912 Willis Way · Edmond, OK 73034

$215,000

3 bd · 2.0 ba · 1,587 sqft · SingleFamily public records · 147 Days on market

Built 1995 6,212 sqft lot Est $244k · 12% under

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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 +13.7/30.0
• ARV discount +12.9/15.0
• DSCR +4.1/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• 1% rule +3.3/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

HARD TO FIND NEWER 4 BED HOME IN EAST EDMOND. WALK TO NORTHERN HILLS & SEQUOYAH. LARGE OPEN LIV, SEP MASTER WITH DOUBLE VAN, SHOWER AND TUB IN MASTER BATH. CUL-DE-SAC STREET, EASY TO SHOW!!!!!

Key facts

• Close to schools
• Close to uco
• Corner lot

Tags

• CORNER LOT
• ESTABLISHED NEIGHBORHOOD
• FIREPLACE
• ATTACHED TWO-CAR GARAGE
• CLOSE TO UCO
• CLOSE TO SCHOOLS

Property features AI

Finance

• Other: Corner lot in Chowning Heights Sec 4
• Financial info: As-is condition; Not assumable; Occupied (rent/leased); Sale may require court approval
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Utilities: Public utilities
• Home design: Single family residence; One story; Residential property; Existing property
• Construction: Brick and frame construction; Composition roof; Slab foundation; Built previously (existing)
• Exterior features: Open patio; Porch; Wood fencing; Corner lot

Interior

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

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $15 ($182/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 $179k (16.9% below list).
• Recommended offer: $179k (16.9% 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.
• 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: Northern Hills Es (math 39% / reading 36%, grade F, #127 of 845 statewide, top 15%, 775 students, 0% FRL); Sequoyah Ms (math 40% / reading 34%, grade F, #17 of 345 statewide, top 6%, 1,006 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 (+2.5%/yr); 769 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $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 147 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 27y 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 $119k; list at $215k implies a 81% 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 $178,714 (16.9% below list)

Questions for the listing agent

1. It's been on market 147 days. Have you received any prior offers? Is the seller open to a 17% 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. 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?
6. 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.
7. 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.
8. 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: 0.83% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.30%
• DSCR: 1.01
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $244,398
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
908 Willis Way	0.01mi	3/2.0	1,534 (-3%)	0mo	$190,000	$124	94
1005 N Blackwelder Ave	0.05mi	3/2.0	1,502 (-5%)	2mo	$190,000	$126	87
903 Queens Cir	0.14mi	3/2.0	1,546 (-3%)	4mo	$215,000	$139	86
900 N Blackwelder Ave	0.04mi	3/2.0	1,374 (-13%)	3mo	$237,000	$172	73
923 Castle Rd	0.11mi	3/2.0	1,388 (-12%)	1mo	$213,500	$154	73
1016 E Edwards St	0.44mi	3/2.5	1,598 (+1%)	8mo	$258,500	$162	69
1006 Washington St	0.42mi	3/2.0	1,483 (-7%)	11mo	$241,000	$163	61
1024 Washington St	0.43mi	3/2.0	1,454 (-8%)	8mo	$240,000	$165	59
1117 Washington St	0.47mi	3/3.0	1,700 (+7%)	10mo	$238,000	$140	54
329 E Wayne Ave	0.57mi	4/3.0 (+1)	1,492 (-6%)	2mo	$270,000	$181	53
1312 Every Dr	0.56mi	2/2.0 (-1)	1,661 (+5%)	10mo	$230,000	$138	52
1316 Every Ct	0.57mi	3/2.0	1,612 (+2%)	23mo	$242,000	$150	52

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 · 2.49% rent growth · sell at horizon

5-year hold

• IRR: -16.4%
• Equity multiple: 0.42×
• Total profit: $-34,814
• Equity at exit: $32,057

10-year hold

• IRR: -9.0%
• Equity multiple: 0.45×
• Total profit: $-32,891
• Equity at exit: $18,589

Cash invested: $60,200 (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 73034

• Rents YoY: 2.5%
• Active inventory: 769
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,787 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$180 /mo · $2,155/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $15

Break-even live

Break-even rent $1,768

Max offer price $215,000

Occupancy floor 94%

Sensitivity live

Price	-10% $137	-5% $76	+0% $15	+5% $-46	+10% $-107
Rent	-10% $-126	-5% $-55	+0% $15	+5% $86	+10% $156
Rate	-1.0pp $123	-0.5pp $70	base $15	+0.5pp $-41	+1.0pp $-97

