301 Winding Ln · Edmond, OK 73003

$150,000

3 bd · 1.0 ba · 888 sqft · SingleFamily public records · 144 Days on market

Built 1970 6,299 sqft lot Est $169k · 11% 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 +20.7/30.0
• ARV discount +12.5/15.0
• DSCR +6.6/10.0
• 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

This is one of those homes that just makes sense. Tucked into a quiet Edmond neighborhood, this cozy 3-bedroom, 1 bath home is simple, clean, and easy to own. The layout is efficient with a comfortable living area, good natural light, and bedrooms that feel practical without wasted space. Outside, you’ve got a fenced backyard and a single car garage, great for storage, hobbies, or everyday convenience. Whether you’re looking for an affordable entry into Edmond, a low-maintenance rental, or a solid long-term hold, this one checks the right boxes without overcomplicating things.

Key facts

• Fenced backyard
• Good natural light
• 6,299 sq ft lot

Tags

• QUIET EDMOND NEIGHBORHOOD
• FENCED BACKYARD
• GOOD NATURAL LIGHT

Property features AI

Finance

• Other: Occupied (rented/leased); sale may require court approval
• Financial info: Sold/as-is condition; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Utilities: Public utilities
• Home design: Single family residence; One-story; South-facing
• Construction: Brick and frame construction; Composition roof; Built status: existing
• Exterior features: Corner lot; No additional exterior features listed

Interior

• Kitchen: Free-standing electric range/oven
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Interior features: One living area; No fireplace; Existing property (not new construction)
• Laundry & utility: Slab foundation

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/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 $146k (2.6% below list).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 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 $4k 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 144 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $73k; list at $150k implies a 105% 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 $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 144 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 1970 — 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: 7.93%
• Cash-on-cash: 5.83%
• DSCR: 1.26
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $168,720
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
522 Sunnyside Pl	0.15mi	3/1.0	910 (+2%)	2mo	$162,000	$178	88
508 Gayclifee Ter	0.14mi	3/1.0	920 (+4%)	4mo	$175,000	$190	84
34 Shirley Ln	0.33mi	3/1.5	879 (-1%)	1mo	$177,500	$202	80
629 N Broadway	0.38mi	3/1.0	900 (+1%)	2mo	$180,000	$200	78
402 Lanes Turn	0.11mi	3/1.0	816 (-8%)	7mo	$158,000	$194	76
504 Gayclifee Ter	0.13mi	3/2.0	1,010 (+14%)	1mo	$189,000	$187	66
824 Cedar Crest Dr	0.19mi	3/1.5	1,006 (+13%)	2mo	$200,000	$199	65
616 Willow Ridge Pl	0.32mi	2/1.0 (-1)	924 (+4%)	11mo	$150,000	$162	64
116 W Clegern Ave	0.22mi	2/1.0 (-1)	784 (-12%)	8mo	$99,000	$126	59
94 Shirley Ln	0.38mi	2/1.0 (-1)	990 (+12%)	2mo	$190,000	$192	57
808 Robin Hill Rd	0.45mi	3/1.5	978 (+10%)	10mo	$185,000	$189	52
319 W 1st St	0.46mi	2/1.0 (-1)	780 (-12%)	10mo	$120,000	$154	45

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: -6.4%
• Equity multiple: 0.76×
• Total profit: $-10,065
• Equity at exit: $22,365

10-year hold

• IRR: 4.2%
• Equity multiple: 1.31×
• Total profit: $13,172
• Equity at exit: $12,969

Cash invested: $42,000 (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: $1,462 high
• Mortgage (P&I): −$787
• Tax from tax record: −$101 /mo · $1,218/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $204

