1113 Swan Lake Rd · Edmond, OK 73003

$134,900

3 bd · 2.0 ba · 1,161 sqft · Townhouse public records · 45 Days on market

Built 1983 3,598 sqft lot

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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 +26.4/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• 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

Back on market and move-in ready in the heart of Edmond's sought-after school district. Recent updates include brand-new water heater (2026), one-year-old AC condenser (Ameristar, 2025), fresh interior paint, LVP flooring throughout, and an updated bathroom with new tile surround and vanity (2024). Three bedrooms, two baths, fenced yard, and an easy layout that works for tenants or owner-occupants alike. Strong rental demand in the area supports solid monthly income — an excellent addition to an investment portfolio or accessible entry into Edmond. Sold as-is. Schedule your showing today.

Key facts

• 2 garage spots
• Built 1983
• Listed 45 days

Property features AI

Finance

• Other: Vacant and ready for occupancy; Located just off N Kelly Ave between W Edmond Rd and Danforth
• Financial info: Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Utilities: Public utilities
• Home design: Residential half duplex; Single-story; One-level entry
• Construction: Brick and frame construction; Composition roof; Slab foundation; Existing property
• Exterior features: Front porch; Section line lot

Interior

• Kitchen: Dishwasher; Disposal
• Bedrooms: 3 bedrooms
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: Ceiling fan(s); Wood-burning fireplace
• Laundry & utility: Garage door lift

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $135k.

Deal economics

• At list price, monthly cash flow is $355 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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 15d 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 $933 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.
• At projected returns (-3.0% appreciation + 3.9% rent growth), your $38k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 25y ago; this cycle's ask has dropped $8k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $78k; list at $135k implies a 73% 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 $130,853 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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.
5. 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.
6. 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: 1.18% ✓
• Cap rate: 9.45%
• Cash-on-cash: 11.27%
• DSCR: 1.50
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.86% rent growth · sell at horizon

5-year hold

• IRR: 1.4%
• Equity multiple: 1.06×
• Total profit: $2,112
• Equity at exit: $20,114

10-year hold

• IRR: 11.9%
• Equity multiple: 1.97×
• Total profit: $36,711
• Equity at exit: $11,664

Cash invested: $37,772 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,586 high
• Mortgage (P&I): −$707
• Tax from tax record: −$134 /mo · $1,613/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $355

Break-even live

Break-even rent $1,137

Max offer price $134,900

Occupancy floor 73%

Sensitivity live

Price	-10% $431	-5% $393	+0% $355	+5% $316	+10% $278
Rent	-10% $229	-5% $292	+0% $355	+5% $417	+10% $480
Rate	-1.0pp $423	-0.5pp $389	base $355	+0.5pp $320	+1.0pp $284

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1015 Swan Lake Ct Edmond, OK	2.0	2.0	1200	$1,295	$1.08	4d	1	0.05mi
1015 Swan Lake Ct Edmond, OK	2.0	2.0	1200	$1,295	$1.08	24d	1	0.05mi
733 Lapwing Rd Edmond, OK	2.0	2.0	1216	$1,450	$1.19	24d	1	0.24mi
620 Winding Ln Edmond, OK	3.0	2.0	1133	$1,550	$1.37	2d	1	0.35mi
317 Dooley Creek Ln Edmond, OK	3.0	2.0	1295	$1,595	$1.23	15d	1	0.42mi
313 Dooley Creek Ln Edmond, OK	3.0	2.0	1295	$1,595	$1.23	24d	1	0.43mi
413 Meadow Lake Dr Edmond, OK	4.0	2.0	1369	$1,500	$1.10	2d	1	0.53mi
1129 Carpe Diem Ct Edmond, OK	3.0	2.0	1250	$1,595	$1.28	4d	1	0.53mi
513 Sunnyside Pl Edmond, OK	3.0	1.5	1130	$1,350	$1.19	4d	1	0.54mi
714 W Hurd St Edmond, OK	2.0	1.0	1000	$1,150	$1.15	24d	1	0.59mi
25 Creek View Dr Edmond, OK	1.0–2.0	1.0–2.0	872	$1,336	$1.53	4d	1	0.60mi
320 Cedar Crest Dr Edmond, OK	3.0	1.5	1051	$1,295	$1.23	2d	1	0.61mi
242 Barrett Pl Edmond, OK	2.0	1.0	1029	$1,150	$1.12	22d	1	0.69mi
1303 Fretz Ave Edmond, OK	2.0	2.0	1007	$1,295	$1.29	4d	1	0.70mi
231 Barrett Pl Edmond, OK	3.0	2.0	1175	$1,295	$1.10	24d	1	0.73mi
211 Ashley Dr Edmond, OK	3.0	2.0	1250	$1,440	$1.15	24d	1	0.79mi
1225 Sequoyah Pl Edmond, OK	2.0	1.5	1183	$1,350	$1.14	15d	1	0.80mi
200 Ashley Dr Edmond, OK	3.0	2.0	1225	$1,375	$1.12	24d	1	0.81mi
128 Ashley Dr Edmond, OK	3.0	2.0	1250	$1,455	$1.16	24d	1	0.82mi
437 Chalk Hill Ct Edmond, OK	3.0	2.0	1216	$1,595	$1.31	24d	1	0.82mi
425 Chalk Hill Ct Edmond, OK	3.0	2.0	1243	$1,550	$1.25	15d	1	0.82mi
159 Barrett Pl Edmond, OK	2.0	1.5	1175	$1,175	$1.00	24d	1	0.83mi
612 W 2nd St Unit 100 Edmond, OK	3.0	2.5	1414	$1,895	$1.34	22d	1	0.83mi
15 S Walnut St Edmond, OK	2.0	1.0	1162	$1,400	$1.20	24d	1	0.84mi
436 Chalk Hill Ct Edmond, OK	3.0	2.0	1274	$2,850	$2.24	24d	1	0.86mi
436 Chalk Hill Ct Edmond, OK	3.0	2.0	1274	$2,850	$2.24	22d	1	0.86mi
412 Chalk Hill Ct Edmond, OK	3.0	2.0	1216	$1,565	$1.29	15d	1	0.86mi
425 Sterling Pointe Way Unit 425 Edmond, OK	2.0	2.0	1050	$1,300	$1.24	4d	1	0.88mi
1201 Covell Village Dr Edmond, OK	3.0	2.0	1265	$1,872	$1.48	15d	1	0.93mi
1201 Covell Village Dr Edmond, OK	2.0	2.0	1090	$1,641	$1.51	12d	1	0.93mi
105 W Hurd St Edmond, OK	2.0	1.0	930	$1,550	$1.67	2d	1	0.99mi
101 W Main St Edmond, OK	3.0	1.0–2.0	991	$2,320	$2.34	2d	111	1.03mi
600 N Broadway Edmond, OK	2.0	1.0	1062	$1,325	$1.25	2d	1	1.08mi
5 E Thatcher St Edmond, OK	3.0	1.0	1144	$1,550	$1.35	24d	1	1.08mi
504 N Boulevard Edmond, OK	3.0	2.0	1250	$2,595	$2.08	15d	1	1.21mi
808 Mars Cir Unit 1 Edmond, OK	3.0	1.0	1401	$1,375	$0.98	20d	1	1.31mi
1504 Apollo Rd Edmond, OK	3.0	2.0	1435	$1,475	$1.03	12d	1	1.34mi
320 E Edwards St Apt 12 Edmond, OK	2.0	1.0	927	$1,100	$1.19	24d	1	1.38mi
301 N University Dr Unit 12 Edmond, OK	2.0	1.0	990	$1,000	$1.01	15d	1	1.39mi
2500 Thomas Dr Edmond, OK	1.0–3.0	1.0–2.0	879	$1,395	$1.59	2d	6	1.45mi

