8708 Snow Ct · Edmond, OK 73007

$438,500

4 bd · 3.0 ba · 2,030 sqft · SingleFamily public records · 11 Days on market

Built 2020 10,877 sqft lot Est $428k · at est. $83/mo HOA · 3% of rent ↓ 3% 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
• Cash flow +6.5/30.0
• ARV discount +6.4/15.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +0.8/10.0

Listing remarks

Recently built and thoughtfully upgraded, this beautifully designed 4-bedroom, 2.5-bath home offers the perfect blend of modern construction, custom features, and a rare wooded setting. Situated on a premium lot with a canopy of mature trees, this home provides privacy and scenic views while still offering the benefits of a newer home. Inside, the open-concept layout features soaring cathedral ceilings, picturesque windows, and a stunning floor-to-ceiling stone fireplace. The kitchen is well-appointed with quartz countertops, double ovens, a 5-burner gas range with griddle, walk-in pantry with glass door, and upper glass-front cabinets with lighting—ideal for everyday living and enter

Key facts

• Quartz countertops
• Covered patio
• Premium lot

Tags

• PREMIUM LOT
• OPEN-CONCEPT LAYOUT
• QUARTZ COUNTERTOPS
• WALK-IN PANTRY
• COVERED PATIO
• WOOD-BURNING FIREPLACE

Property features AI

Finance

• Other: Homestead exemption claimed; Occupied by owner; Home warranty included
• HOA & community: Mandatory association dues; Annual association fee of $1,000; Association covers gated entry, grounds maintenance, pool, and recreation facility

Exterior

• Parking: 3-car garage
• Utilities: Standard municipal utilities implied
• Home design: Single-family residence; One-story; North-facing; Existing property
• Construction: Brick and frame construction; Composition roof (replaced 2020); Low-E windows; Slab foundation; Built by Taber
• Exterior features: Interior, wooded lot; Wood fencing; Patio (covered and open); Covered porch; Outbuildings; Garage floor storm shelter

Interior

• Kitchen: Built-in gas range; Double electric ovens; Dishwasher; Microwave; Garbage disposal
• Bedrooms: 4 bedrooms (one-level home)
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Programmable thermostat
• Interior features: In-law plan; Two gas-log fireplaces; Covered porch; Patio (covered and open); Outbuildings
• Laundry & utility: Washer/dryer hookups (standard laundry features implied)

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $438k.

Deal economics

• At list price, monthly cash flow is $-739 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $308k (29.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $280k (36.1% below list).
• Recommended offer: $280k (36.1% below list) — sets the bar for 1% rule.
• Cap rate 4.3% 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+, 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: Redbud Es (616 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: 192 active listings in the ZIP; 2 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 $47k of equity ($3k loan paydown + $44k 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 ~$75k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $280,243 (36.1% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.64% ✗
• Cap rate: 4.27%
• Cash-on-cash: -7.22%
• DSCR: 0.68
• GRM: 13.0

CMA / ARV

• ARV (on-the-fly): $428,330
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8708 Snow Ct	0.00mi	4/2.5	2,030 (0%)	1mo	$433,500	$214	97
4901 Highgarden Ave	0.10mi	4/2.5	2,015 (-1%)	1mo	$425,000	$211	91
8716 Snow Ct	0.01mi	4/2.5	2,077 (+2%)	12mo	$419,000	$202	83
8716 Grey Wind Way	0.08mi	4/2.5	2,000 (-2%)	13mo	$445,340	$223	81
4924 Highgarden Ave	0.09mi	4/2.0	2,206 (+9%)	0mo	$445,000	$202	77
5125 Sunspear Dr	0.21mi	4/2.5	2,000 (-2%)	13mo	$467,990	$234	75
5117 Sunspear Dr	0.20mi	4/2.5	2,000 (-2%)	15mo	$442,340	$221	74
8701 Tyrion Dr	0.27mi	4/2.5	2,000 (-2%)	12mo	$449,840	$225	73
8616 Grey Wind Way	0.08mi	4/3.0	2,300 (+13%)	12mo	$480,340	$209	64
8709 Tyrion Dr	0.27mi	4/3.0	2,250 (+11%)	9mo	$475,340	$211	62
8308 Dax Dr	0.62mi	4/2.5	2,109 (+4%)	11mo	$428,000	$203	54
8117 Dax Dr	0.65mi	3/2.5 (-1)	2,142 (+6%)	13mo	$409,900	$191	43

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: 19.2%
• Equity multiple: 2.56×
• Total profit: $191,773
• Equity at exit: $395,036

10-year hold

• IRR: 17.7%
• Equity multiple: 5.90×
• Total profit: $601,721
• Equity at exit: $851,909

Cash invested: $122,780 (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: 13.0×

Monthly cashflow live

• Estimated rent: $2,802 medium
• Mortgage (P&I): −$2,300
• Tax from tax record: −$387 /mo · $4,647/yr
• Insurance: −$183
• HOA: −$83
• Vacancy / Maint / Mgmt: −$589
• Net cashflow: $-739

Break-even live

Break-even rent $3,737

Max offer price $308,028

Occupancy floor —

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: $109,625
• Closing costs: $13,155
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5216 Bing Cir Edmond, OK	3.0	2.0	1631	$2,300	$1.41	16d	1	0.32mi
7901 Behr Dr Edmond, OK	5.0	4.0	2829	$4,000	$1.41	20d	1	0.68mi

HOA detail

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

Listing history 6 events

1. 2026-04-20
   status Pending
2. 2026-04-09
   listed $438,500 Active
3. 2026-04-08
   historical
4. 2026-02-02
   price $447,900
5. 2025-11-07
   price $448,900
6. 2025-10-15
   listed $449,900 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: $4,647 · $387/mo
• Projected year-2 tax: $4,647 · $387/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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 18 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: $33,629
• − Mortgage interest: −$24,563
• − Property taxes: −$4,647
• − Insurance: −$2,192
• − Repairs & maintenance: −$2,690
• − Management: −$2,690
• − HOA: −$996
• − Depreciation: −$12,756
• Taxable loss: −$16,906
• Est. tax savings @ 24.0%: +$4,057
• After-tax cash flow: $-4,805/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

-2.5% since first listed

6 events — show timeline

• 2026-04-20 Pending — MLSOK
• 2026-04-09 Listed $438,500 MLSOK
• 2026-04-08 Listing Removed — MLSOK
• 2026-02-02 Price Changed $447,900 MLSOK
• 2025-11-07 Price Changed $448,900 MLSOK
• 2025-10-15 Listed $449,900 MLSOK

Property tax history

+85.3%/yr

Latest (2025): $4,647 · +5.1% YoY. Source: county tax records.