Kitson Plan · Edmond, OK 73012

$238,400

3 bd · 2.0 ba · 1,464 sqft · SingleFamily · 146 Days on market

Good condition 2-car garage

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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).

• ARV discount +7.5/15.0
• Cash flow +5.7/30.0
• Schools +5.5/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +2.8/5.0
• 1% rule +1.1/10.0
• DSCR +0.1/10.0
• Appreciation +0.0/10.0

Listing remarks

This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are comfortable spaces for household members and overnight guests.

Key facts

• Walk-in closet
• Open floorplan
• Secondary bedrooms

Tags

• OPEN FLOORPLAN
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• SECONDARY BEDROOMS

🏗️ New construction. The $238,400 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $305,490.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $238k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-627 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $215k (9.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (21.2% below list).
• Recommended offer: $188k (21.2% below list) — sets the bar for 1% rule.

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: Frontier Es (math 42% / reading 48%, grade D-, #60 of 845 statewide, top 7%, 826 students, 0% FRL); Cheyenne Ms (math 34% / reading 42%, grade F, #13 of 345 statewide, top 4%, 851 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 (+1.2%/yr); 1139 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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).
• This rent is only 18% of the median local income ($127k/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 $2k of loan paydown is wiped out by about $9k 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 146 days — a 12% lower offer ($210k) is reasonable based on typical stale-listing flexibility.

Recommended offer $187,857 (21.2% 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. It's been on market 146 days. Have you received any prior offers? Is the seller open to a 21% 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: 0.61% ✗
• Cap rate: 3.83%
• Cash-on-cash: -8.80%
• DSCR: 0.61
• GRM: 13.6

CMA / ARV

• ARV (median comp): $305,490
• List price: $238,400
• Delta: -21.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3808 Pettit Blvd	0.14mi	3/2.0	1,485 (+1%)	1mo	$280,000	$189	90
3324 Cookson Point Dr	0.04mi	3/2.0	1,500 (+2%)	8mo	$348,825	$233	88
3724 Lynne Ave	0.08mi	3/2.0	1,500 (+2%)	7mo	$330,840	$221	86
3909 Lynne Ave	0.14mi	3/2.0	1,427 (-2%)	5mo	$296,500	$208	85
3316 Cookson Point Dr	0.06mi	3/2.0	1,400 (-4%)	7mo	$306,990	$219	84
2809 NW 204th Ter	0.00mi	3/2.0	1,604 (+10%)	1mo	$277,250	$173	84
3725 Lynne Ave	0.07mi	3/2.0	1,400 (-4%)	9mo	$303,990	$217	82
3800 Lynne Ave	0.09mi	3/2.0	1,550 (+6%)	7mo	$341,840	$221	80
3200 Cookson Point Dr	0.11mi	3/2.0	1,550 (+6%)	6mo	$294,500	$190	80
3709 Lynne Ave	0.05mi	4/2.0 (+1)	1,565 (+7%)	5mo	$322,490	$206	77
3332 Cookson Point Dr	0.03mi	3/2.0	1,300 (-11%)	6mo	$298,990	$230	75
2804 NW 204th Ter	0.38mi	3/2.0	1,604 (+10%)	1mo	$275,750	$172	66

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: -33.9%
• Equity multiple: -0.08×
• Total profit: $-92,739
• Equity at exit: $45,550

10-year hold

• IRR: -54.8%
• Equity multiple: -0.70×
• Total profit: $-145,229
• Equity at exit: $26,413

Cash invested: $85,537 (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: 12 active · 14 under contract
• Months of supply: 8.0 mo (12%/mo absorbed)
• Median asking: $284,900 ($176/sqft)
• Median days on market: 142 d
• This list price: 8% of active listings are priced below it
• ARV vs active asking: +18.4% above current asking $/sqft

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

ZIP-level market 73012

• Home prices YoY: -17.9%
• Rents YoY: 1.2%
• Active inventory: 1139
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,879 high
• Mortgage (P&I): −$1,602
• Tax est. 1.5%: −$382 /mo · $4,582/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $-627

Break-even live

Break-even rent $2,672

Max offer price $214,747

Occupancy floor —

Sensitivity live

Price	-10% $-416	-5% $-522	+0% $-627	+5% $-733	+10% $-838
Rent	-10% $-776	-5% $-701	+0% $-627	+5% $-553	+10% $-479
Rate	-1.0pp $-473	-0.5pp $-549	base $-627	+0.5pp $-706	+1.0pp $-787

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: $76,372
• Closing costs: $9,165
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21925 Homesteaders Rd Edmond, OK	3.0	2.0	1433	$2,100	$1.47	158d	1	0.95mi
21984 Homesteaders Rd Edmond, OK	3.0	2.0	1610	$1,657	$1.03	14d	1	0.95mi
2111 Scissortail Landing Dr Edmond, OK	3.0	2.0	1702	$1,775	$1.04	0d	1	0.97mi
2111 Scissortail Landing Dr Edmond, OK	3.0	2.0	1702	$1,775	$1.04	21d	1	0.97mi
2111 Scissortail Landing Dr Edmond, OK	3.0	2.0	1702	$1,775	$1.04	11d	1	0.97mi
2145 Scissortail Landing Dr Edmond, OK	4.0	2.0	1800	$1,795	$1.00	127d	1	1.00mi
2237 Scissortail Landing Dr Edmond, OK	3.0	2.0	1835	$1,750	$0.95	0d	1	1.10mi
2237 Scissortail Landing Dr Edmond, OK	3.0	2.0	1835	$1,795	$0.98	18d	1	1.10mi
2201 NW 199th St Edmond, OK	3.0	2.0	1240	$1,595	$1.29	112d	1	1.43mi
1909 Raquel Rd Edmond, OK	3.0	2.0	1781	$1,695	$0.95	10d	1	1.49mi
1909 Raquel Rd Edmond, OK	3.0	2.0	1781	$1,795	$1.01	13d	1	1.49mi
1909 Raquel Rd Edmond, OK	3.0	2.0	1781	$1,795	$1.01	50d	1	1.49mi

