1019 N Blackwelder Ave · Edmond, OK 73034

$197,000

3 bd · 2.0 ba · 1,310 sqft · SingleFamily public records · 1 Days on market

Built 1972 6,900 sqft lot Est $216k · 9% under

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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 +12.9/30.0
• ARV discount +11.5/15.0
• DSCR +3.9/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• 1% rule +3.4/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Gorgeous home totally remodeled on a corner lot. The Garage is like a 2.5 (oversized). White Kitchen has Granite countertops, Stainless Gas stove/range & dishwasher (2020). Fireplace with Gas logs. Wood Floor is Luxury Vinyl Plank, Tile, & Carpet in Bedrooms only is a year old. Newer 8' tall fence & Roof (2016) & added insulation, new double pane windows that roll out, & Gutters & leaf guards. Lots of storage & builtins in the larger closets. HVAC replaced (Trane) in 2017, Hot Water Tank 50 gal (2020). All popcorn ceilings removed with remodel! MULTIPLE OFFERS! Have all Offers submitted by Saturday at 1:00pm. Fireplace is being used as a wood burning fireplace. Fireplace has gas access for gas logs to be used if buyer desires. Current seller uses fireplace as woodburning fireplace.

Key facts

• 6,900 sq ft lot
• 2 garage spots
• Built 1972

Property features AI

Finance

• Other: Not a model home; No historical designation; Occupied: N/A; Conditions affecting sale: None
• Financial info: Financing available: Cash, Conventional, FHA or VA; Loan qualification possible
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Security: Security system; Smoke alarm
• Utilities: Cable available; Electricity available; Natural gas available; High-speed internet available; Public utilities
• Home design: Single-family residence; One level; North-facing; Residential property
• Construction: Brick and frame construction; Composition roof; Slab foundation; Existing property
• Exterior features: Open patio; Porch; Rain gutters; Corner lot; Interior lot

Interior

• Kitchen: Dishwasher; Disposal; Gas range/oven; Water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Programmable thermostat
• Interior features: Ceiling fans; Window treatments; Masonry fireplace
• Laundry & utility: Garage door lift; Smoke alarm; Security system

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $197k.

Deal economics

• At list price, monthly cash flow is $-14 ($-173/yr) — negative.
• To cash-flow at today's rent, offer at most $194k (1.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (15.5% below list).
• Recommended offer: $166k (15.5% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: Northern Hills Es (math 39% / reading 36%, grade F, #127 of 845 statewide, top 15%, 775 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 (+2.5%/yr); 763 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 19y 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.

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 $166,421 (15.5% 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. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.84% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.31%
• DSCR: 0.99
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $216,150
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1010 Crown Dr	0.03mi	3/2.0	1,342 (+2%)	3mo	$190,000	$142	92
923 Castle Rd	0.08mi	3/2.0	1,388 (+6%)	1mo	$213,500	$154	86
900 N Blackwelder Ave	0.14mi	3/2.0	1,374 (+5%)	3mo	$237,000	$172	83
1005 N Blackwelder Ave	0.05mi	3/2.0	1,502 (+15%)	2mo	$190,000	$126	72
1024 Washington St	0.41mi	3/2.0	1,454 (+11%)	8mo	$240,000	$165	56
1006 Washington St	0.41mi	3/2.0	1,483 (+13%)	11mo	$241,000	$163	50
1011 N Boulevard	0.72mi	3/2.0	1,364 (+4%)	24mo	$299,000	$219	40
329 E Wayne Ave	0.61mi	4/3.0 (+1)	1,492 (+14%)	1mo	$270,000	$181	38
100 N Blackwelder Ave	0.66mi	3/2.0	1,144 (-13%)	19mo	$189,000	$165	32

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 · 2.49% rent growth · sell at horizon

5-year hold

• IRR: -17.4%
• Equity multiple: 0.39×
• Total profit: $-33,687
• Equity at exit: $29,373

10-year hold

• IRR: -10.3%
• Equity multiple: 0.38×
• Total profit: $-33,948
• Equity at exit: $17,033

Cash invested: $55,160 (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 73034

• Rents YoY: 2.5%
• Active inventory: 763
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,664 high
• Mortgage (P&I): −$1,033
• Tax from tax record: −$214 /mo · $2,568/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $-14