Break-even live

Break-even rent $1,203

Max offer price $150,000

Occupancy floor 81%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
320 Cedar Crest Dr Edmond, OK	3.0	1.5	1051	$1,295	$1.23	2d	1	0.12mi
242 Barrett Pl Edmond, OK	2.0	1.0	1029	$1,150	$1.12	21d	1	0.14mi
425 Sterling Pointe Way Unit 425 Edmond, OK	2.0	2.0	1050	$1,300	$1.24	4d	1	0.22mi
600 N Broadway Edmond, OK	2.0	1.0	1062	$1,325	$1.25	2d	1	0.39mi
1303 Fretz Ave Edmond, OK	2.0	2.0	1007	$1,295	$1.29	4d	1	0.40mi
105 W Hurd St Edmond, OK	2.0	1.0	930	$1,550	$1.67	2d	1	0.41mi
101 W Main St Edmond, OK	3.0	1.0–2.0	991	$2,320	$2.34	1d	111	0.47mi
714 W Hurd St Edmond, OK	2.0	1.0	1000	$1,150	$1.15	23d	1	0.53mi
320 E Edwards St Apt 12 Edmond, OK	2.0	1.0	927	$1,100	$1.19	23d	1	0.70mi
301 N University Dr Unit 12 Edmond, OK	2.0	1.0	990	$1,000	$1.01	14d	1	0.70mi
25 Creek View Dr Edmond, OK	1.0–2.0	1.0–2.0	872	$1,336	$1.53	4d	1	0.93mi
800 Chowning Ave Edmond, OK	2.0	2.0	1008	$1,129	$1.12	4d	1	1.05mi
730 S Littler Ave Edmond, OK	2.0	1.0	792	$1,250	$1.58	21d	1	1.11mi
1015 E Hurd St Unit 2 Edmond, OK	2.0	1.0	700	$995	$1.42	23d	1	1.22mi
2500 Thomas Dr Edmond, OK	1.0–3.0	1.0–2.0	879	$1,395	$1.59	1d	6	1.25mi
1010 E Main St Edmond, OK	2.0	1.0	1052	$1,350	$1.28	23d	1	1.29mi
225 N Smythe Ave Edmond, OK	2.0	1.0	960	$1,200	$1.25	23d	1	1.30mi
1201 Covell Village Dr Edmond, OK	2.0	2.0	1090	$1,641	$1.51	12d	1	1.30mi
930 S Boulevard Edmond, OK	1.0–2.0	1.0–2.0	792	$1,085	$1.37	4d	10	1.41mi

Listing history 19 events

1. 2026-06-18
   days on market $150,000 Active 144 DOM
2. 2026-06-17
   days on market $150,000 Active 143 DOM
3. 2026-06-16
   days on market $150,000 Active 142 DOM
4. 2026-06-15
   days on market $150,000 Active 141 DOM
5. 2026-06-13
   days on market $150,000 Active 139 DOM
6. 2026-06-09
   days on market $150,000 Active 135 DOM
7. 2026-06-08
   days on market $150,000 Active 134 DOM
8. 2026-06-07
   days on market $150,000 Active 133 DOM
9. 2026-06-03
   days on market $150,000 Active 129 DOM
10. 2026-06-02
    days on market $150,000 Active 128 DOM
11. 2026-06-01
    days on market $150,000 Active 127 DOM
12. 2026-05-31
    days on market $150,000 Active 126 DOM
13. 2026-03-30
    price $150,000
14. 2026-01-24
    listed $160,000 Active
15. 2026-01-22
    historical
16. 2025-12-06
    listed $165,000 Active
17. 2006-12-21
    soldstatus $73,000
18. 2006-12-18
    listed $73,000
19. 2002-09-05
    soldstatus $65,000

ⓘ 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: $1,218 · $101/mo
• Projected year-2 tax: $1,350 · $112/mo
• Expected delta: +$132/yr (+$11/mo · 10.9%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 19 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: $17,539
• − Mortgage interest: −$8,402
• − Property taxes: −$1,218
• − Insurance: −$750
• − Repairs & maintenance: −$1,403
• − Management: −$1,403
• − Depreciation: −$4,364
• Taxable loss: −$1
• Est. tax savings @ 24.0%: +$0
• After-tax cash flow: $2,449/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

+130.8% since first listed

7 events — show timeline

• 2026-03-30 Price Changed $150,000 MLSOK
• 2026-01-24 Listed $160,000 MLSOK
• 2026-01-22 Listing Removed — MLSOK
• 2025-12-06 Listed $165,000 MLSOK
• 2006-12-21 Sold (Public Records) $73,000 Public Records
• 2006-12-18 Listed $73,000 MLSOK
• 2002-09-05 Sold (Public Records) $65,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $1,218 · +5.1% YoY. Source: county tax records.