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
812 Richmond Rd Edmond, OK	3.0	2.0	2211	$1,800	$0.81	25d	1	0.15mi
1016 E Edwards St Edmond, OK	4.0	2.5	1598	$1,900	$1.19	25d	1	0.45mi
1718 Windhill Ave Edmond, OK	2.0	2.0	1724	$1,650	$0.96	25d	1	0.58mi
1718 Windhill Ave Unit 1 Edmond, OK	2.0	2.0	1724	$1,600	$0.93	25d	1	0.58mi
1225 E Main St Edmond, OK	2.0	2.5	1235	$1,650	$1.34	25d	1	0.64mi
1010 E Main St Edmond, OK	2.0	1.0	1052	$1,350	$1.28	25d	1	0.66mi
1820 Three Stars Rd Edmond, OK	3.0	3.0	1914	$1,625	$0.85	25d	1	0.66mi
1820 Three Stars Rd Edmond, OK	3.0	3.0	1914	$1,625	$0.85	6d	1	0.66mi
1902 Three Stars Rd Edmond, OK	3.0	2.5	1705	$1,575	$0.92	25d	1	0.68mi
504 N Boulevard Edmond, OK	3.0	2.0	1250	$2,595	$2.08	16d	1	0.71mi
225 E Edwards St Edmond, OK	4.0	2.0	1816	$1,950	$1.07	16d	1	0.72mi
405 Sundance Ln Unit 1 Edmond, OK	2.0	2.0	1627	$1,750	$1.08	6d	1	0.78mi
1900 Kickingbird Rd Edmond, OK	1.0–2.0	1.0–2.0	830	$1,250	$1.51	3d	23	0.79mi
428 Sundance Ln Edmond, OK	3.0	3.0	2082	$1,795	$0.86	25d	1	0.81mi
600 N Broadway Edmond, OK	2.0	1.0	1062	$1,325	$1.25	4d	1	0.82mi
2030 Three Stars Rd Edmond, OK	3.0	3.0	2054	$1,650	$0.80	6d	1	0.83mi
1925 Bunting Ct Edmond, OK	4.0	3.0	1420	$2,900	$2.04	25d	1	0.85mi
5 E Thatcher St Edmond, OK	3.0	1.0	1144	$1,550	$1.35	25d	1	0.85mi
1919 E 2nd St Edmond, OK	1.0–3.0	1.0–2.0	964	$1,455	$1.51	3d	42	0.92mi
2133 E 2nd St Edmond, OK	1.0–3.0	1.0–2.0	1077	$2,004	$1.86	3d	30	0.99mi
159 Barrett Pl Edmond, OK	2.0	1.5	1175	$1,175	$1.00	25d	1	1.03mi
128 Ashley Dr Edmond, OK	3.0	2.0	1250	$1,455	$1.16	25d	1	1.04mi
200 Ashley Dr Edmond, OK	3.0	2.0	1225	$1,375	$1.12	25d	1	1.05mi
201 Barrett Pl Edmond, OK	2.0	1.0	2034	$1,095	$0.54	4d	1	1.05mi
425 Sterling Pointe Way Unit 425 Edmond, OK	2.0	2.0	1050	$1,300	$1.24	6d	1	1.07mi
211 Ashley Dr Edmond, OK	3.0	2.0	1250	$1,440	$1.15	25d	1	1.08mi
436 Chalk Hill Ct Edmond, OK	3.0	2.0	1274	$2,850	$2.24	25d	1	1.08mi
436 Chalk Hill Ct Edmond, OK	3.0	2.0	1274	$2,850	$2.24	23d	1	1.08mi
1117 Sequoyah Pl Unit C Edmond, OK	3.0	2.5	1554	$1,675	$1.08	25d	1	1.08mi
1117 Sequoyah Pl Unit C Edmond, OK	3.0	2.5	1554	$1,675	$1.08	16d	1	1.08mi
412 Chalk Hill Ct Edmond, OK	3.0	2.0	1216	$1,565	$1.29	16d	1	1.10mi
1225 Sequoyah Pl Edmond, OK	2.0	1.5	1183	$1,350	$1.14	16d	1	1.10mi
437 Chalk Hill Ct Edmond, OK	3.0	2.0	1216	$1,595	$1.31	25d	1	1.12mi
425 Chalk Hill Ct Edmond, OK	3.0	2.0	1243	$1,550	$1.25	16d	1	1.12mi
1308 Lemon Ranch Rd Edmond, OK	3.0	2.0	2169	$2,995	$1.38	25d	1	1.12mi
231 Barrett Pl Edmond, OK	3.0	2.0	1175	$1,295	$1.10	25d	1	1.13mi
101 W Main St Edmond, OK	3.0	1.0–2.0	991	$2,320	$2.34	3d	111	1.14mi
401 E 7th St Edmond, OK	3.0	2.0	1255	$1,450	$1.16	25d	1	1.19mi
320 Cedar Crest Dr Edmond, OK	3.0	1.5	1051	$1,295	$1.23	4d	1	1.25mi
2200 Alta Vista Ln Edmond, OK	3.0	2.0	1706	$2,100	$1.23	25d	1	1.26mi

