RC Armstrong II Plan · Edmond, OK 73034

$250,331

3 bd · 2.0 ba · 1,301 sqft · SingleFamily · 214 Days on market

Excellent condition 2-car garage

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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 +10.7/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Schools +4.7/10.0
• Livability +3.9/5.0
• 1% rule +3.1/10.0
• DSCR +3.1/10.0
• Rent growth +3.1/5.0
• Appreciation +0.0/10.0

Listing remarks

This new three-bedroom home provides convenient single-story living. An open-concept layout blends the kitchen, living and dining areas to maximize interior space, while two secondary bedrooms provide a comfortable retreat for both guests and residents. The luxurious owner's suite is nestled into a private rear corner and features a full bathroom and walk-in closet.

Key facts

• Private rear corner
• Single-story living
• Full bathroom

Tags

• SINGLE-STORY LIVING
• OPEN-CONCEPT LAYOUT
• PRIVATE REAR CORNER
• FULL BATHROOM
• WALK-IN CLOSET

🏗️ New construction. The $250,331 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $258,858.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-123 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $241k (3.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (15.8% below list).
• Recommended offer: $211k (15.8% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 3.6% 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: Northern Hills Es (math 39% / reading 36%, grade F, #127 of 845 statewide, top 15%, 775 students, 0% FRL); Sequoyah Ms (math 40% / reading 34%, grade F, #17 of 345 statewide, top 6%, 1,006 students, 0% FRL); North Hs (math 47% / reading 57%, grade D+, #1 of 447 statewide, top 0%, 2,555 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); 1346 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 29d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $8k 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 214 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.

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 $210,903 (15.8% 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 214 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.81% ✗
• Cap rate: 5.72%
• Cash-on-cash: -2.03%
• DSCR: 0.91
• GRM: 10.2

CMA / ARV

• ARV (median comp): $258,858
• List price: $250,331
• Delta: -3.29%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5824 Norway Spruce St	0.14mi	3/2.0	1,301 (0%)	4mo	$254,400	$196	90
6048 Norway Spruce St	0.28mi	3/2.0	1,301 (0%)	1mo	$258,137	$198	86
5808 Norway Spruce St	0.13mi	3/2.0	1,355 (+4%)	1mo	$263,019	$194	86
6117 Western Redbud Trl	0.28mi	3/2.0	1,301 (0%)	5mo	$254,331	$195	83
6016 Norway Spruce St	0.22mi	3/2.0	1,355 (+4%)	2mo	$253,900	$187	81
5816 Norway Spruce St	0.14mi	3/2.0	1,216 (-6%)	3mo	$244,700	$201	80
1708 Sugar Pine Way	0.26mi	3/2.0	1,355 (+4%)	5mo	$261,217	$193	76
5900 Norway Spruce St	0.17mi	3/2.0	1,417 (+9%)	2mo	$269,900	$190	76
5916 Norway Spruce St	0.17mi	3/2.0	1,420 (+9%)	3mo	$253,500	$179	74
5948 Norway Spruce St	0.20mi	3/2.0	1,420 (+9%)	3mo	$256,400	$181	73
6101 Western Redbud Trl	0.26mi	3/2.0	1,216 (-6%)	4mo	$252,272	$207	73
1701 Sugar Pine Way	0.26mi	4/2.0 (+1)	1,216 (-6%)	1mo	$254,900	$210	71

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: -20.2%
• Equity multiple: 0.30×
• Total profit: $-50,811
• Equity at exit: $38,597

10-year hold

• IRR: -14.4%
• Equity multiple: 0.19×
• Total profit: $-58,558
• Equity at exit: $22,381

Cash invested: $72,480 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 27 active · 26 under contract
• Months of supply: 6.5 mo (15%/mo absorbed)
• Median asking: $273,000 ($197/sqft)
• Median days on market: 44 d
• This list price: 11% of active listings are priced below it
• ARV vs active asking: +0.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 73034

• Rents YoY: 2.5%
• Active inventory: 1346
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,109 high
• Mortgage (P&I): −$1,357
• Tax est. 1.5%: −$324 /mo · $3,883/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $-123

