620 Willow Ridge Pl · Edmond, OK 73003

$200,000

3 bd · 2.0 ba · 1,042 sqft · SingleFamily public records · 5 Days on market

Built 1972 7,680 sqft lot Est $195k · at est.

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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).

• Cash flow +14.1/30.0
• ARV discount +6.3/15.0
• DSCR +4.3/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Updated, charming, and ready for you! Welcome home! This freshly updated 3-bedroom, 1.5-bath home offers 1,042 square feet of comfort and style with all the right touches. Recent upgrades include new bathroom vanities, fresh interior paint, new laminate flooring, and brand-new kitchen countertops that make everyday cooking a pleasure. The large fenced backyard offers private space for weekend gatherings, gardening, or relaxing outdoors. Conveniently located near shopping, dining, and everyday amenities, with quick access throughout the area. Situated in the Edmond School District. Move-in ready and waiting for its next owner!

Key facts

• Fresh interior paint
• 7,680 sq ft lot
• Garage

Tags

• NEW BATHROOM VANITIES
• FRESH INTERIOR PAINT
• NEW LAMINATE FLOORING
• BRAND-NEW KITCHEN COUNTERTOPS
• LARGE FENCED BACKYARD

Property features AI

Finance

• Other: Living area reported as 1,042 (assessor); No storm shelter; Not a model home; Occupied: No; Listing status: Active; Home warranty: No
• Financial info: Property is not assumable; Loan qualification: Unknown
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Utilities: Public utilities
• Home design: Single family residence; One story; North-facing; Residential property
• Construction: Brick and frame construction; Composition roof; Slab foundation; Existing property
• Exterior features: Covered porch; Interior lot

Interior

• Kitchen: Free-standing electric range/oven; Dishwasher
• Bedrooms: 3 bedrooms
• Flooring: Combination flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Ceiling fan(s)
• Laundry & utility: Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $29 ($343/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 $162k (18.9% below list).
• Recommended offer: $162k (18.9% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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); Central Ms (math 40% / reading 42%, grade F, #5 of 345 statewide, top 1%, 980 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); 220 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 $6k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y 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 $86k; list at $200k implies a 133% 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 $162,203 (18.9% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 6.46%
• Cash-on-cash: 0.61%
• DSCR: 1.03
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $194,854
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
712 Willow Ridge Pl	0.06mi	3/1.5	1,080 (+4%)	3mo	$199,500	$185	86
501 Meadow Lake Dr	0.10mi	3/1.0	1,058 (+2%)	4mo	$200,000	$189	85
504 Gayclifee Ter	0.24mi	3/2.0	1,010 (-3%)	1mo	$189,000	$187	83
824 Cedar Crest Dr	0.38mi	3/1.5	1,006 (-4%)	2mo	$200,000	$199	73
522 Sunnyside Pl	0.18mi	3/1.0	910 (-13%)	2mo	$162,000	$178	65
508 Gayclifee Ter	0.23mi	3/1.0	920 (-12%)	4mo	$175,000	$190	62
106 W Clegern Ave	0.56mi	3/2.0	1,104 (+6%)	6mo	$175,000	$159	59
323 W 2nd St	0.58mi	2/1.0 (-1)	1,071 (+3%)	4mo	$150,000	$140	56
1617 Apian Way	0.72mi	3/2.0	1,102 (+6%)	6mo	$188,750	$171	52
15 S Walnut St	0.48mi	2/1.0 (-1)	1,162 (+12%)	1mo	$200,000	$172	48
94 Shirley Ln	0.70mi	2/1.0 (-1)	990 (-5%)	2mo	$190,000	$192	48
629 N Broadway	0.71mi	3/1.0	900 (-14%)	2mo	$180,000	$200	38

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: -14.5%
• Equity multiple: 0.48×
• Total profit: $-29,230
• Equity at exit: $29,821

10-year hold

• IRR: -4.6%
• Equity multiple: 0.69×
• Total profit: $-17,425
• Equity at exit: $17,292

Cash invested: $56,000 (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: 220
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,622 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$121 /mo · $1,448/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $29

Break-even live

Break-even rent $1,586

Max offer price $200,000

Occupancy floor 93%

Sensitivity live

Price	-10% $142	-5% $85	+0% $29	+5% $-28	+10% $-85
Rent	-10% $-100	-5% $-36	+0% $29	+5% $93	+10% $157
Rate	-1.0pp $129	-0.5pp $79	base $29	+0.5pp $-23	+1.0pp $-76

