804 W Main St · Edmond, OK 73003

$154,900

2 bd · 1.0 ba · 1,031 sqft · SingleFamily public records · 160 Days on market

Built 1945 7,000 sqft lot Est $191k · 19% under

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Why this score? — see what drove the C+ 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 +21.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +4.7/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Positioned along Edmond’s fast-growing West Main corridor, this property offers a rare blend of an existing single-family home and highly valuable land with strong future potential. Surrounded by new construction and ongoing redevelopment, the location provides exceptional upside for investors, builders, or buyers seeking long-term appreciation. The home includes 2 bedrooms, 1 bathroom, and approximately 1,031 sq ft of living space on a generous lot. It can function as a primary residence or rental while plans are made for renovation or redevelopment. The layout is practical and livable, offering a solid foundation for those looking to customize or add value. The true appeal lies in t

Key facts

• New construction
• Highly valuable land
• 7,000 sq ft lot

Tags

• EXISTING SINGLE-FAMILY HOME
• HIGHLY VALUABLE LAND
• STRONG FUTURE POTENTIAL
• NEW CONSTRUCTION
• ONGOING REDEVELOPMENT
• LONG-TERM APPRECIATION

Property features AI

Finance

• Other: Homestead not indicated; Property listed as occupied; Listing broker: Ariston Realty
• Financial info: Taxes listed (amount provided in listing data)
• HOA & community: No mandatory association dues

Exterior

• Home design: Single family residence; One-story; Existing property
• Construction: Frame construction with vinyl siding; Composition roof; Slab foundation; Built status: existing
• Exterior features: Front porch; Interior lot

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit(s) for cooling
• Interior features: One living area; No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $232 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (3.3% below list).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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.
• 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: Ida Freeman Es (math 17% / reading 17%, grade F, #540 of 845 statewide, top 68%, 464 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 (+3.9%/yr); 215 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k 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 160 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 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.
• Current owner paid $52k; list at $155k implies a 195% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• 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 $136,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.97% ✗
• Cap rate: 8.09%
• Cash-on-cash: 6.42%
• DSCR: 1.29
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $190,735
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
323 W 2nd St	0.42mi	2/1.0	1,071 (+4%)	4mo	$150,000	$140	70
501 Meadow Lake Dr	0.38mi	3/1.0 (+1)	1,058 (+3%)	4mo	$200,000	$189	69
801 W 7th St	0.45mi	3/1.5 (+1)	1,064 (+3%)	2mo	$209,500	$197	65
712 Willow Ridge Pl	0.39mi	3/1.5 (+1)	1,080 (+5%)	3mo	$199,500	$185	64
15 S Walnut St	0.37mi	2/1.0	1,162 (+13%)	1mo	$200,000	$172	61
504 Gayclifee Ter	0.59mi	3/2.0 (+1)	1,010 (-2%)	1mo	$189,000	$187	59
504 W 10th St	0.74mi	3/1.0 (+1)	1,060 (+3%)	0mo	$187,000	$176	56
824 Cedar Crest Dr	0.74mi	3/1.5 (+1)	1,006 (-2%)	2mo	$200,000	$199	53
522 Sunnyside Pl	0.52mi	3/1.0 (+1)	910 (-12%)	2mo	$162,000	$178	50
724 Red Oak Ter	0.55mi	3/2.0 (+1)	1,106 (+7%)	8mo	$179,450	$162	47
508 Gayclifee Ter	0.59mi	3/1.0 (+1)	920 (-11%)	4mo	$175,000	$190	46
705 Holly Hill Rd	0.50mi	3/2.0 (+1)	1,153 (+12%)	7mo	$185,000	$160	42

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 · 3.86% rent growth · sell at horizon

5-year hold

• IRR: -5.6%
• Equity multiple: 0.79×
• Total profit: $-9,072
• Equity at exit: $23,096

10-year hold

• IRR: 5.0%
• Equity multiple: 1.38×
• Total profit: $16,374
• Equity at exit: $13,393

Cash invested: $43,372 (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 73003

