, brand-new fescue sod across the backyard ideal for the mature trees and enhanced landscaping. Located in Highgarden, a gated community with a neighborhood pool and recreation facility, offering privacy, security, and amenities perfect for families and entertainers alike. This home is beautifully maintained, energy-efficient, a must-see in East Edmond.

14. 2025-11-18
    listed $630,000 Active 1299-char remark

    Show marketing remark (1299 chars)

    Welcome to 8708 Stark St in the lovely Highgarden community in Edmond. This stunning 5-bed, 4-bath home offers over 3,200 sq ft of beautifully designed living space plus 345 sq ft of outdoor living, a 3-car garage with storm shelter.and impressive upgrades added by the current owner. Step inside to a spacious, open layout featuring a cathedral-ceiling living room with stacked-stone gas fireplace, large windows, and generous natural light. The chef’s kitchen includes a large center island, 3CM countertops, tile backsplash, floor-to-ceiling cabinetry, pendant lighting, and stainless appliances. The primary suite features a sloped ceiling design, soaking tub, oversized walk-in shower, and dual vanities. Additional highlights include a large upstairs bonus room, powder bath, and two covered patios—one with a wood-burning fireplace, TV hookup, and gas line. Major upgrades: Tesla solar panels with Tesla backup battery system, brand-new fescue sod across the backyard ideal for the mature trees and enhanced landscaping. Located in Highgarden, a gated community with a neighborhood pool and recreation facility, offering privacy, security, and amenities perfect for families and entertainers alike. This home is beautifully maintained, energy-efficient, a must-see in East Edmond.

15. 2023-06-06
    soldstatus $577,840 Closed 1036-char remark

    Show marketing remark (1036 chars)

    Price Improvement! Our building costs have come down & we are passing those savings along to our customers w/ this new price. Was: $622,540 Now: $577,840. This Wesley Bonus Room Floor Plan includes 3,285 Sqft of indoor living & 345 Sqft of outdoor living space. There's also a 3 car garage w/ a storm shelter installed! Home offers 5 beds, 3 full baths, 2 covered patios, a large bonus room, a pwdr room, & a utility room. Living room supports a cathedral ceiling, windows, a ceiling fan, & a gas ignition fireplace surrounded w/ our stacked stone detail. Kitchen boasts pendant lighting, 3 CM countertops, tile backsplash, cabinets to the ceiling, & a large center island. Primary suite has a sloped ceiling detail, a ceiling fan, & windows. Main bath has separate vanities, a large walk-in shower, & a Jetta Whirlpool tub! Outdoor living holds a wood-burning fireplace, a TV outlet, & gas line! We also extended the double car garage area by 4 ft! Home includes a tankless water heater & much more!

16. 2023-04-26
    status Pending 1036-char remark

    Show marketing remark (1036 chars)

    Price Improvement! Our building costs have come down & we are passing those savings along to our customers w/ this new price. Was: $622,540 Now: $577,840. This Wesley Bonus Room Floor Plan includes 3,285 Sqft of indoor living & 345 Sqft of outdoor living space. There's also a 3 car garage w/ a storm shelter installed! Home offers 5 beds, 3 full baths, 2 covered patios, a large bonus room, a pwdr room, & a utility room. Living room supports a cathedral ceiling, windows, a ceiling fan, & a gas ignition fireplace surrounded w/ our stacked stone detail. Kitchen boasts pendant lighting, 3 CM countertops, tile backsplash, cabinets to the ceiling, & a large center island. Primary suite has a sloped ceiling detail, a ceiling fan, & windows. Main bath has separate vanities, a large walk-in shower, & a Jetta Whirlpool tub! Outdoor living holds a wood-burning fireplace, a TV outlet, & gas line! We also extended the double car garage area by 4 ft! Home includes a tankless water heater & much more!

17. 2023-03-27
    price $577,840 1036-char remark

    Show marketing remark (1036 chars)

    Price Improvement! Our building costs have come down & we are passing those savings along to our customers w/ this new price. Was: $622,540 Now: $577,840. This Wesley Bonus Room Floor Plan includes 3,285 Sqft of indoor living & 345 Sqft of outdoor living space. There's also a 3 car garage w/ a storm shelter installed! Home offers 5 beds, 3 full baths, 2 covered patios, a large bonus room, a pwdr room, & a utility room. Living room supports a cathedral ceiling, windows, a ceiling fan, & a gas ignition fireplace surrounded w/ our stacked stone detail. Kitchen boasts pendant lighting, 3 CM countertops, tile backsplash, cabinets to the ceiling, & a large center island. Primary suite has a sloped ceiling detail, a ceiling fan, & windows. Main bath has separate vanities, a large walk-in shower, & a Jetta Whirlpool tub! Outdoor living holds a wood-burning fireplace, a TV outlet, & gas line! We also extended the double car garage area by 4 ft! Home includes a tankless water heater & much more!

