16305 Osceola Trl · Oklahoma City, OK 73013

$220,000

3 bd · 2.0 ba · 1,367 sqft · SingleFamily public records · 3 Days on market

Built 2000 5,985 sqft lot Est $231k · at est. $15/mo HOA · 1% of rent

---

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 +11.9/30.0
• ARV discount +9.6/15.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• DSCR +3.5/10.0
• Rent growth +3.3/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Little gem in the heart of Edmond! Built in 2000, 3 beds and 2 full baths, Living has fireplace and wall of windows for nature light. Open floor plan, new carpet, large backyard for entertaining your family and friends. Master bedroom is spacious, and huge walk-in closet. Other 2 bedrooms are decent size. This home is perfect for your growing family! Close to everything! Schedule your showing today!

Key facts

• 5,985 sq ft lot
• 2 garage spots
• Built 2000

Tags

• BUILT-IN STORM SHELTER

Property features AI

Finance

• Financial info: Financing options: Cash, Conventional, FHA or VA; Assumable: No; Loan qualifying: Yes
• HOA & community: Mandatory association with $175 fee; Association fee covers common area maintenance

Exterior

• Parking: 2-car garage
• Security: Garage floor and below-ground storm shelter
• Home design: Single family residence; One-level home; Residential property; Existing property
• Construction: Frame and masonry veneer construction; Composition roof; Slab foundation; Built (existing)
• Exterior features: Porch; Interior lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: One living area; Dining area; Gas log fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-54 ($-653/yr) — negative.
• To cash-flow at today's rent, offer at most $210k (4.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (19.0% below list).
• Recommended offer: $178k (19.0% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.7% in Oklahoma City — 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 80/100 on livability (#3 in OK, #1,635 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime 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: Angie Debo Es (math 32% / reading 27%, grade F, #255 of 845 statewide, top 35%, 579 students, 0% FRL); Santa Fe Hs (math 36% / reading 52%, grade F, #18 of 447 statewide, top 4%, 2,796 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); 654 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 26y 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 $163k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $178,189 (19.0% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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?
7. 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.
8. 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.
9. 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: 6.00%
• Cash-on-cash: -1.06%
• DSCR: 0.95
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $231,023
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16305 Osceola Trl	0.00mi	3/2.0	1,367 (0%)	1mo	$220,000	$161	99
16409 Osceola Trl	0.05mi	3/2.0	1,322 (-3%)	8mo	$245,000	$185	86
16416 Okalee Ln	0.28mi	3/2.0	1,391 (+2%)	2mo	$234,900	$169	82
16404 Osceola Trl	0.05mi	3/2.0	1,489 (+9%)	5mo	$234,900	$158	79
2609 NW 162nd St	0.08mi	3/2.0	1,514 (+11%)	2mo	$253,000	$167	77
2408 NW 164th Ter	0.22mi	3/2.0	1,268 (-7%)	2mo	$235,000	$185	76
16240 Everglade Ln	0.08mi	3/2.0	1,528 (+12%)	1mo	$235,000	$154	75
2305 NW 162nd St	0.33mi	3/2.0	1,267 (-7%)	0mo	$237,000	$187	72
2613 NW 162nd St	0.09mi	3/2.0	1,517 (+11%)	7mo	$235,000	$155	72
2416 NW 164th Ter	0.20mi	3/2.0	1,488 (+9%)	8mo	$250,000	$168	69
16208 Panther Way	0.37mi	3/2.0	1,225 (-10%)	0mo	$225,000	$184	65
2300 NW 162nd Ter	0.34mi	3/2.0	1,204 (-12%)	4mo	$223,000	$185	60

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 · 3.14% rent growth · sell at horizon

5-year hold

• IRR: -17.9%
• Equity multiple: 0.37×
• Total profit: $-38,874
• Equity at exit: $32,803

10-year hold

• IRR: -9.8%
• Equity multiple: 0.39×
• Total profit: $-37,317
• Equity at exit: $19,022

Cash invested: $61,600 (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 73013

• Rents YoY: 3.1%
• Active inventory: 654
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,782 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$202 /mo · $2,421/yr
• Insurance: −$92
• HOA: −$15
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $-54