• Home prices YoY: -31.2%
• Rents YoY: 3.9%
• Active inventory: 215
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,498 high
• Mortgage (P&I): −$812
• Tax from tax record: −$75 /mo · $895/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $232

Break-even live

Break-even rent $1,204

Max offer price $154,900

Occupancy floor 80%

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
714 W Hurd St Edmond, OK	2.0	1.0	1000	$1,150	$1.15	23d	1	0.08mi
612 W 2nd St Unit 100 Edmond, OK	3.0	2.5	1414	$1,895	$1.34	21d	1	0.25mi
1129 Carpe Diem Ct Edmond, OK	3.0	2.0	1250	$1,595	$1.28	4d	1	0.25mi
15 S Walnut St Edmond, OK	2.0	1.0	1162	$1,400	$1.20	23d	1	0.36mi
313 Dooley Creek Ln Edmond, OK	3.0	2.0	1295	$1,595	$1.23	23d	1	0.36mi
25 Creek View Dr Edmond, OK	1.0–2.0	1.0–2.0	872	$1,336	$1.53	4d	1	0.37mi
317 Dooley Creek Ln Edmond, OK	3.0	2.0	1295	$1,595	$1.23	14d	1	0.37mi
620 Winding Ln Edmond, OK	3.0	2.0	1133	$1,550	$1.37	2d	1	0.43mi
513 Sunnyside Pl Edmond, OK	3.0	1.5	1130	$1,350	$1.19	4d	1	0.53mi
1015 Swan Lake Ct Edmond, OK	2.0	2.0	1200	$1,295	$1.08	4d	1	0.56mi
1015 Swan Lake Ct Edmond, OK	2.0	2.0	1200	$1,295	$1.08	23d	1	0.56mi
733 Lapwing Rd Edmond, OK	2.0	2.0	1216	$1,450	$1.19	23d	1	0.59mi
425 Chalk Hill Ct Edmond, OK	3.0	2.0	1243	$1,550	$1.25	14d	1	0.61mi
437 Chalk Hill Ct Edmond, OK	3.0	2.0	1216	$1,595	$1.31	23d	1	0.61mi
105 W Hurd St Edmond, OK	2.0	1.0	930	$1,550	$1.67	2d	1	0.62mi
412 Chalk Hill Ct Edmond, OK	3.0	2.0	1216	$1,565	$1.29	14d	1	0.62mi
320 Cedar Crest Dr Edmond, OK	3.0	1.5	1051	$1,295	$1.23	2d	1	0.64mi
101 W Main St Edmond, OK	3.0	1.0–2.0	991	$1,959	$1.98	1d	111	0.64mi
436 Chalk Hill Ct Edmond, OK	3.0	2.0	1274	$2,850	$2.24	21d	1	0.65mi
436 Chalk Hill Ct Edmond, OK	3.0	2.0	1274	$2,850	$2.24	23d	1	0.65mi
425 Sterling Pointe Way Unit 425 Edmond, OK	2.0	2.0	1050	$1,300	$1.24	4d	1	0.66mi
242 Barrett Pl Edmond, OK	2.0	1.0	1029	$1,150	$1.12	21d	1	0.72mi
808 Mars Cir Unit 1 Edmond, OK	3.0	1.0	1401	$1,375	$0.98	20d	1	0.75mi
231 Barrett Pl Edmond, OK	3.0	2.0	1175	$1,295	$1.10	23d	1	0.76mi
159 Barrett Pl Edmond, OK	2.0	1.5	1175	$1,175	$1.00	23d	1	0.83mi
200 Ashley Dr Edmond, OK	3.0	2.0	1225	$1,375	$1.12	23d	1	0.84mi
128 Ashley Dr Edmond, OK	3.0	2.0	1250	$1,455	$1.16	23d	1	0.85mi
211 Ashley Dr Edmond, OK	3.0	2.0	1250	$1,440	$1.15	23d	1	0.85mi
5 E Thatcher St Edmond, OK	3.0	1.0	1144	$1,550	$1.35	23d	1	0.87mi
1504 Apollo Rd Edmond, OK	3.0	2.0	1435	$1,475	$1.03	11d	1	0.90mi
600 N Broadway Edmond, OK	2.0	1.0	1062	$1,325	$1.25	2d	1	0.91mi
1303 Fretz Ave Edmond, OK	2.0	2.0	1007	$1,295	$1.29	4d	1	0.92mi
1028 Mollie Rausch Ln Edmond, OK	3.0	2.0	1495	$1,650	$1.10	23d	1	0.94mi
1225 Sequoyah Pl Edmond, OK	2.0	1.5	1183	$1,350	$1.14	14d	1	0.94mi
504 N Boulevard Edmond, OK	3.0	2.0	1250	$2,595	$2.08	14d	1	1.01mi
730 S Littler Ave Edmond, OK	2.0	1.0	792	$1,250	$1.58	21d	1	1.07mi
320 E Edwards St Apt 12 Edmond, OK	2.0	1.0	927	$1,100	$1.19	23d	1	1.09mi
320 E Edwards St Unit 16 Edmond, OK	1.0	1.0	710	$900	$1.27	23d	1	1.09mi
320 E Edwards St Unit 10 Edmond, OK	1.0	1.0	710	$850	$1.20	23d	1	1.09mi
301 N University Dr Unit 12 Edmond, OK	2.0	1.0	990	$1,000	$1.01	14d	1	1.12mi