18. 2023-01-13
    price $572,840 1036-char remark

    Show marketing remark (1036 chars)

    Price Improvement! Our building costs have come down & we are passing those savings along to our customers w/ this new price. Was: $622,540 Now: $577,840. This Wesley Bonus Room Floor Plan includes 3,285 Sqft of indoor living & 345 Sqft of outdoor living space. There's also a 3 car garage w/ a storm shelter installed! Home offers 5 beds, 3 full baths, 2 covered patios, a large bonus room, a pwdr room, & a utility room. Living room supports a cathedral ceiling, windows, a ceiling fan, & a gas ignition fireplace surrounded w/ our stacked stone detail. Kitchen boasts pendant lighting, 3 CM countertops, tile backsplash, cabinets to the ceiling, & a large center island. Primary suite has a sloped ceiling detail, a ceiling fan, & windows. Main bath has separate vanities, a large walk-in shower, & a Jetta Whirlpool tub! Outdoor living holds a wood-burning fireplace, a TV outlet, & gas line! We also extended the double car garage area by 4 ft! Home includes a tankless water heater & much more!

19. 2022-05-13
    price $622,540 1036-char remark

    Show marketing remark (1036 chars)

    Price Improvement! Our building costs have come down & we are passing those savings along to our customers w/ this new price. Was: $622,540 Now: $577,840. This Wesley Bonus Room Floor Plan includes 3,285 Sqft of indoor living & 345 Sqft of outdoor living space. There's also a 3 car garage w/ a storm shelter installed! Home offers 5 beds, 3 full baths, 2 covered patios, a large bonus room, a pwdr room, & a utility room. Living room supports a cathedral ceiling, windows, a ceiling fan, & a gas ignition fireplace surrounded w/ our stacked stone detail. Kitchen boasts pendant lighting, 3 CM countertops, tile backsplash, cabinets to the ceiling, & a large center island. Primary suite has a sloped ceiling detail, a ceiling fan, & windows. Main bath has separate vanities, a large walk-in shower, & a Jetta Whirlpool tub! Outdoor living holds a wood-burning fireplace, a TV outlet, & gas line! We also extended the double car garage area by 4 ft! Home includes a tankless water heater & much more!

20. 2022-05-02
    listed $619,540 Active 1036-char remark

    Show marketing remark (1036 chars)

    Price Improvement! Our building costs have come down & we are passing those savings along to our customers w/ this new price. Was: $622,540 Now: $577,840. This Wesley Bonus Room Floor Plan includes 3,285 Sqft of indoor living & 345 Sqft of outdoor living space. There's also a 3 car garage w/ a storm shelter installed! Home offers 5 beds, 3 full baths, 2 covered patios, a large bonus room, a pwdr room, & a utility room. Living room supports a cathedral ceiling, windows, a ceiling fan, & a gas ignition fireplace surrounded w/ our stacked stone detail. Kitchen boasts pendant lighting, 3 CM countertops, tile backsplash, cabinets to the ceiling, & a large center island. Primary suite has a sloped ceiling detail, a ceiling fan, & windows. Main bath has separate vanities, a large walk-in shower, & a Jetta Whirlpool tub! Outdoor living holds a wood-burning fireplace, a TV outlet, & gas line! We also extended the double car garage area by 4 ft! Home includes a tankless water heater & much more!

ⓘ 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: $7,126 · $594/mo
• Projected year-2 tax: $7,126 · $594/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $48,000
• − Mortgage interest: −$34,338
• − Property taxes: −$7,126
• − Insurance: −$3,065
• − Repairs & maintenance: −$3,840
• − Management: −$3,840
• − HOA: −$996
• − Depreciation: −$17,833
• Taxable loss: −$23,037
• Est. tax savings @ 24.0%: +$5,529
• After-tax cash flow: $-6,313/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
• City population: 177,083
• Population (ZIP): 2,945

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 (80%)
• Race & ethnicity: White 80% Two or more races 15% Hispanic / Latino 5% Black 2%
• Common ancestry: Lithuanian 5% Romanian 3% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 2% Other Asian/Pacific 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: ▲ 12.99%
• Current HPI: 336.6015
• Rent YoY: —
• Metro: —
• 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

-1.1% since first listed

8 events — show timeline

• 2026-01-30 Price Changed $613,000 MLSOK
• 2025-11-18 Listed $630,000 MLSOK
• 2023-06-06 Sold (MLS) $577,840 MLSOK
• 2023-04-26 Pending — MLSOK
• 2023-03-27 Price Changed $577,840 MLSOK
• 2023-01-13 Price Changed $572,840 MLSOK
• 2022-05-13 Price Changed $622,540 MLSOK
• 2022-05-02 Listed $619,540 MLSOK

Property tax history

+804.3%/yr

Latest (2025): $7,126 · +3.8% YoY. Source: county tax records.