Break-even live

Break-even rent $2,264

Max offer price $241,092

Occupancy floor —

Sensitivity live

Price	-10% $56	-5% $-33	+0% $-123	+5% $-212	+10% $-302
Rent	-10% $-289	-5% $-206	+0% $-123	+5% $-39	+10% $44
Rate	-1.0pp $8	-0.5pp $-57	base $-123	+0.5pp $-190	+1.0pp $-258

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: $64,714
• Closing costs: $7,766
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5917 Bradford Pear Ln Edmond, OK	3.0	2.0	1355	$1,825	$1.35	2d	1	0.17mi
5908 Norway Spruce St Edmond, OK	4.0	2.0	1840	$1,870	$1.02	27d	1	0.18mi
6149 Bradford Pear Ln Edmond, OK	3.0	2.0	1216	$1,675	$1.38	10d	1	0.32mi
6149 Bradford Pear Ln Edmond, OK	3.0	2.0	1216	$1,675	$1.38	2d	1	0.32mi
2232 Los Angeles Ave Edmond, OK	3.0	2.0	1785	$2,500	$1.40	123d	1	0.43mi
6309 Frankie Lynn Ln Edmond, OK	3.0	2.0	1690	$2,450	$1.45	142d	1	0.45mi
2333 El Cajon St Edmond, OK	3.0	2.0	1580	$2,100	$1.33	38d	1	0.53mi
6133 Oxnard St Edmond, OK	3.0	2.0	1809	$2,395	$1.32	10d	1	0.58mi
6133 Oxnard St Edmond, OK	3.0	2.0	1809	$2,595	$1.43	108d	1	0.58mi
6133 Oxnard St Edmond, OK	3.0	2.0	1809	$2,595	$1.43	120d	1	0.58mi
1144 Starlight Dr Edmond, OK	3.0	3.0	1625	$2,595	$1.60	10d	1	0.83mi
1140 Starlight Dr Edmond, OK	2.0	2.0	1257	$1,995	$1.59	10d	1	0.83mi
1148 Starlight Dr Edmond, OK	2.0	2.0	1291	$2,095	$1.62	28d	1	0.83mi
1136 Starlight Dr Edmond, OK	2.0	2.0	1256	$1,995	$1.59	10d	1	0.84mi
1132 Starlight Dr Edmond, OK	2.0	2.5	1595	$2,695	$1.69	10d	1	0.85mi
4725 Hop Clover Ln Edmond, OK	2.0	2.0	1262	$1,995	$1.58	52d	1	0.86mi
4721 Hop Clover Ln Edmond, OK	2.0	2.0	1256	$1,995	$1.59	10d	1	0.87mi
4713 Hop Clover Ln Edmond, OK	2.0	2.5	1595	$2,695	$1.69	10d	1	0.88mi
724 Road Not Taken Edmond, OK	3.0	2.0	1718	$2,275	$1.32	133d	1	0.99mi
2100 N Sooner Rd Edmond, OK	2.0	3.0	1096	$2,475	$2.26	108d	1	1.00mi
2100 N Sooner Rd Edmond, OK	3.0	3.0	1619	$3,375	$2.08	112d	1	1.00mi
728 Harbor Town Dr Edmond, OK	3.0	3.0	1629	$2,400	$1.47	118d	1	1.06mi
3100 N Sooner Rd Edmond, OK	2.0–3.0	2.0–3.0	1348	$3,375	$2.50	122d	38	1.20mi
3100 N Sooner Rd Edmond, OK	2.0–3.0	2.0–3.0	1252	$3,015	$2.41	0d	33	1.20mi

Property features AI

Finance

• Financial info: List price $254,900

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family plan (RC Armstrong II)Located in Edmond, OK
• Exterior features: Living area of 1,301

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan RC Armstrong II (new construction)

