21925 Homesteaders Rd · Edmond, OK 73012

$259,900

3 bd · 2.0 ba · 1,433 sqft · SingleFamily public records · 9 Days on market

Built 2003 6,913 sqft lot Est $228k · 14% over $42/mo HOA · 2% of rent

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Why this score? — see what drove the F 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 +12.5/30.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• DSCR +3.7/10.0
• 1% rule +3.1/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• ARV discount +1.2/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Built in 2003, 1504 Sq. Ft. with 3 Bedrooms, 2 Full Baths. Master Suite has Two Large Walk-In Closets and Garden Tub. Breakfast Nook with Bay Window, Vaulted Ceilings in Kitchen and Living Room. Gas Fireplace, All Bedrooms with Large Closets. Security Alarm System, Irrigation Sprinkler System.

Key facts

• Flexible spaces
• Natural light
• Space for gardens

Tags

• NATURAL LIGHT
• FLEXIBLE SPACES
• SPACE FOR GARDENS
• QUICK ACCESS TO AMENITIES

Property features AI

Finance

• Other: Property located in Settlers Crossing I
• Financial info: Loan qualify: Yes; Assumable: No
• HOA & community: Mandatory association dues; Association fee $503 (includes greenbelt)

Exterior

• Parking: 2-car garage
• Utilities: Utilities: standard (water, sewer, power)
• Home design: Single family residence; One story; Residential property; Existing construction
• Construction: Brick and frame construction; Composition roof; Slab foundation; Built as existing (no storm shelter)
• Exterior features: Covered deck; Covered patio; Open patio; Covered porch; Porch; Rain gutters; Corner lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: One living area; Gas log fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-36 ($-437/yr) — negative.
• To cash-flow at today's rent, offer at most $253k (2.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (19.2% below list).
• Recommended offer: $210k (19.2% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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.
• Deer Creek (rural): math 41% / reading 44% proficiency, ranked #4 of 270 in OK (top 2%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 7% free/reduced lunch — higher-income household profile.
• Zoned schools: Prairie Vale Es (math 62% / reading 52%, grade C+, #18 of 845 statewide, top 2%, 516 students, 0% FRL); Deer Creek Hs (math 39% / reading 51%, grade D-, #13 of 447 statewide, top 3%, 2,036 students, 0% FRL).
• Market conditions: Rents rising (+1.2%/yr); 645 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 18y 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 $148k; list at $260k implies a 75% 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 $209,898 (19.2% 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: 0.81% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.60%
• DSCR: 0.97
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $227,847
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21969 Homesteaders Pl	0.03mi	3/2.0	1,475 (+3%)	1mo	$250,000	$169	93
21919 Pleasant Ridge Rd	0.08mi	3/2.0	1,512 (+6%)	5mo	$250,000	$165	83
21865 Homesteaders Pl	0.07mi	3/2.0	1,558 (+9%)	1mo	$199,000	$128	81
21855 Pioneer Cir	0.21mi	3/2.0	1,530 (+7%)	8mo	$243,000	$159	72
2019 Echo Rdg	0.12mi	3/2.0	1,553 (+8%)	11mo	$270,000	$174	71
1925 Olde School Rd	0.08mi	4/2.0 (+1)	1,606 (+12%)	3mo	$255,500	$159	69
21854 Meadow Mist Cir	0.19mi	3/2.0	1,558 (+9%)	10mo	$237,000	$152	68
21222 Robin Ridge Ln	0.53mi	3/2.0	1,388 (-3%)	6mo	$249,000	$179	64
21998 Homesteaders Dr	0.07mi	4/2.0 (+1)	1,622 (+13%)	6mo	$223,500	$138	64
2148 Melody Dr	0.62mi	3/2.0	1,574 (+10%)	1mo	$250,000	$159	54
2137 Scissortail Landing Dr	0.42mi	4/2.0 (+1)	1,628 (+14%)	1mo	$222,500	$137	52
4301 Ritter Rd	0.61mi	3/2.0	1,550 (+8%)	9mo	$332,340	$214	50

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 · 1.21% rent growth · sell at horizon

