2137 Scissortail Landing Dr · Edmond, OK 73012

$245,000

4 bd · 2.0 ba · 1,628 sqft · SingleFamily public records · 39 Days on market

Built 2005 7,148 sqft lot Est $259k · 5% under $21/mo HOA · 1% 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 +12.3/30.0
• ARV discount +9.9/15.0
• Livability +3.9/5.0
• DSCR +3.7/10.0
• Schools +3.6/10.0
• 1% rule +3.1/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Motivated Seller! This home has been well lived in as a rental for many years. In a well established/desirable Edmond neighborhood. Great opportunity for 1st time buyer OR investment opportunity with strong rental potential. New roof 3/2026 , New Carpet 4/10/2026

Key facts

• 7,148 sq ft lot
• 2 garage spots
• Built 2005

Property features AI

Finance

• Other: Scissortail Landing subdivision (Scissortail Landing 1st); Directions: North of 192nd on May Ave to second entrance of subdivision; left on Scissortail Landing Dr.
• Financial info: Current list price $245,000; Loan qualification: Yes; Not assumable
• HOA & community: Mandatory association dues; Association fee $247/month; Association dues cover common area maintenance

Exterior

• Parking: 2-car garage
• Utilities: Homestead: Yes
• Home design: Single-family residence; Residential property; Entry level: One
• Construction: Brick and frame construction; Composition roof (roof year 2026); Slab foundation; Existing property
• Exterior features: Covered patio; Interior lot

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas log fireplace (1)
• Interior features: One-level living; Living area (per assessor) of 1,628

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-43 ($-515/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (3.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (18.5% below list).
• Recommended offer: $200k (18.5% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: Frontier Es (math 42% / reading 48%, grade D-, #60 of 845 statewide, top 7%, 826 students, 0% FRL); Summit Ms (math 22% / reading 27%, grade F, #97 of 345 statewide, top 31%, 940 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 (+1.2%/yr); 647 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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 $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

• It's been on market 39 days — a 3% lower offer ($238k) is reasonable based on typical stale-listing flexibility.

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 $199,563 (18.5% 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. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 6.08%
• Cash-on-cash: -0.75%
• DSCR: 0.97
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $258,852
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2137 Scissortail Landing Dr	0.00mi	4/2.0	1,628 (0%)	1mo	$222,500	$137	99
2148 Melody Dr	0.22mi	3/2.0 (-1)	1,574 (-3%)	1mo	$250,000	$159	79
1925 Olde School Rd	0.42mi	4/2.0	1,606 (-1%)	3mo	$255,500	$159	76
2218 Melody Dr	0.21mi	4/2.0	1,747 (+7%)	4mo	$265,000	$152	74
21998 Homesteaders Dr	0.49mi	4/2.0	1,622 (-0%)	6mo	$223,500	$138	71
21865 Homesteaders Pl	0.36mi	3/2.0 (-1)	1,558 (-4%)	2mo	$199,000	$128	70
21222 Robin Ridge Ln	0.12mi	3/2.0 (-1)	1,388 (-15%)	7mo	$249,000	$179	59
21969 Homesteaders Pl	0.44mi	3/2.0 (-1)	1,475 (-9%)	1mo	$250,000	$169	58
2322 Melody Dr	0.24mi	3/2.0 (-1)	1,827 (+12%)	7mo	$240,000	$131	58
21877 Homesteaders Rd	0.39mi	3/2.0 (-1)	1,771 (+9%)	6mo	$260,000	$147	57
21919 Pleasant Ridge Rd	0.46mi	3/2.0 (-1)	1,512 (-7%)	5mo	$250,000	$165	57
3300 Porter Dr	0.75mi	4/2.0	1,800 (+11%)	4mo	$384,840	$214	44

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: -19.5%
• Equity multiple: 0.33×
• Total profit: $-45,981
• Equity at exit: $36,530

10-year hold

• IRR: -16.3%
• Equity multiple: 0.16×
• Total profit: $-57,600
• 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: 10.2×

Monthly cashflow live

• Estimated rent: $1,996 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$212 /mo · $2,539/yr
• Insurance: −$102
• HOA: −$21
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $-43

Break-even live

Break-even rent $2,050

Max offer price $237,417

Occupancy floor 97%

Sensitivity live

Price	-10% $96	-5% $26	+0% $-43	+5% $-112	+10% $-182
Rent	-10% $-201	-5% $-122	+0% $-43	+5% $36	+10% $115
Rate	-1.0pp $80	-0.5pp $19	base $-43	+0.5pp $-106	+1.0pp $-171

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 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2145 Scissortail Landing Dr Edmond, OK	4.0	2.0	1800	$1,795	$1.00	3d	1	0.01mi
21925 Homesteaders Rd Edmond, OK	3.0	2.0	1433	$2,100	$1.47	18d	1	0.43mi
2317 NW 198th St Edmond, OK	3.0	2.0	1320	$1,700	$1.29	25d	1	1.05mi
2364 NW 197th St Edmond, OK	3.0	2.0	1250	$1,595	$1.28	3d	1	1.14mi
19704 Vivace Dr Edmond, OK	3.0	2.0	1450	$1,699	$1.17	3d	1	1.20mi
19704 Taggert Dr Edmond, OK	3.0	2.0	1330	$1,645	$1.24	6d	1	1.21mi
19601 N Pennsylvania Ave Edmond, OK	3.0	2.5	1441	$1,745	$1.21	3d	1	1.22mi
19708 Barrister Cir Edmond, OK	3.0	2.0	1257	$1,595	$1.27	3d	1	1.23mi
19501 N Pennsylvania Ave Edmond, OK	2.0–3.0	1.0–2.0	1122	$1,750	$1.56	3d	11	1.30mi
19804 Canning Ct Edmond, OK	3.0	2.0	1875	$2,595	$1.38	18d	1	1.32mi
19717 Whitley Rd Edmond, OK	4.0	2.0	1701	$1,995	$1.17	18d	1	1.39mi
19613 Bolton Rd Edmond, OK	3.0	2.0	1340	$1,795	$1.34	3d	1	1.41mi
2925 NW 195th St Edmond, OK	3.0	2.0	1342	$1,695	$1.26	25d	1	1.49mi
2921 NW 195th St Edmond, OK	3.0	2.0	1342	$1,695	$1.26	12d	1	1.49mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 2 events

1. 2026-05-11
   status Pending
2. 2026-03-29
   listed $245,000 Active

ⓘ 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: $2,539 · $212/mo
• Projected year-2 tax: $2,539 · $212/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 2/10 Low 4% 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: $23,948
• − Mortgage interest: −$13,724
• − Property taxes: −$2,539
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,916
• − Management: −$1,916
• − HOA: −$252
• − Depreciation: −$7,127
• Taxable loss: −$4,751
• Est. tax savings @ 24.0%: +$1,140
• After-tax cash flow: $625/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

• 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

2 events — show timeline

• 2026-05-11 Pending — MLSOK
• 2026-03-29 Listed $245,000 MLSOK

Property tax history

+2.5%/yr

Latest (2025): $2,539 · +5.1% YoY. Source: county tax records.