Break-even live

Break-even rent $1,851

Max offer price $210,384

Occupancy floor 98%

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16401 Osceola Trl Edmond, OK	3.0	2.0	1563	$1,595	$1.02	24d	1	0.03mi
16401 Osceola Trl Edmond, OK	3.0	2.0	1563	$1,595	$1.02	20d	1	0.03mi
16212 Osceola Trl Edmond, OK	3.0	2.0	1672	$1,800	$1.08	2d	1	0.11mi
16224 Panther Way Edmond, OK	3.0	2.0	1512	$1,695	$1.12	14d	1	0.36mi
15937 Katie Ridge Dr Edmond, OK	4.0	2.0	1763	$1,945	$1.10	2d	1	0.45mi
16001 Korie Dr Edmond, OK	3.0	2.0	1778	$1,995	$1.12	24d	1	0.49mi
17029 Woodvine Dr Edmond, OK	3.0	2.0	1838	$1,970	$1.07	17d	1	0.62mi
2201 NW 155th St Edmond, OK	2.0	2.0	1149	$1,495	$1.30	24d	1	0.72mi
2417 NW 152nd St Edmond, OK	4.0	2.0	1721	$1,795	$1.04	4d	1	0.79mi
15501 N Pennsylvania Ave Edmond, OK	2.0	2.0	958	$1,379	$1.44	14d	1	0.84mi
15501 N Pennsylvania Ave Edmond, OK	3.0	2.0	1053	$1,699	$1.61	20d	1	0.84mi
15501 N Pennsylvania Ave Edmond, OK	3.0	2.0	1053	$1,699	$1.61	24d	1	0.84mi
17516 Black Hawk Dr Edmond, OK	3.0	2.0	1846	$2,095	$1.13	2d	1	0.95mi
17405 Bronze Ln Edmond, OK	4.0	2.0	1787	$2,050	$1.15	2d	1	0.97mi
3316 NW 159th St Edmond, OK	3.0	2.0	1550	$1,850	$1.19	12d	1	1.01mi
3101 NW 150th St Oklahoma City, OK	1.0–2.0	1.0–2.0	811	$995	$1.23	2d	12	1.11mi
17309 Platinum Ln Edmond, OK	3.0	2.0	1840	$1,895	$1.03	14d	1	1.12mi
17609 Gold Dr Edmond, OK	4.0	2.0	1640	$1,995	$1.22	24d	1	1.15mi
2701 Watermark Blvd Oklahoma City, OK	1.0–3.0	1.0–2.0	1047	$1,800	$1.72	2d	19	1.17mi
1720 NW 172nd St Edmond, OK	4.0	2.0	1868	$1,975	$1.06	24d	1	1.17mi
14712 Mezzaluna Blvd Oklahoma City, OK	1.0–2.0	1.0–2.0	898	$1,950	$2.17	24d	25	1.22mi
2717 NW 178th St Edmond, OK	1.0–3.0	1.0–2.0	943	$1,749	$1.85	2d	15	1.22mi
16010 Portland Ave Edmond, OK	2.0	2.0	920	$1,217	$1.32	2d	1	1.26mi
2400 Watermark Blvd Oklahoma City, OK	2.0	2.0	1267	$1,679	$1.33	21d	1	1.29mi
2600 Watermark Blvd Oklahoma City, OK	1.0–2.0	1.0–2.5	1066	$1,567	$1.47	2d	10	1.33mi
14320 Mezzaluna Ave Oklahoma City, OK	2.0	2.0	1267	$1,619	$1.28	14d	1	1.34mi
14900 N Pennsylvania Ave Oklahoma City, OK	1.0–3.0	1.0–2.0	1027	$1,715	$1.67	2d	19	1.34mi
1716 NW 150th Ter Edmond, OK	3.0	3.0	1472	$1,695	$1.15	24d	1	1.35mi
18301 Montoro Way Edmond, OK	3.0	2.0	1556	$1,695	$1.09	2d	1	1.37mi
3305 NW 149th St Oklahoma City, OK	4.0	2.5	1570	$1,775	$1.13	14d	1	1.39mi
2924 NW 181st St Edmond, OK	3.0	2.0	1558	$1,775	$1.14	24d	1	1.40mi
14433 N Pennsylvania Ave Unit 27A Oklahoma City, OK	3.0	2.0	1360	$1,750	$1.29	2d	1	1.42mi
3308 NW 148th St Oklahoma City, OK	3.0	3.0	1297	$1,650	$1.27	24d	1	1.45mi
1809 NW 146th St Edmond, OK	3.0	2.0	1202	$1,625	$1.35	4d	1	1.47mi
14300 N May Ave Oklahoma City, OK	1.0–3.0	1.0–2.0	923	$1,620	$1.75	3d	15	1.47mi
2300 NW 145th St Oklahoma City, OK	1.0–3.0	1.0–2.0	1000	$2,225	$2.23	2d	12	1.48mi
18209 Bridlington Dr Edmond, OK	3.0	2.0	1568	$1,700	$1.08	24d	1	1.48mi
14425 N Pennsylvania Ave Unit 20B Oklahoma City, OK	2.0	2.0	1134	$1,299	$1.15	24d	1	1.50mi

HOA detail

• Monthly dues: $15 · $180/yr

Listing history 16 events

1. 2026-05-01
   status Pending
2. 2026-04-28
   listed $220,000 Active
3. 2019-08-20
   soldstatus $163,000
4. 2019-08-05
   soldstatus $163,000 Sold 409-char remark

   Show marketing remark (409 chars)

   Little gem in the heart of Edmond! Built in 2000, 3 beds and 2 full baths, Living has fireplace and wall of windows for nature light. Open floor plan, new carpet, large backyard for entertaining your family and friends. Master bedroom is spacious, and huge walk-in closet. Other 2 bedrooms are decent size. This home is perfect for your growing family! Close to everything! Schedule your showing today!