Listing history 16 events

1. 2026-06-18
   days on market $154,900 Active 160 DOM
2. 2026-06-17
   days on market $154,900 Active 159 DOM
3. 2026-06-16
   days on market $154,900 Active 158 DOM
4. 2026-06-15
   days on market $154,900 Active 157 DOM
5. 2026-06-13
   days on market $154,900 Active 155 DOM
6. 2026-06-09
   days on market $154,900 Active 151 DOM
7. 2026-06-08
   days on market $154,900 Active 150 DOM
8. 2026-06-07
   days on market $154,900 Active 149 DOM
9. 2026-06-03
   days on market $154,900 Active 145 DOM
10. 2026-06-02
    days on market $154,900 Active 144 DOM
11. 2026-06-01
    days on market $154,900 Active 143 DOM
12. 2026-05-31
    days on market $154,900 Active 142 DOM
13. 2026-03-18
    status Active
14. 2026-01-08
    listed $154,900 Active
15. 2015-08-26
    soldstatus $52,500
16. 1988-04-25
    soldstatus $14,500

ⓘ 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: $895 · $75/mo
• Projected year-2 tax: $1,394 · $116/mo
• Expected delta: +$499/yr (+$42/mo · 55.7%)

ⓘ 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 2/10 Low
• 🌡 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: $17,975
• − Mortgage interest: −$8,677
• − Property taxes: −$895
• − Insurance: −$774
• − Repairs & maintenance: −$1,438
• − Management: −$1,438
• − Depreciation: −$4,506
• Taxable income: $247
• Est. tax owed @ 24.0%: −$59
• After-tax cash flow: $2,724/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
• County: Oklahoma County · 771,644 people
• City population: 177,083
• Metro: Oklahoma City, OK
• Population (ZIP): 23,236
• Household income: $78,149
• Rent vs Own: 42.1% rent · 57.9% own
• Severe rent burden: 988.0

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 (69%)
• Race & ethnicity: White 69% Two or more races 13% Black 9% Hispanic / Latino 9% Asian 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 8% · Canada, China
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 2% Chinese 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: ▼ -104.15%
• Current HPI: 229.3899
• Rent YoY: ▲ 3.86%
• 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

+968.3% since first listed

4 events — show timeline

• 2026-03-18 Relisted — MLSOK
• 2026-01-08 Listed $154,900 MLSOK
• 2015-08-26 Sold (Public Records) $52,500 Public Records
• 1988-04-25 Sold (Public Records) $14,500 Public Records

Property tax history

+1.6%/yr

Latest (2025): $895 · +5.1% YoY. Source: county tax records.