5-year hold

• IRR: -19.2%
• Equity multiple: 0.34×
• Total profit: $-48,181
• Equity at exit: $38,752

10-year hold

• IRR: -15.8%
• Equity multiple: 0.18×
• Total profit: $-59,771
• Equity at exit: $22,471

Cash invested: $72,772 (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 73012

• Home prices YoY: -17.9%
• Rents YoY: 1.2%
• Active inventory: 645
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,099 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$181 /mo · $2,177/yr
• Insurance: −$108
• HOA: −$42
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $-36

Break-even live

Break-even rent $2,145

Max offer price $253,463

Occupancy floor 97%

Sensitivity live

Price	-10% $111	-5% $37	+0% $-36	+5% $-110	+10% $-184
Rent	-10% $-202	-5% $-119	+0% $-36	+5% $46	+10% $129
Rate	-1.0pp $94	-0.5pp $30	base $-36	+0.5pp $-104	+1.0pp $-172

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21925 Homesteaders Rd Edmond, OK	3.0	2.0	1433	$2,100	$1.47	18d	1	0.02mi
2145 Scissortail Landing Dr Edmond, OK	4.0	2.0	1800	$1,795	$1.00	2d	1	0.44mi
2317 NW 198th St Edmond, OK	3.0	2.0	1320	$1,700	$1.29	24d	1	1.49mi

HOA detail

• Monthly dues: $42 · $504/yr
• Likely covers: gassecurity

Listing history 8 events

1. 2026-06-21
   days on market $259,900 Active 9 DOM
2. 2026-06-18
   days on market $259,900 Active 6 DOM
3. 2026-06-17
   days on market $259,900 Active 5 DOM
4. 2026-06-16
   days on market $259,900 Active 4 DOM
5. 2026-06-15
   remarks 681-char remark
6. 2026-06-15
   days on market $259,900 Active 3 DOM
7. 2026-06-13
   remarks 662-char remark
8. 2026-06-13
   listed $259,900 Active 1 DOM

ⓘ 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: $2,177 · $181/mo
• Projected year-2 tax: $2,339 · $195/mo
• Expected delta: +$162/yr (+$14/mo · 7.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $25,188
• − Mortgage interest: −$14,558
• − Property taxes: −$2,177
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,015
• − Management: −$2,015
• − HOA: −$504
• − Depreciation: −$7,561
• Taxable loss: −$4,942
• Est. tax savings @ 24.0%: +$1,186
• After-tax cash flow: $749/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: Deer Creek
• NCES district ID: 4009570
• Math proficiency: 41% ▼ -16.00%
• Reading proficiency: 44% ▼ -14.00%
• Median HH income: $101,218
• Composite: 41.46/100
• National rank: #3465
• State rank: #4 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

• County: Oklahoma County · 771,644 people
• City population: 177,083
• Metro: Oklahoma City, OK
• Population (ZIP): 46,993
• Household income: $126,659
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 898.0

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 (67%)
• Race & ethnicity: White 67% Two or more races 10% Black 8% Asian 8% Hispanic / Latino 8% Native American 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 3% Slovak 2% Romanian 2%
• Foreign-born: 11% · Canada, China, Vietnam
• Languages at home: 86% English-only · Spanish 4% Other Indo-European 2% Chinese 2%

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: ▼ -44.41%
• Current HPI: 203.1105
• Rent YoY: ▲ 1.21%
• 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

-92.7% since first listed

9 events — show timeline

• 2026-06-12 Price Changed $2,200 BUILDIUM
• 2026-06-12 Listed $259,900 MLSOK
• 2026-02-06 Listed for Rent $2,100 BUILDIUM
• 2019-03-15 Sold (Public Records) $148,500 Public Records
• 2008-09-30 Sold (MLS) $142,900 MLSOK
• 2008-08-18 Sold (Public Records) $143,000 Public Records
• 2008-07-17 Listed $142,900 MLSOK
• 2002-07-01 Sold (Public Records) $40,000 Public Records
• 2001-05-04 Sold (Public Records) $30,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $2,177 · +3.3% YoY. Source: county tax records.