5. 2019-07-18
   status Pending 409-char remark

   Show marketing remark (409 chars)

   Little gem in the heart of Edmond! Built in 2000, 3 beds and 2 full baths, Living has fireplace and wall of windows for nature light. Open floor plan, new carpet, large backyard for entertaining your family and friends. Master bedroom is spacious, and huge walk-in closet. Other 2 bedrooms are decent size. This home is perfect for your growing family! Close to everything! Schedule your showing today!

6. 2019-07-10
   price $165,000 409-char remark

   Show marketing remark (409 chars)

   Little gem in the heart of Edmond! Built in 2000, 3 beds and 2 full baths, Living has fireplace and wall of windows for nature light. Open floor plan, new carpet, large backyard for entertaining your family and friends. Master bedroom is spacious, and huge walk-in closet. Other 2 bedrooms are decent size. This home is perfect for your growing family! Close to everything! Schedule your showing today!

7. 2019-05-14
   listed $170,000 Active 409-char remark

   Show marketing remark (409 chars)

   Little gem in the heart of Edmond! Built in 2000, 3 beds and 2 full baths, Living has fireplace and wall of windows for nature light. Open floor plan, new carpet, large backyard for entertaining your family and friends. Master bedroom is spacious, and huge walk-in closet. Other 2 bedrooms are decent size. This home is perfect for your growing family! Close to everything! Schedule your showing today!

8. 2014-12-22
   soldstatus $145,000
9. 2014-12-18
   soldstatus $145,000 437-char remark

   Show marketing remark (437 chars)

   This super clean move-in ready home offers some new paint, brand new carpet, brand new gas stove/oven, wood floors, tile, 1 year old roof, a wonderfully large breakfast area, oak cabinets, huge walk in master closet, foyer, full privacy fence and so much more. Also enjoy morning coffee or entertainment on the back patio & the open floor plan is highly sought after. This home is truly move in ready and available for a quick close.

10. 2014-11-07
    listed $146,900 437-char remark

    Show marketing remark (437 chars)

    This super clean move-in ready home offers some new paint, brand new carpet, brand new gas stove/oven, wood floors, tile, 1 year old roof, a wonderfully large breakfast area, oak cabinets, huge walk in master closet, foyer, full privacy fence and so much more. Also enjoy morning coffee or entertainment on the back patio & the open floor plan is highly sought after. This home is truly move in ready and available for a quick close.

11. 2006-10-27
    soldstatus $132,500
12. 2006-10-25
    soldstatus $132,500
13. 2006-07-15
    listed $132,500
14. 2001-05-14
    soldstatus $95,900
15. 2001-01-10
    listed $95,900
16. 2000-11-01
    listed $97,607

ⓘ 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: $2,421 · $202/mo
• Projected year-2 tax: $2,421 · $202/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 ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,383
• − Mortgage interest: −$12,323
• − Property taxes: −$2,421
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,711
• − Management: −$1,711
• − HOA: −$180
• − Depreciation: −$6,400
• Taxable loss: −$4,463
• Est. tax savings @ 24.0%: +$1,071
• After-tax cash flow: $418/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 — Oklahoma City

• Score: 80/100
• State rank: #3
• US rank: #1635

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment C Housing A+ Health & safety A+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oklahoma City, OK
• County: Oklahoma County · 771,644 people
• City population: 498,656
• 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

+125.4% since first listed

16 events — show timeline

• 2026-05-01 Pending — MLSOK
• 2026-04-28 Listed $220,000 MLSOK
• 2019-08-20 Sold (Public Records) $163,000 Public Records
• 2019-08-05 Sold (MLS) $163,000 MLSOK
• 2019-07-18 Pending — MLSOK
• 2019-07-10 Price Changed $165,000 MLSOK
• 2019-05-14 Listed $170,000 MLSOK
• 2014-12-22 Sold (Public Records) $145,000 Public Records
• 2014-12-18 Sold (MLS) $145,000 MLSOK
• 2014-11-07 Listed $146,900 MLSOK
• 2006-10-27 Sold (Public Records) $132,500 Public Records
• 2006-10-25 Sold (MLS) $132,500 MLSOK
• 2006-07-15 Listed $132,500 MLSOK
• 2001-05-14 Sold (MLS) $95,900 MLSOK
• 2001-01-10 Listed $95,900 MLSOK
• 2000-11-01 Listed $97,607 MLSOK

Property tax history

+3.7%/yr

Latest (2025): $2,421 · +5.3% YoY. Source: county tax records.