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
620 Winding Ln Edmond, OK	3.0	2.0	1133	$1,550	$1.37	4d	1	0.08mi
513 Sunnyside Pl Edmond, OK	3.0	1.5	1130	$1,350	$1.19	6d	1	0.21mi
413 Meadow Lake Dr Edmond, OK	4.0	2.0	1369	$1,500	$1.10	4d	1	0.29mi
714 W Hurd St Edmond, OK	2.0	1.0	1000	$1,150	$1.15	25d	1	0.31mi
320 Cedar Crest Dr Edmond, OK	3.0	1.5	1051	$1,295	$1.23	4d	1	0.31mi
1015 Swan Lake Ct Edmond, OK	2.0	2.0	1200	$1,295	$1.08	25d	1	0.35mi
1015 Swan Lake Ct Edmond, OK	2.0	2.0	1200	$1,295	$1.08	6d	1	0.35mi
242 Barrett Pl Edmond, OK	2.0	1.0	1029	$1,150	$1.12	23d	1	0.41mi
425 Chalk Hill Ct Edmond, OK	3.0	2.0	1243	$1,550	$1.25	16d	1	0.44mi
437 Chalk Hill Ct Edmond, OK	3.0	2.0	1216	$1,595	$1.31	25d	1	0.44mi
231 Barrett Pl Edmond, OK	3.0	2.0	1175	$1,295	$1.10	25d	1	0.45mi
15 S Walnut St Edmond, OK	2.0	1.0	1162	$1,400	$1.20	25d	1	0.47mi
412 Chalk Hill Ct Edmond, OK	3.0	2.0	1216	$1,565	$1.29	16d	1	0.48mi
436 Chalk Hill Ct Edmond, OK	3.0	2.0	1274	$2,850	$2.24	23d	1	0.48mi
436 Chalk Hill Ct Edmond, OK	3.0	2.0	1274	$2,850	$2.24	25d	1	0.48mi
1129 Carpe Diem Ct Edmond, OK	3.0	2.0	1250	$1,595	$1.28	6d	1	0.48mi
317 Dooley Creek Ln Edmond, OK	3.0	2.0	1295	$1,595	$1.23	16d	1	0.50mi
425 Sterling Pointe Way Unit 425 Edmond, OK	2.0	2.0	1050	$1,300	$1.24	6d	1	0.50mi
313 Dooley Creek Ln Edmond, OK	3.0	2.0	1295	$1,595	$1.23	25d	1	0.50mi
612 W 2nd St Unit 100 Edmond, OK	3.0	2.5	1414	$1,895	$1.34	23d	1	0.53mi
211 Ashley Dr Edmond, OK	3.0	2.0	1250	$1,440	$1.15	25d	1	0.54mi
733 Lapwing Rd Edmond, OK	2.0	2.0	1216	$1,450	$1.19	25d	1	0.54mi
200 Ashley Dr Edmond, OK	3.0	2.0	1225	$1,375	$1.12	25d	1	0.54mi
159 Barrett Pl Edmond, OK	2.0	1.5	1175	$1,175	$1.00	25d	1	0.54mi
128 Ashley Dr Edmond, OK	3.0	2.0	1250	$1,455	$1.16	25d	1	0.55mi
1303 Fretz Ave Edmond, OK	2.0	2.0	1007	$1,295	$1.29	6d	1	0.56mi
105 W Hurd St Edmond, OK	2.0	1.0	930	$1,550	$1.67	4d	1	0.59mi
1225 Sequoyah Pl Edmond, OK	2.0	1.5	1183	$1,350	$1.14	16d	1	0.61mi
25 Creek View Dr Edmond, OK	1.0–2.0	1.0–2.0	872	$1,336	$1.53	6d	1	0.61mi
101 W Main St Edmond, OK	3.0	1.0–2.0	991	$2,320	$2.34	3d	111	0.64mi
5 E Thatcher St Edmond, OK	3.0	1.0	1144	$1,550	$1.35	25d	1	0.71mi
600 N Broadway Edmond, OK	2.0	1.0	1062	$1,325	$1.25	4d	1	0.73mi
504 N Boulevard Edmond, OK	3.0	2.0	1250	$2,595	$2.08	16d	1	0.85mi
320 E Edwards St Apt 12 Edmond, OK	2.0	1.0	927	$1,100	$1.19	25d	1	1.00mi
301 N University Dr Unit 12 Edmond, OK	2.0	1.0	990	$1,000	$1.01	16d	1	1.01mi
808 Mars Cir Unit 1 Edmond, OK	3.0	1.0	1401	$1,375	$0.98	21d	1	1.11mi
1201 Covell Village Dr Edmond, OK	3.0	2.0	1265	$1,872	$1.48	16d	1	1.21mi
1201 Covell Village Dr Edmond, OK	2.0	2.0	1090	$1,641	$1.51	13d	1	1.21mi
730 S Littler Ave Edmond, OK	2.0	1.0	792	$1,250	$1.58	23d	1	1.22mi
1028 Mollie Rausch Ln Edmond, OK	3.0	2.0	1495	$1,650	$1.10	25d	1	1.23mi

Listing history 5 events

1. 2026-06-13
   statusdays on market $200,000 Pending 5 DOM
2. 2026-06-09
   days on market $200,000 Active 4 DOM
3. 2026-06-08
   days on market $200,000 Active 3 DOM
4. 2026-06-07
   remarks 633-char remark
5. 2026-06-07
   listed $200,000 Active 2 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: $1,448 · $121/mo
• Projected year-2 tax: $1,800 · $150/mo
• Expected delta: +$352/yr (+$29/mo · 24.3%)

ⓘ 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: $19,464
• − Mortgage interest: −$11,203
• − Property taxes: −$1,448
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,557
• − Management: −$1,557
• − Depreciation: −$5,818
• Taxable loss: −$3,120
• Est. tax savings @ 24.0%: +$749
• After-tax cash flow: $1,091/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

+1002.8% since first listed

8 events — show timeline

• 2026-06-05 Listed $200,000 MLSOK
• 2025-01-24 Rental Removed $1,250 MLSOK
• 2024-12-17 Listed for Rent $1,250 MLSOK
• 2024-08-30 Listing Removed — MLSOK
• 2024-08-22 Price Changed $175,000 MLSOK
• 2024-07-26 Listed $185,000 MLSOK
• 2015-06-18 Sold (Public Records) $86,000 Public Records
• 1985-12-01 Sold (Public Records) $18,136 Public Records

Property tax history

+3.5%/yr

Latest (2025): $1,448 · +5.1% YoY. Source: county tax records.