1109 Teal Pl · Edmond, OK 73003

$211,000

3 bd · 2.0 ba · 1,120 sqft · SingleFamily public records · 2 Days on market

Built 1982 7,440 sqft lot Est $192k · 10% over

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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 +12.5/30.0
• Livability +3.9/5.0
• DSCR +3.7/10.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• ARV discount +2.9/15.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Updated where it counts, this home offers a level of care and functionality you can feel the moment you walk in. Behind the scenes, major systems have already been addressed, including newer sewer lines, updated heating and air, a newer water heater, and a replaced roof with gutters and protective screens—giving you confidence in the home’s long-term performance. Inside, the space has been refreshed with new flooring, updated lighting, and fresh interior paint. The kitchen brings it all together with freshly painted cabinetry and Corian countertops—clean, durable, and designed for everyday living. Natural light flows through updated windows, while the enclosed patio with s

Key facts

• Newer sewer lines
• Updated windows
• Updated heating

Tags

• NEWER SEWER LINES
• UPDATED HEATING
• UPDATED AIR
• NEWER WATER HEATER
• REPLACED ROOF
• UPDATED WINDOWS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $211k.

Deal economics

• At list price, monthly cash flow is $-32 ($-384/yr) — negative.
• To cash-flow at today's rent, offer at most $205k (2.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (24.3% below list).
• Recommended offer: $160k (24.3% 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: Ida Freeman Es (math 17% / reading 17%, grade F, #540 of 845 statewide, top 68%, 464 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 (+3.9%/yr); 215 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $74k; list at $211k implies a 185% 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 $159,674 (24.3% 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. 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: 0.76% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.65%
• DSCR: 0.97
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $191,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
724 Red Oak Ter	0.33mi	3/2.0	1,106 (-1%)	8mo	$179,450	$162	76
712 Willow Ridge Pl	0.32mi	3/1.5	1,080 (-4%)	3mo	$199,500	$185	74
705 Holly Hill Rd	0.33mi	3/2.0	1,153 (+3%)	7mo	$185,000	$160	74
713 Lapwing Rd	0.20mi	2/2.0 (-1)	1,216 (+9%)	2mo	$192,500	$158	70
1617 Apian Way	0.64mi	3/2.0	1,102 (-2%)	5mo	$188,750	$171	63
501 Meadow Lake Dr	0.47mi	3/1.0	1,058 (-6%)	4mo	$200,000	$189	61
504 Gayclifee Ter	0.58mi	3/2.0	1,010 (-10%)	1mo	$189,000	$187	56
1609 Apian Way	0.61mi	3/2.0	1,215 (+8%)	4mo	$205,000	$169	54
824 Cedar Crest Dr	0.69mi	3/1.5	1,006 (-10%)	2mo	$200,000	$199	47
433 Larkspur Ct	0.51mi	3/2.0	1,288 (+15%)	10mo	$215,000	$167	42
432 Wisdom Way	0.67mi	3/2.0	1,266 (+13%)	7mo	$229,000	$181	41
424 N Cherryvale Rd	0.67mi	3/2.0	1,285 (+15%)	5mo	$210,000	$163	40

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 · 3.86% rent growth · sell at horizon

5-year hold

• IRR: -16.6%
• Equity multiple: 0.41×
• Total profit: $-34,911
• Equity at exit: $31,461

10-year hold

• IRR: -7.1%
• Equity multiple: 0.53×
• Total profit: $-27,515
• Equity at exit: $18,243

Cash invested: $59,080 (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 73003

• Home prices YoY: -31.2%
• Rents YoY: 3.9%
• Active inventory: 215
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,597 high
• Mortgage (P&I): −$1,107
• Tax from tax record: −$99 /mo · $1,188/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $-32