Break-even live

Break-even rent $1,682

Max offer price $194,448

Occupancy floor 96%

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: $49,250
• Closing costs: $5,910
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
800 Chowning Ave Edmond, OK	2.0	2.0	1008	$1,129	$1.12	3d	1	0.22mi
1016 E Edwards St Edmond, OK	4.0	2.5	1598	$1,900	$1.19	23d	1	0.52mi
225 N Smythe Ave Edmond, OK	2.0	1.0	960	$1,200	$1.25	23d	1	0.53mi
1718 Windhill Ave Unit 1 Edmond, OK	2.0	2.0	1724	$1,600	$0.93	23d	1	0.62mi
1718 Windhill Ave Edmond, OK	2.0	2.0	1724	$1,650	$0.96	23d	1	0.62mi
301 N University Dr Unit 12 Edmond, OK	2.0	1.0	990	$1,000	$1.01	14d	1	0.70mi
1225 E Main St Edmond, OK	2.0	2.5	1235	$1,650	$1.34	23d	1	0.70mi
1902 Three Stars Rd Edmond, OK	3.0	2.5	1705	$1,575	$0.92	23d	1	0.71mi
1010 E Main St Edmond, OK	2.0	1.0	1052	$1,350	$1.28	23d	1	0.73mi
504 N Boulevard Edmond, OK	3.0	2.0	1250	$2,595	$2.08	14d	1	0.74mi
320 E Edwards St Apt 12 Edmond, OK	2.0	1.0	927	$1,100	$1.19	23d	1	0.75mi
225 E Edwards St Edmond, OK	4.0	2.0	1816	$1,950	$1.07	14d	1	0.76mi
1925 Bunting Ct Edmond, OK	4.0	3.0	1420	$2,900	$2.04	23d	1	0.80mi
405 Sundance Ln Unit 1 Edmond, OK	2.0	2.0	1627	$1,750	$1.08	3d	1	0.81mi
1900 Kickingbird Rd Edmond, OK	1.0–2.0	1.0–2.0	830	$1,250	$1.51	1d	23	0.84mi
600 N Broadway Edmond, OK	2.0	1.0	1062	$1,325	$1.25	1d	1	0.84mi
5 E Thatcher St Edmond, OK	3.0	1.0	1144	$1,550	$1.35	23d	1	0.87mi
1919 E 2nd St Edmond, OK	1.0–3.0	1.0–2.0	964	$1,455	$1.51	1d	42	0.98mi
159 Barrett Pl Edmond, OK	2.0	1.5	1175	$1,175	$1.00	23d	1	1.03mi
128 Ashley Dr Edmond, OK	3.0	2.0	1250	$1,455	$1.16	23d	1	1.04mi
2133 E 2nd St Edmond, OK	1.0–3.0	1.0–2.0	1077	$2,004	$1.86	1d	30	1.04mi
200 Ashley Dr Edmond, OK	3.0	2.0	1225	$1,375	$1.12	23d	1	1.05mi
211 Ashley Dr Edmond, OK	3.0	2.0	1250	$1,440	$1.15	23d	1	1.08mi
1117 Sequoyah Pl Unit C Edmond, OK	3.0	2.5	1554	$1,675	$1.08	23d	1	1.08mi
1117 Sequoyah Pl Unit C Edmond, OK	3.0	2.5	1554	$1,675	$1.08	14d	1	1.08mi
425 Sterling Pointe Way Unit 425 Edmond, OK	2.0	2.0	1050	$1,300	$1.24	3d	1	1.09mi
1225 Sequoyah Pl Edmond, OK	2.0	1.5	1183	$1,350	$1.14	14d	1	1.09mi
436 Chalk Hill Ct Edmond, OK	3.0	2.0	1274	$2,850	$2.24	21d	1	1.10mi
436 Chalk Hill Ct Edmond, OK	3.0	2.0	1274	$2,850	$2.24	23d	1	1.10mi
412 Chalk Hill Ct Edmond, OK	3.0	2.0	1216	$1,565	$1.29	14d	1	1.12mi
231 Barrett Pl Edmond, OK	3.0	2.0	1175	$1,295	$1.10	23d	1	1.13mi
437 Chalk Hill Ct Edmond, OK	3.0	2.0	1216	$1,595	$1.31	23d	1	1.14mi
425 Chalk Hill Ct Edmond, OK	3.0	2.0	1243	$1,550	$1.25	14d	1	1.14mi
105 W Hurd St Edmond, OK	2.0	1.0	930	$1,550	$1.67	1d	1	1.16mi
242 Barrett Pl Edmond, OK	2.0	1.0	1029	$1,150	$1.12	21d	1	1.17mi
101 W Main St Edmond, OK	3.0	1.0–2.0	991	$2,320	$2.34	1d	111	1.17mi
1303 Fretz Ave Edmond, OK	2.0	2.0	1007	$1,295	$1.29	3d	1	1.22mi
320 Cedar Crest Dr Edmond, OK	3.0	1.5	1051	$1,295	$1.23	1d	1	1.26mi
401 E 7th St Edmond, OK	3.0	2.0	1255	$1,450	$1.16	23d	1	1.26mi
2200 Alta Vista Ln Edmond, OK	3.0	2.0	1706	$2,100	$1.23	23d	1	1.31mi

Listing history 3 events

1. 2026-06-15
   status $197,000 Pending 1 DOM
2. 2026-06-13
   remarks 695-char remark
3. 2026-06-13
   listed $197,000 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: $2,568 · $214/mo
• Projected year-2 tax: $2,568 · $214/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 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: $19,971
• − Mortgage interest: −$11,035
• − Property taxes: −$2,568
• − Insurance: −$985
• − Repairs & maintenance: −$1,598
• − Management: −$1,598
• − Depreciation: −$5,731
• Taxable loss: −$3,544
• Est. tax savings @ 24.0%: +$850
• After-tax cash flow: $677/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): 48,831
• Household income: $109,700
• Rent vs Own: 25.8% rent · 74.2% own
• Severe rent burden: 1198.0

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 (76%)
• Race & ethnicity: White 76% Two or more races 10% Hispanic / Latino 8% Asian 4% Black 3% Native American 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 4% Slovak 3% Lithuanian 3%
• Foreign-born: 6% · Canada, China, Vietnam
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 1% 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: ▼ -164.67%
• Current HPI: 223.1391
• Rent YoY: ▲ 2.49%
• 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

+88.5% since first listed

8 events — show timeline

• 2026-06-13 Listed $197,000 MLSOK
• 2022-05-27 Sold (Public Records) $210,000 Public Records
• 2022-05-26 Sold (MLS) $210,000 MLSOK
• 2022-04-23 Pending — MLSOK
• 2022-04-21 Listed $180,000 MLSOK
• 2007-11-21 Sold (Public Records) $52,500 Public Records
• 2007-11-14 Sold (MLS) $104,500 MLSOK
• 2007-08-03 Listed $104,500 MLSOK

Property tax history

+1.0%/yr

Latest (2025): $2,568 · +0.1% YoY. Source: county tax records.