Listing history 26 events

1. 2026-06-21
   days on market $215,000 Active 147 DOM
2. 2026-06-18
   days on market $215,000 Active 144 DOM
3. 2026-06-17
   days on market $215,000 Active 143 DOM
4. 2026-06-16
   days on market $215,000 Active 142 DOM
5. 2026-06-15
   days on market $215,000 Active 141 DOM
6. 2026-06-13
   days on market $215,000 Active 139 DOM
7. 2026-06-09
   days on market $215,000 Active 135 DOM
8. 2026-06-08
   days on market $215,000 Active 134 DOM
9. 2026-06-07
   days on market $215,000 Active 133 DOM
10. 2026-06-03
    days on market $215,000 Active 129 DOM
11. 2026-06-02
    days on market $215,000 Active 128 DOM
12. 2026-06-01
    days on market $215,000 Active 127 DOM
13. 2026-05-31
    days on market $215,000 Active 126 DOM
14. 2026-03-30
    price $215,000
15. 2026-01-24
    listed $222,000 Active
16. 2026-01-22
    historical
17. 2026-01-05
    status Active
18. 2025-12-23
    historical
19. 2025-12-23
    status Active
20. 2025-12-12
    status Active
21. 2025-12-07
    listed $225,000 Active
22. 2012-10-22
    soldstatus $119,000
23. 1999-07-28
    soldstatus $92,500
24. 1999-07-23
    soldstatus $92,500 196-char remark

    Show marketing remark (196 chars)

    HARD TO FIND NEWER 4 BED HOME IN EAST EDMOND. WALK TO NORTHERN HILLS & SEQUOYAH. LARGE OPEN LIV, SEP MASTER WITH DOUBLE VAN, SHOWER AND TUB IN MASTER BATH. CUL-DE-SAC STREET, EASY TO SHOW!!!!!

25. 1999-05-22
    listed $94,500 196-char remark

    Show marketing remark (196 chars)

    HARD TO FIND NEWER 4 BED HOME IN EAST EDMOND. WALK TO NORTHERN HILLS & SEQUOYAH. LARGE OPEN LIV, SEP MASTER WITH DOUBLE VAN, SHOWER AND TUB IN MASTER BATH. CUL-DE-SAC STREET, EASY TO SHOW!!!!!

26. 1995-12-26
    soldstatus $84,000

ⓘ 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: $2,155 · $180/mo
• Projected year-2 tax: $2,155 · $180/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°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: $21,446
• − Mortgage interest: −$12,043
• − Property taxes: −$2,155
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,716
• − Management: −$1,716
• − Depreciation: −$6,255
• Taxable loss: −$3,514
• Est. tax savings @ 24.0%: +$843
• After-tax cash flow: $1,025/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): 48,831
• Household income: $109,700
• Rent vs Own: 25.8% rent · 74.2% own
• Severe rent burden: 1198.0

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 (76%)
• Race & ethnicity: White 76% Two or more races 10% Hispanic / Latino 8% Asian 4% Black 3% Native American 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 4% Slovak 3% Lithuanian 3%
• Foreign-born: 6% · Canada, China, Vietnam
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 1% 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: ▼ -164.67%
• Current HPI: 223.1391
• Rent YoY: ▲ 2.49%
• 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

+156.0% since first listed

13 events — show timeline

• 2026-03-30 Price Changed $215,000 MLSOK
• 2026-01-24 Listed $222,000 MLSOK
• 2026-01-22 Listing Removed — MLSOK
• 2026-01-05 Relisted — MLSOK
• 2025-12-23 Listing Removed — MLSOK
• 2025-12-23 Relisted — MLSOK
• 2025-12-12 Relisted — MLSOK
• 2025-12-07 Listed $225,000 MLSOK
• 2012-10-22 Sold (Public Records) $119,000 Public Records
• 1999-07-28 Sold (Public Records) $92,500 Public Records
• 1999-07-23 Sold (MLS) $92,500 MLSOK
• 1999-05-22 Listed $94,500 MLSOK
• 1995-12-26 Sold (Public Records) $84,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $2,155 · +5.1% YoY. Source: county tax records.