Break-even live

Break-even rent $1,637

Max offer price $205,354

Occupancy floor 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: $52,750
• Closing costs: $6,330
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1015 Swan Lake Ct Edmond, OK	2.0	2.0	1200	$1,295	$1.08	4d	1	0.11mi
1015 Swan Lake Ct Edmond, OK	2.0	2.0	1200	$1,295	$1.08	23d	1	0.11mi
733 Lapwing Rd Edmond, OK	2.0	2.0	1216	$1,450	$1.19	23d	1	0.16mi
317 Dooley Creek Ln Edmond, OK	3.0	2.0	1295	$1,595	$1.23	14d	1	0.34mi
313 Dooley Creek Ln Edmond, OK	3.0	2.0	1295	$1,595	$1.23	23d	1	0.35mi
620 Winding Ln Edmond, OK	3.0	2.0	1133	$1,550	$1.37	2d	1	0.38mi
1129 Carpe Diem Ct Edmond, OK	3.0	2.0	1250	$1,595	$1.28	4d	1	0.46mi
25 Creek View Dr Edmond, OK	1.0–2.0	1.0–2.0	872	$1,336	$1.53	4d	1	0.52mi
714 W Hurd St Edmond, OK	2.0	1.0	1000	$1,150	$1.15	23d	1	0.57mi
513 Sunnyside Pl Edmond, OK	3.0	1.5	1130	$1,350	$1.19	4d	1	0.59mi
413 Meadow Lake Dr Edmond, OK	4.0	2.0	1369	$1,500	$1.10	2d	1	0.59mi
320 Cedar Crest Dr Edmond, OK	3.0	1.5	1051	$1,295	$1.23	2d	1	0.66mi
242 Barrett Pl Edmond, OK	2.0	1.0	1029	$1,150	$1.12	21d	1	0.75mi
1303 Fretz Ave Edmond, OK	2.0	2.0	1007	$1,295	$1.29	4d	1	0.78mi
231 Barrett Pl Edmond, OK	3.0	2.0	1175	$1,295	$1.10	23d	1	0.79mi
612 W 2nd St Unit 100 Edmond, OK	3.0	2.5	1414	$1,895	$1.34	21d	1	0.80mi
15 S Walnut St Edmond, OK	2.0	1.0	1162	$1,400	$1.20	23d	1	0.83mi
211 Ashley Dr Edmond, OK	3.0	2.0	1250	$1,440	$1.15	23d	1	0.85mi
437 Chalk Hill Ct Edmond, OK	3.0	2.0	1216	$1,595	$1.31	23d	1	0.86mi
425 Chalk Hill Ct Edmond, OK	3.0	2.0	1243	$1,550	$1.25	14d	1	0.86mi
200 Ashley Dr Edmond, OK	3.0	2.0	1225	$1,375	$1.12	23d	1	0.87mi
1225 Sequoyah Pl Edmond, OK	2.0	1.5	1183	$1,350	$1.14	14d	1	0.88mi
128 Ashley Dr Edmond, OK	3.0	2.0	1250	$1,455	$1.16	23d	1	0.89mi
159 Barrett Pl Edmond, OK	2.0	1.5	1175	$1,175	$1.00	23d	1	0.89mi
436 Chalk Hill Ct Edmond, OK	3.0	2.0	1274	$2,850	$2.24	23d	1	0.89mi
436 Chalk Hill Ct Edmond, OK	3.0	2.0	1274	$2,850	$2.24	21d	1	0.89mi
412 Chalk Hill Ct Edmond, OK	3.0	2.0	1216	$1,565	$1.29	14d	1	0.89mi
425 Sterling Pointe Way Unit 425 Edmond, OK	2.0	2.0	1050	$1,300	$1.24	4d	1	0.91mi
1201 Covell Village Dr Edmond, OK	3.0	2.0	1265	$1,872	$1.48	14d	1	1.00mi
1201 Covell Village Dr Edmond, OK	2.0	2.0	1090	$1,641	$1.51	11d	1	1.00mi
105 W Hurd St Edmond, OK	2.0	1.0	930	$1,550	$1.67	2d	1	1.00mi
101 W Main St Edmond, OK	3.0	1.0–2.0	991	$2,320	$2.34	1d	111	1.05mi
5 E Thatcher St Edmond, OK	3.0	1.0	1144	$1,550	$1.35	23d	1	1.12mi
600 N Broadway Edmond, OK	2.0	1.0	1062	$1,325	$1.25	2d	1	1.13mi
808 Mars Cir Unit 1 Edmond, OK	3.0	1.0	1401	$1,375	$0.98	20d	1	1.25mi
504 N Boulevard Edmond, OK	3.0	2.0	1250	$2,595	$2.08	14d	1	1.26mi
1504 Apollo Rd Edmond, OK	3.0	2.0	1435	$1,475	$1.03	11d	1	1.26mi
804 Stag Trl Edmond, OK	3.0	2.0	1250	$1,550	$1.24	23d	1	1.38mi
804 Stag Trl Edmond, OK	3.0	2.0	1250	$1,550	$1.24	4d	1	1.38mi
1013 Kelly Park Rd Edmond, OK	4.0	2.0	1450	$1,550	$1.07	2d	1	1.39mi

Listing history 5 events

1. 2026-04-13
   status Pending
2. 2026-04-11
   listed $211,000 Active
3. 2004-01-27
   soldstatus $74,000
4. 1987-08-27
   soldstatus $52,000
5. 1982-09-01
   soldstatus $51,000

ⓘ 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: $1,188 · $99/mo
• Projected year-2 tax: $1,899 · $158/mo
• Expected delta: +$711/yr (+$59/mo · 59.9%)

ⓘ 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,161
• − Mortgage interest: −$11,819
• − Property taxes: −$1,188
• − Insurance: −$1,055
• − Repairs & maintenance: −$1,533
• − Management: −$1,533
• − Depreciation: −$6,138
• Taxable loss: −$4,105
• Est. tax savings @ 24.0%: +$985
• After-tax cash flow: $602/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): 23,236
• Household income: $78,149
• Rent vs Own: 42.1% rent · 57.9% own
• Severe rent burden: 988.0

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 (69%)
• Race & ethnicity: White 69% Two or more races 13% Black 9% Hispanic / Latino 9% Asian 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 8% · Canada, China
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 2% 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: ▼ -104.15%
• Current HPI: 229.3899
• Rent YoY: ▲ 3.86%
• 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

+313.7% since first listed

5 events — show timeline

• 2026-04-13 Pending — MLSOK
• 2026-04-11 Listed $211,000 MLSOK
• 2004-01-27 Sold (Public Records) $74,000 Public Records
• 1987-08-27 Sold (Public Records) $52,000 Public Records
• 1982-09-01 Sold (Public Records) $51,000 Public Records

Property tax history

+0.8%/yr

Latest (2025): $1,188 · +0.1% YoY. Source: county tax records.