Listing history 29 events

1. 2026-06-18
   days on market $134,900 Active 45 DOM
2. 2026-06-17
   days on market $134,900 Active 44 DOM
3. 2026-06-16
   days on market $134,900 Active 43 DOM
4. 2026-06-15
   price $134,900 Active 42 DOM
5. 2026-06-15
   days on market $139,900 Active 42 DOM
6. 2026-06-13
   days on market $139,900 Active 40 DOM
7. 2026-06-09
   days on market $139,900 Active 36 DOM
8. 2026-06-08
   days on market $139,900 Active 35 DOM
9. 2026-06-07
   days on market $139,900 Active 34 DOM
10. 2026-06-03
    days on market $139,900 Active 30 DOM
11. 2026-06-02
    days on market $139,900 Active 29 DOM
12. 2026-06-01
    days on market $139,900 Active 28 DOM
13. 2026-05-31
    days on market $139,900 Active 27 DOM
14. 2026-05-21
    status Pending
15. 2026-05-14
    price $139,900
16. 2026-04-28
    listed $142,900 Active
17. 2026-02-12
    historical
18. 2025-09-29
    price $159,900
19. 2025-09-23
    price $164,900
20. 2025-08-11
    listed $169,900 Active
21. 2024-12-31
    historical
22. 2024-09-02
    status Active
23. 2024-08-26
    historical
24. 2024-02-05
    listed $162,000 Active
25. 2021-04-29
    soldstatus $78,000
26. 2001-08-30
    soldstatus $49,000
27. 2001-08-27
    soldstatus $49,000
28. 2001-06-04
    listed $49,000
29. 1991-04-17
    soldstatus $28,000

ⓘ 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: $1,613 · $134/mo
• Projected year-2 tax: $1,613 · $134/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 3/10 Moderate
• 🌡 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: $19,028
• − Mortgage interest: −$7,556
• − Property taxes: −$1,613
• − Insurance: −$674
• − Repairs & maintenance: −$1,522
• − Management: −$1,522
• − Depreciation: −$3,924
• Taxable income: $2,215
• Est. tax owed @ 24.0%: −$532
• After-tax cash flow: $3,724/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

+399.6% since first listed

16 events — show timeline

• 2026-05-21 Pending — MLSOK
• 2026-05-14 Price Changed $139,900 MLSOK
• 2026-04-28 Listed $142,900 MLSOK
• 2026-02-12 Listing Removed — MLSOK
• 2025-09-29 Price Changed $159,900 MLSOK
• 2025-09-23 Price Changed $164,900 MLSOK
• 2025-08-11 Listed $169,900 MLSOK
• 2024-12-31 Listing Removed — MLSOK
• 2024-09-02 Relisted — MLSOK
• 2024-08-26 Listing Removed — MLSOK
• 2024-02-05 Listed $162,000 MLSOK
• 2021-04-29 Sold (Public Records) $78,000 Public Records
• 2001-08-30 Sold (Public Records) $49,000 Public Records
• 2001-08-27 Sold (MLS) $49,000 MLSOK
• 2001-06-04 Listed $49,000 MLSOK
• 1991-04-17 Sold (Public Records) $28,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $1,613 · +5.1% YoY. Source: county tax records.