Listing history 50 events

1. 2026-11-08
   days on market $250,331 Active 214 DOM
2. 2026-11-07
   days on market $250,331 Active 213 DOM
3. 2026-11-06
   days on market $250,331 Active 212 DOM
4. 2026-11-05
   days on market $250,331 Active 211 DOM
5. 2026-11-04
   days on market $250,331 Active 210 DOM
6. 2026-11-02
   days on market $250,331 Active 208 DOM
7. 2026-11-01
   days on market $250,331 Active 207 DOM
8. 2026-10-31
   days on market $250,331 Active 206 DOM
9. 2026-10-30
   days on market $250,331 Active 205 DOM
10. 2026-10-29
    days on market $250,331 Active 204 DOM
11. 2026-10-28
    days on market $250,331 Active 203 DOM
12. 2026-10-27
    days on market $250,331 Active 202 DOM
13. 2026-10-26
    days on market $250,331 Active 201 DOM
14. 2026-10-25
    days on market $250,331 Active 200 DOM
15. 2026-10-24
    days on market $250,331 Active 199 DOM
16. 2026-10-23
    days on market $250,331 Active 198 DOM
17. 2026-10-22
    days on market $250,331 Active 197 DOM
18. 2026-10-21
    days on market $250,331 Active 196 DOM
19. 2026-10-20
    days on market $250,331 Active 195 DOM
20. 2026-10-19
    days on market $250,331 Active 194 DOM
21. 2026-10-18
    days on market $250,331 Active 193 DOM
22. 2026-10-18
    days on market $250,331 Active 192 DOM
23. 2026-10-16
    days on market $250,331 Active 191 DOM
24. 2026-10-15
    days on market $250,331 Active 190 DOM
25. 2026-10-14
    days on market $250,331 Active 189 DOM
26. 2026-10-13
    days on market $250,331 Active 188 DOM
27. 2026-10-12
    days on market $250,331 Active 187 DOM
28. 2026-10-11
    days on market $250,331 Active 186 DOM
29. 2026-10-10
    days on market $250,331 Active 185 DOM
30. 2026-10-09
    days on market $250,331 Active 184 DOM
31. 2026-10-08
    days on market $250,331 Active 183 DOM
32. 2026-10-07
    days on market $250,331 Active 182 DOM
33. 2026-10-06
    days on market $250,331 Active 181 DOM
34. 2026-10-05
    days on market $250,331 Active 180 DOM
35. 2026-10-04
    days on market $250,331 Active 179 DOM
36. 2026-10-04
    days on market $250,331 Active 178 DOM
37. 2026-10-02
    days on market $250,331 Active 177 DOM
38. 2026-10-01
    days on market $250,331 Active 176 DOM
39. 2026-09-30
    days on market $250,331 Active 175 DOM
40. 2026-09-29
    days on market $250,331 Active 174 DOM
41. 2026-09-28
    days on market $250,331 Active 173 DOM
42. 2026-09-27
    days on market $250,331 Active 172 DOM
43. 2026-09-25
    price $250,331 Active 170 DOM
44. 2026-09-25
    days on market $265,900 Active 170 DOM
45. 2026-09-24
    days on market $265,900 Active 169 DOM
46. 2026-09-23
    days on market $265,900 Active 168 DOM
47. 2026-09-22
    days on market $265,900 Active 167 DOM
48. 2026-09-21
    days on market $265,900 Active 166 DOM
49. 2026-09-20
    days on market $265,900 Active 165 DOM
50. 2026-09-19
    days on market $265,900 Active 164 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $25,308
• − Mortgage interest: −$14,500
• − Property taxes: −$3,883
• − Insurance: −$1,294
• − Repairs & maintenance: −$2,025
• − Management: −$2,025
• − Depreciation: −$7,530
• Taxable loss: −$5,949
• Est. tax savings @ 24.0%: +$1,428
• After-tax cash flow: $-46/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.

Condition & rehab AI · 1 photo

Excellent 100/100 None rehab

This new single-story home is in excellent condition with no visible repairs or maintenance needed. It offers a good return on investment with updates that can significantly increase its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics ↑
• Both New lighting fixtures — Enhances interior aesthetics and energy efficiency ↑

F Composite school gradezoned avg 47/100

Zoned Schools

Elementary Russell Dougherty Es C- OK #34/845 Nat'l #11,263/41,679 Middle Sequoyah Ms F OK #17/345 Nat'l #6,830/14,009 High North Hs D+ OK #1/447 Nat'l #5,016/17,239

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

B Composite livability gradescore 78/100

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 · 911,875 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: 11% of renters

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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%

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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%
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 1% Chinese 1%

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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

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Industry mix (Fortune 500 HQ in OK)

Industry	F500 HQs	Revenue
▸Energy	3	$48B

Property features AI

Finance

• Financial info: List price $254,900

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family plan (RC Armstrong II)Located in Edmond, OK
• Exterior features: Living area of 1,301

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan RC Armstrong II (new construction)