21969 Homesteaders Pl · Edmond, OK 73012

$245,000

3 bd · 2.0 ba · 1,475 sqft · SingleFamily public records · 5 Days on market

Built 2003 6,168 sqft lot Est $235k · at est. $38/mo HOA · 2% of rent

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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 +13.6/30.0
• ARV discount +5.5/15.0
• DSCR +4.1/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• 1% rule +3.6/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Immaculate home in Deer Creek Schools!! 2 inch blinds, security system, fully fenced yard, wood floors in family room, dining room and hallway, beautiful landscaping, and storm shelter in garage!

Key facts

• Hvac replaced
• Brand new carpet
• Playground

Tags

• NEIGHBORHOOD FISHING PONDS
• PLAYGROUND
• BRAND NEW CARPET
• HVAC REPLACED

Property features AI

Finance

• Financial info: Loan qualification allowed; Not assumable
• HOA & community: Mandatory association dues; Association fee $450 (includes greenbelt and common area maintenance)

Exterior

• Parking: 2-car garage
• Utilities: Public utilities
• Home design: Single family residence; Residential property; One-level; South-facing; Existing property
• Construction: Brick and frame construction; Composition roof (replaced/updated 2013); Slab foundation
• Exterior features: Covered porch; Wood fencing; Interior lot

Interior

• Kitchen: Free-standing electric range/oven
• Bedrooms: 3 bedrooms
• Flooring: Combination flooring
• Bathrooms: 2 full bathrooms
• Interior features: Combo flooring; Living area; One living area; One dining area; Fireplace with insert
• Laundry & utility: Garage door lift

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $13 ($153/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 $210k (14.4% below list).
• Recommended offer: $210k (14.4% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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.
• Deer Creek (rural): math 41% / reading 44% proficiency, ranked #4 of 270 in OK (top 2%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 7% free/reduced lunch — higher-income household profile.
• Zoned schools: Prairie Vale Es (math 62% / reading 52%, grade C+, #18 of 845 statewide, top 2%, 516 students, 0% FRL); Deer Creek Ms (math 35% / reading 43%, grade F, #10 of 345 statewide, top 3%, 1,179 students, 0% FRL); Deer Creek Hs (math 39% / reading 51%, grade D-, #13 of 447 statewide, top 3%, 2,036 students, 0% FRL).
• Market conditions: Rents rising (+1.2%/yr); 647 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 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 $2k of loan paydown is wiped out by about $7k 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 21y 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 $147k; list at $245k implies a 67% 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 $209,754 (14.4% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.86% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.22%
• DSCR: 1.01
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $234,525
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21969 Homesteaders Pl	0.00mi	3/2.0	1,475 (0%)	1mo	$250,000	$169	99
21919 Pleasant Ridge Rd	0.09mi	3/2.0	1,512 (+2%)	5mo	$250,000	$165	87
21865 Homesteaders Pl	0.08mi	3/2.0	1,558 (+6%)	2mo	$199,000	$128	86
2019 Echo Rdg	0.11mi	3/2.0	1,553 (+5%)	11mo	$270,000	$174	77
21855 Pioneer Cir	0.23mi	3/2.0	1,530 (+4%)	8mo	$243,000	$159	76
1925 Olde School Rd	0.10mi	4/2.0 (+1)	1,606 (+9%)	3mo	$255,500	$159	73
21854 Meadow Mist Cir	0.20mi	3/2.0	1,558 (+6%)	10mo	$237,000	$152	73
21998 Homesteaders Dr	0.06mi	4/2.0 (+1)	1,622 (+10%)	6mo	$223,500	$138	70
21222 Robin Ridge Ln	0.56mi	3/2.0	1,388 (-6%)	7mo	$249,000	$179	59
2148 Melody Dr	0.65mi	3/2.0	1,574 (+7%)	1mo	$250,000	$159	58
2137 Scissortail Landing Dr	0.44mi	4/2.0 (+1)	1,628 (+10%)	1mo	$222,500	$137	56
4301 Ritter Rd	0.64mi	3/2.0	1,550 (+5%)	9mo	$332,340	$214	54

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 · 1.21% rent growth · sell at horizon

