209 Ridgecrest Rd · Edmond, OK 73013

$185,000

3 bd · 2.0 ba · 2,265 sqft · Other public records · 95 Days on market

Built 1983 0.26 ac 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 +25.9/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

209 Ridgecrest rd offers a rare opportunity to step into a home where much of the heavy lifting has already been completed while allowing the next owner to bring their own vision to life. Previously seen on the market , the property has since been cleaned up, improved, and now includes a substantial portion of the remaining materials to finish the home. This includes tile, fixtures, flooring, interior doors, and furniture that was purchased for the high end interior design style that was envisioned. Well over $20k in additional items to convey with home. Major systems and infrastructures are already in place, with electrical work ran and rough-ins thoughtfully laid out for lighting, switc

Key facts

• Electrical work ran
• 0.26 acre lot
• Built 1983

Tags

• ELECTRICAL WORK RAN
• HENDERSON HILLS ADDITION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $185k.

Deal economics

• At list price, monthly cash flow is $455 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $168k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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: Orvis Risner Es (math 26% / reading 33%, grade F, #255 of 845 statewide, top 35%, 568 students, 0% FRL); Memorial Hs (math 44% / reading 56%, grade D+, #4 of 447 statewide, top 1%, 2,605 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 (+3.1%/yr); 662 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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

• It's been on market 95 days — a 9% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 27y ago; this cycle's ask has dropped $14k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $168,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.06% ✓
• Cap rate: 9.24%
• Cash-on-cash: 10.53%
• DSCR: 1.47
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.14% rent growth · sell at horizon

5-year hold

• IRR: -0.4%
• Equity multiple: 0.98×
• Total profit: $-834
• Equity at exit: $27,584

10-year hold

• IRR: 9.3%
• Equity multiple: 1.72×
• Total profit: $37,350
• Equity at exit: $15,995

Cash invested: $51,800 (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 73013

• Rents YoY: 3.1%
• Active inventory: 662
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,960 high
• Mortgage (P&I): −$970
• Tax from tax record: −$47 /mo · $558/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $455

Break-even live

Break-even rent $1,385

Max offer price $185,000

Occupancy floor 72%

Sensitivity live

Price	-10% $559	-5% $507	+0% $455	+5% $402	+10% $350
Rent	-10% $300	-5% $377	+0% $455	+5% $532	+10% $609
Rate	-1.0pp $548	-0.5pp $502	base $455	+0.5pp $407	+1.0pp $358

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1809 Courtney Ln Edmond, OK	3.0	2.0	1633	$1,795	$1.10	12d	1	0.31mi
1820 Chelsea Dr Edmond, OK	3.0	2.0	1749	$1,695	$0.97	3d	1	0.32mi
3412 Prairie Ave Edmond, OK	3.0	2.5	1589	$1,970	$1.24	3d	1	0.79mi
3215 Oakwood Dr Edmond, OK	4.0	2.0	1602	$2,550	$1.59	3d	1	0.81mi
3623 Wynn Cir Edmond, OK	3.0	2.5	1700	$1,450	$0.85	3d	1	0.84mi
3518 Wynn Cir Edmond, OK	3.0	2.5	1595	$1,475	$0.92	24d	1	0.84mi
3617 Wynn Cir Edmond, OK	3.0	2.5	1706	$1,350	$0.79	24d	1	0.85mi
3611 Wynn Cir Unit 1 Edmond, OK	3.0	2.5	1737	$1,495	$0.86	5d	1	0.86mi
3613 Wynn Cir Edmond, OK	3.0	2.5	1737	$1,595	$0.92	5d	1	0.86mi
3622 Wynn Cir Edmond, OK	3.0	2.0	1575	$1,425	$0.90	24d	1	0.86mi
3622 Wynn Cir Edmond, OK	3.0	2.0	1575	$1,425	$0.90	15d	1	0.86mi
1300 Cedar Vw Edmond, OK	3.0	2.5	2170	$2,115	$0.97	5d	1	0.87mi
801 Cogswell Cir Edmond, OK	4.0	2.0	2026	$2,750	$1.36	18d	1	0.88mi
3608 Jim Robison Dr Edmond, OK	4.0	2.5	2111	$2,195	$1.04	2d	1	0.97mi
1400 Devonshire Ct Edmond, OK	4.0	2.5	1831	$2,200	$1.20	3d	1	1.12mi
1416 Devonshire Ct Edmond, OK	4.0	3.0	2205	$2,900	$1.32	24d	1	1.16mi
1120 Mars Rd Edmond, OK	4.0	2.0	1917	$1,745	$0.91	5d	1	1.27mi
2609 Foxglove Ln Edmond, OK	4.0	3.0	2350	$2,650	$1.13	5d	1	1.40mi
2609 Foxglove Ln Edmond, OK	4.0	3.0	2350	$2,650	$1.13	24d	1	1.40mi
541 S Fretz Ave Edmond, OK	2.0	2.5	1682	$1,795	$1.07	24d	1	1.42mi
1321 Kelly Park Rd Edmond, OK	4.0	2.0	1991	$1,995	$1.00	3d	1	1.47mi

