3533 Rolling Park Rd · Edmond, OK 73007

$585,000

5 bd · 3.0 ba · 2,820 sqft · SingleFamily public records · 5 Days on market

Built 2023 9,100 sqft lot Est $550k · 6% over $63/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).

• Appreciation +10.0/10.0
• Cash flow +6.7/30.0
• ARV discount +4.6/15.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +0.9/10.0

Listing remarks

Imagine ending your day watching the sunset over the pond from your own backyard. This better-than-new 2023 home sits on a premium pond-view lot in Arcadia, just 2.5 miles from I-35, around the corner from Redbud Elementary, and minutes from the new upcoming Covell retail development offering the perfect balance of peaceful living and unbeatable convenience. The open-concept design features stained beams in the kitchen and dining, quartz countertops throughout, soft-close cabinetry, and upgraded stainless steel appliances, including a custom coffee bar with water line a perfect blend of style and function. The main floor offers 3 bedrooms, an office, and 3 full baths, while upstairs include

Key facts

• 9,100 sq ft lot
• 3 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $585k.

Deal economics

• At list price, monthly cash flow is $-939 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $419k (28.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $373k (36.2% below list).
• Recommended offer: $373k (36.2% below list) — sets the bar for 1% rule.
• Cap rate 4.4% vs local median 3.4% in Edmond — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Redbud Es (616 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: 192 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 5,365 units permitted in Oklahoma County in 2024 (569 in 5+ unit buildings).

Forward outlook

• In year one you build about $63k of equity ($4k loan paydown + $58k appreciation (10.0% local appreciation)).
• Oklahoma County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$101k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Recommended offer $373,310 (36.2% 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 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: 0.64% ✗
• Cap rate: 4.37%
• Cash-on-cash: -6.88%
• DSCR: 0.69
• GRM: 13.1

CMA / ARV

• ARV (on-the-fly): $549,900
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3533 Rolling Park Rd	0.00mi	4/4.0 (-1)	2,991 (+6%)	0mo	$585,000	$196	80
3432 Rolling Park Rd	0.08mi	5/3.0	2,563 (-9%)	1mo	$510,000	$199	80
8633 Beechgrove Dr	0.09mi	4/3.5 (-1)	2,930 (+4%)	4mo	$549,764	$188	80
8809 Westlake Dr	0.09mi	4/4.0 (-1)	2,668 (-5%)	4mo	$499,900	$187	75
3217 Mangrove Rd	0.33mi	5/3.0	2,950 (+5%)	7mo	$534,990	$181	71
8525 Maple Creek Rd	0.21mi	4/3.0 (-1)	3,214 (+14%)	2mo	$552,000	$172	60
4224 Luke Ln	0.57mi	4/3.5 (-1)	2,872 (+2%)	7mo	$559,000	$195	58
4109 Emery Dr	0.75mi	4/3.0 (-1)	2,848 (+1%)	2mo	$539,999	$190	57
8133 Mountain Oak Dr	0.38mi	4/3.0 (-1)	2,450 (-13%)	6mo	$476,840	$195	50
8901 Cherry Blossom Rd	0.43mi	4/3.5 (-1)	3,206 (+14%)	7mo	$699,999	$218	44
8117 Amber Ridge Dr	0.73mi	4/3.5 (-1)	3,070 (+9%)	3mo	$643,500	$210	42
8109 Amber Ridge Dr	0.74mi	4/3.5 (-1)	3,109 (+10%)	2mo	$619,000	$199	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.4%
• Equity multiple: 2.58×
• Total profit: $258,786
• Equity at exit: $527,014

10-year hold

• IRR: 17.9%
• Equity multiple: 5.94×
• Total profit: $809,016
• Equity at exit: $1,136,526

Cash invested: $163,800 (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 73007

• Home prices YoY: 4.0%
• Active inventory: 192
• Price-to-rent: 13.1×

Monthly cashflow live

• Estimated rent: $3,733 medium
• Mortgage (P&I): −$3,068
• Tax from tax record: −$513 /mo · $6,159/yr
• Insurance: −$244
• HOA: −$63
• Vacancy / Maint / Mgmt: −$784
• Net cashflow: $-939

Break-even live

Break-even rent $4,921

Max offer price $419,187

Occupancy floor —

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: $146,250
• Closing costs: $17,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7901 Behr Dr Edmond, OK	5.0	4.0	2829	$4,000	$1.41	20d	1	0.76mi
3116 Drake Crest Dr Edmond, OK	5.0	3.0	2950	$3,250	$1.10	1d	1	1.33mi

HOA detail

• Monthly dues: $63 · $756/yr
• Likely covers: water

Listing history 4 events

1. 2026-04-13
   status Pending
2. 2026-04-10
   status Active
3. 2026-03-29
   status Pending
4. 2026-03-26
   listed $585,000 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: $6,159 · $513/mo
• Projected year-2 tax: $6,159 · $513/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $44,797
• − Mortgage interest: −$32,769
• − Property taxes: −$6,159
• − Insurance: −$2,925
• − Repairs & maintenance: −$3,584
• − Management: −$3,584
• − HOA: −$756
• − Depreciation: −$17,018
• Taxable loss: −$21,997
• Est. tax savings @ 24.0%: +$5,279
• After-tax cash flow: $-5,984/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
• City population: 177,083
• Population (ZIP): 2,945

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 (80%)
• Race & ethnicity: White 80% Two or more races 15% Hispanic / Latino 5% Black 2%
• Common ancestry: Lithuanian 5% Romanian 3% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 2% Other Asian/Pacific 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: ▲ 12.99%
• Current HPI: 336.6015
• Rent YoY: —
• Metro: —
• 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

4 events — show timeline

• 2026-04-13 Pending — MLSOK
• 2026-04-10 Relisted — MLSOK
• 2026-03-29 Pending — MLSOK
• 2026-03-26 Listed $585,000 MLSOK

Property tax history

+506.0%/yr

Latest (2025): $6,159 · -0.5% YoY. Source: county tax records.