Property features AI

Finance

• Financial info: List price $238,900

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family new construction (Kitson plan)Active listing
• Exterior features: Located on NW street prefix (NW 205th Terrace)Address: 2845 NW 205th Ter, Edmond, OK 73012

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: New construction plan (Kitson)Living area approximately 1,402

Listing history 50 events

1. 2026-11-08
   days on market $238,400 Active 146 DOM
2. 2026-11-07
   days on market $238,400 Active 145 DOM
3. 2026-11-06
   days on market $238,400 Active 144 DOM
4. 2026-11-05
   days on market $238,400 Active 143 DOM
5. 2026-11-04
   days on market $238,400 Active 142 DOM
6. 2026-11-02
   days on market $238,400 Active 140 DOM
7. 2026-11-01
   days on market $238,400 Active 139 DOM
8. 2026-10-31
   days on market $238,400 Active 138 DOM
9. 2026-10-30
   days on market $238,400 Active 137 DOM
10. 2026-10-29
    days on market $238,400 Active 136 DOM
11. 2026-10-28
    days on market $238,400 Active 135 DOM
12. 2026-10-27
    days on market $238,400 Active 134 DOM
13. 2026-10-26
    days on market $238,400 Active 133 DOM
14. 2026-10-25
    days on market $238,400 Active 132 DOM
15. 2026-10-24
    days on market $238,400 Active 131 DOM
16. 2026-10-23
    days on market $238,400 Active 130 DOM
17. 2026-10-22
    days on market $238,400 Active 129 DOM
18. 2026-10-21
    days on market $238,400 Active 128 DOM
19. 2026-10-20
    days on market $238,400 Active 127 DOM
20. 2026-10-19
    days on market $238,400 Active 126 DOM
21. 2026-10-18
    days on market $238,400 Active 125 DOM
22. 2026-10-18
    days on market $238,400 Active 124 DOM
23. 2026-10-16
    days on market $238,400 Active 123 DOM
24. 2026-10-15
    days on market $238,400 Active 122 DOM
25. 2026-10-14
    days on market $238,400 Active 121 DOM
26. 2026-10-13
    days on market $238,400 Active 120 DOM
27. 2026-10-12
    days on market $238,400 Active 119 DOM
28. 2026-10-11
    days on market $238,400 Active 118 DOM
29. 2026-10-10
    pricedays on market $238,400 Active 117 DOM
30. 2026-10-09
    days on market $237,900 Active 116 DOM
31. 2026-10-08
    days on market $237,900 Active 115 DOM
32. 2026-10-07
    days on market $237,900 Active 114 DOM
33. 2026-10-06
    days on market $237,900 Active 113 DOM
34. 2026-10-05
    days on market $237,900 Active 112 DOM
35. 2026-10-04
    days on market $237,900 Active 111 DOM
36. 2026-10-04
    days on market $237,900 Active 110 DOM
37. 2026-10-02
    days on market $237,900 Active 109 DOM
38. 2026-10-01
    days on market $237,900 Active 108 DOM
39. 2026-09-30
    days on market $237,900 Active 107 DOM
40. 2026-09-29
    days on market $237,900 Active 106 DOM
41. 2026-09-28
    days on market $237,900 Active 105 DOM
42. 2026-09-27
    days on market $237,900 Active 104 DOM
43. 2026-09-25
    price $237,900 Active 102 DOM
44. 2026-09-25
    days on market $250,400 Active 102 DOM
45. 2026-09-24
    days on market $250,400 Active 101 DOM
46. 2026-09-23
    days on market $250,400 Active 100 DOM
47. 2026-09-22
    days on market $250,400 Active 99 DOM
48. 2026-09-21
    days on market $250,400 Active 98 DOM
49. 2026-09-20
    days on market $250,400 Active 97 DOM
50. 2026-09-19
    days on market $250,400 Active 96 DOM

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

Taxation est. · year 1

• Rental income: $22,543
• − Mortgage interest: −$17,112
• − Property taxes: −$4,582
• − Insurance: −$1,527
• − Repairs & maintenance: −$1,803
• − Management: −$1,803
• − Depreciation: −$8,887
• Taxable loss: −$13,173
• Est. tax savings @ 24.0%: +$3,162
• After-tax cash flow: $-4,364/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 · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $7,320–$21,960 screening

This single-level home is in good condition with a modern and well-maintained interior and exterior. It is move-in ready and would benefit from a fresh coat of paint on exterior trim and cleaning gutters to further enhance its curb appeal and rental value.

Value-add opportunities

• Resale Paint exterior trim — Fresh paint can enhance curb appeal and home value. ↑
• Rental Clean gutters — Clean gutters improve drainage and reduce maintenance costs for tenants. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 55/100

Zoned Schools

Elementary Clegern Es A OK #1/845 Nat'l #2,202/41,679 Middle Cheyenne Ms F OK #13/345 Nat'l #6,571/14,009 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): 46,993
• Household income: $126,659
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 8% 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 (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%
• Languages at home: 86% English-only · Spanish 4% Other Indo-European 2% Chinese 2%

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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: ▼ -44.41%
• Current HPI: 203.1105
• Rent YoY: ▲ 1.21%
• 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 $238,900

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family new construction (Kitson plan)Active listing
• Exterior features: Located on NW street prefix (NW 205th Terrace)Address: 2845 NW 205th Ter, Edmond, OK 73012

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: New construction plan (Kitson)Living area approximately 1,402