5-year hold

• IRR: -17.9%
• Equity multiple: 0.38×
• Total profit: $-42,597
• Equity at exit: $36,530

10-year hold

• IRR: -13.9%
• Equity multiple: 0.26×
• Total profit: $-50,731
• Equity at exit: $21,183

Cash invested: $68,600 (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 73012

• Home prices YoY: -17.9%
• Rents YoY: 1.2%
• Active inventory: 647
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,098 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$219 /mo · $2,633/yr
• Insurance: −$102
• HOA: −$38
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $13

Break-even live

Break-even rent $2,081

Max offer price $245,000

Occupancy floor 94%

Sensitivity live

Price	-10% $151	-5% $82	+0% $13	+5% $-57	+10% $-126
Rent	-10% $-153	-5% $-70	+0% $13	+5% $96	+10% $178
Rate	-1.0pp $136	-0.5pp $75	base $13	+0.5pp $-51	+1.0pp $-115

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21925 Homesteaders Rd Edmond, OK	3.0	2.0	1433	$2,100	$1.47	18d	1	0.02mi
2145 Scissortail Landing Dr Edmond, OK	4.0	2.0	1800	$1,795	$1.00	3d	1	0.44mi
2317 NW 198th St Edmond, OK	3.0	2.0	1320	$1,700	$1.29	25d	1	1.49mi

HOA detail

• Monthly dues: $38 · $456/yr
• Likely covers: landscapingsecurity

Listing history 8 events

1. 2026-04-29
   status Pending
2. 2026-04-24
   listed $245,000 Active
3. 2013-08-02
   soldstatus $147,000
4. 2013-07-26
   soldstatus $147,000 195-char remark

   Show marketing remark (195 chars)

   Immaculate home in Deer Creek Schools!! 2 inch blinds, security system, fully fenced yard, wood floors in family room, dining room and hallway, beautiful landscaping, and storm shelter in garage!

5. 2013-06-27
   listed $148,500 195-char remark

   Show marketing remark (195 chars)

   Immaculate home in Deer Creek Schools!! 2 inch blinds, security system, fully fenced yard, wood floors in family room, dining room and hallway, beautiful landscaping, and storm shelter in garage!

6. 2005-12-20
   historical
7. 2005-10-11
   listed $136,500
8. 2002-09-12
   soldstatus $40,000

ⓘ 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: $2,633 · $219/mo
• Projected year-2 tax: $2,633 · $219/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 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: $25,170
• − Mortgage interest: −$13,724
• − Property taxes: −$2,633
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,014
• − Management: −$2,014
• − HOA: −$456
• − Depreciation: −$7,127
• Taxable loss: −$4,022
• Est. tax savings @ 24.0%: +$965
• After-tax cash flow: $1,118/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: Deer Creek
• NCES district ID: 4009570
• Math proficiency: 41% ▼ -16.00%
• Reading proficiency: 44% ▼ -14.00%
• Median HH income: $101,218
• Composite: 41.46/100
• National rank: #3465
• State rank: #4 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

• County: Oklahoma County · 771,644 people
• City population: 177,083
• Metro: Oklahoma City, OK
• Population (ZIP): 46,993
• Household income: $126,659
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 898.0

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 10% Black 8% Asian 8% Hispanic / Latino 8% Native American 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 3% Slovak 2% Romanian 2%
• Foreign-born: 11% · Canada, China, Vietnam
• Languages at home: 86% English-only · Spanish 4% Other Indo-European 2% Chinese 2%

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: ▼ -44.41%
• Current HPI: 203.1105
• Rent YoY: ▲ 1.21%
• 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

+512.5% since first listed

8 events — show timeline

• 2026-04-29 Pending — MLSOK
• 2026-04-24 Listed $245,000 MLSOK
• 2013-08-02 Sold (Public Records) $147,000 Public Records
• 2013-07-26 Sold (MLS) $147,000 MLSOK
• 2013-06-27 Listed $148,500 MLSOK
• 2005-12-20 Listing Removed — MLSOK
• 2005-10-11 Listed $136,500 MLSOK
• 2002-09-12 Sold (Public Records) $40,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $2,633 · +3.3% YoY. Source: county tax records.