Listing history 31 events

1. 2026-04-16
   status Pending
2. 2026-04-09
   price $185,000
3. 2026-02-19
   price $195,000
4. 2026-01-10
   listed $199,000 Active
5. 2025-10-25
   historical
6. 2025-08-13
   price $179,000
7. 2025-06-26
   status Active
8. 2025-06-06
   status Pending
9. 2025-05-25
   listed $189,000 Active
10. 2025-03-13
    historical
11. 2025-02-08
    status Active
12. 2024-12-18
    status Active
13. 2024-12-14
    historical
14. 2024-09-13
    status Active
15. 2024-09-13
    price $199,000
16. 2024-09-01
    historical
17. 2024-09-01
    status Active
18. 2024-08-17
    historical
19. 2024-08-12
    price $195,000
20. 2024-07-13
    listed $225,000 Active
21. 2021-11-12
    soldstatus $185,000 Sold
22. 2021-09-28
    status Pending
23. 2021-09-01
    price $199,900
24. 2021-08-24
    listed $210,000 Active
25. 2020-09-21
    soldstatus $165,000
26. 2020-09-11
    soldstatus $165,000 Sold
27. 2020-07-27
    status Pending
28. 2020-07-25
    listed $169,500 Active
29. 2000-05-01
    soldstatus $87,000
30. 2000-04-24
    soldstatus $87,000
31. 1999-08-26
    listed $89,900

ⓘ 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: $558 · $47/mo
• Projected year-2 tax: $1,665 · $139/mo
• Expected delta: +$1,107/yr (+$92/mo · 198.2%)

ⓘ 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 ≥107°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: $23,519
• − Mortgage interest: −$10,363
• − Property taxes: −$558
• − Insurance: −$925
• − Repairs & maintenance: −$1,882
• − Management: −$1,882
• − Depreciation: −$5,382
• Taxable income: $2,528
• Est. tax owed @ 24.0%: −$607
• After-tax cash flow: $4,848/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): 58,023
• Household income: $113,870
• Rent vs Own: 24.0% rent · 76.0% own
• Severe rent burden: 1313.0

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 (67%)
• Race & ethnicity: White 67% Two or more races 11% Black 9% Asian 7% Hispanic / Latino 5% Native American 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 2%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 91% English-only · Other Indo-European 3% Spanish 2% Vietnamese 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: ▼ -201.41%
• Current HPI: 214.2251
• Rent YoY: ▲ 3.14%
• 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

+105.8% since first listed

31 events — show timeline

• 2026-04-16 Pending — MLSOK
• 2026-04-09 Price Changed $185,000 MLSOK
• 2026-02-19 Price Changed $195,000 MLSOK
• 2026-01-10 Listed $199,000 MLSOK
• 2025-10-25 Listing Removed — MLSOK
• 2025-08-13 Price Changed $179,000 MLSOK
• 2025-06-26 Relisted — MLSOK
• 2025-06-06 Pending — MLSOK
• 2025-05-25 Listed $189,000 MLSOK
• 2025-03-13 Listing Removed — MLSOK
• 2025-02-08 Relisted — MLSOK
• 2024-12-18 Relisted — MLSOK
• 2024-12-14 Listing Removed — MLSOK
• 2024-09-13 Relisted — MLSOK
• 2024-09-13 Price Changed $199,000 MLSOK
• 2024-09-01 Listing Removed — MLSOK
• 2024-09-01 Relisted — MLSOK
• 2024-08-17 Listing Removed — MLSOK
• 2024-08-12 Price Changed $195,000 MLSOK
• 2024-07-13 Listed $225,000 MLSOK
• 2021-11-12 Sold (MLS) $185,000 MLSOK
• 2021-09-28 Pending — MLSOK
• 2021-09-01 Price Changed $199,900 MLSOK
• 2021-08-24 Listed $210,000 MLSOK
• 2020-09-21 Sold (Public Records) $165,000 Public Records
• 2020-09-11 Sold (MLS) $165,000 MLSOK
• 2020-07-27 Pending — MLSOK
• 2020-07-25 Listed $169,500 MLSOK
• 2000-05-01 Sold (Public Records) $87,000 Public Records
• 2000-04-24 Sold (MLS) $87,000 MLSOK
• 1999-08-26 Listed $89,900 MLSOK

Property tax history

-5.3%/yr

Latest (2025): $558 · +0.1% YoY. Source: county tax records.