3804 Summer Cloud Dr · Edmond, OK 73013

$190,000

2 bd · 2.0 ba · 1,279 sqft · Townhouse public records · 7 Days on market

Built 1981 3,302 sqft lot Est $208k · 9% 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 +14.2/30.0
• ARV discount +11.5/15.0
• DSCR +4.3/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +3.3/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Under $100K in Edmond? Better Hurry. Townhouse backs to greenbelt, has new tile, paint, fixtures, stove, carpet upstairs, and exterior doors. HOA dues take care of yardwork.

Key facts

• Completely remodeled
• Large backyard
• Refreshed exterior

Tags

• COMPLETELY REMODELED
• UPDATED CABINETRY
• SLEEK COUNTERTOPS
• FULLY REMODELED BATHROOMS
• REFRESHED EXTERIOR
• LARGE BACKYARD

Property features AI

Finance

• Other: Lot features listed as Other; Lot size approximately 0.0758 acres; Directions: From Covell & Douglas, go east on Covell, then south on Sooner. Turn east on Summer Cloud Dr and follow to home.; Active open houses scheduled (public upcoming: Sat May 23, 2:00PM-4:00PM)
• Financial info: Loan qualification allowed; Not assumable
• HOA & community: Mandatory association dues; Association fee $600; Association fee includes greenbelt, grounds maintenance, common area maintenance, and exterior maintenance

Exterior

• Parking: 2-car garage
• Utilities: Homestead not claimed
• Home design: Townhouse; Residential property; Two-level property
• Construction: Brick and frame construction; Composition roof; Built (existing)
• Exterior features: Covered deck; Covered patio; Covered porch; Open deck; Open patio; Porch; Rain gutters

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Gas log fireplace; Living area noted as 1,279 (assessor); Slab foundation

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $190k.

Deal economics

• At list price, monthly cash flow is $31 ($377/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 $155k (18.3% below list).
• Recommended offer: $155k (18.3% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Chisholm Es (math 61% / reading 56%, grade B-, #16 of 845 statewide, top 2%, 864 students, 0% FRL); Cimarron Ms (math 24% / reading 26%, grade F, #90 of 345 statewide, top 27%, 866 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: Rents rising (+3.1%/yr); 662 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 14d 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).
• This rent is only 16% of the median local income ($114k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 21y ago; this cycle's ask is 12567% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $96k; list at $190k implies a 98% 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 $155,234 (18.3% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.82% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.71%
• DSCR: 1.03
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $208,477
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1530 Fall Creek Dr	0.04mi	2/2.0	1,187 (-7%)	4mo	$155,000	$131	82
13816 Oxford Dr	0.63mi	3/2.0 (+1)	1,288 (+1%)	4mo	$200,000	$155	61
13823 Oxford Dr	0.62mi	3/2.0 (+1)	1,234 (-4%)	1mo	$205,000	$166	60
13818 Oxford Dr	0.63mi	3/2.0 (+1)	1,227 (-4%)	4mo	$200,000	$163	55
2920 Colonial Ln	0.52mi	2/1.5	1,161 (-9%)	11mo	$175,000	$151	49
13706 Oxford Dr	0.72mi	3/2.0 (+1)	1,138 (-11%)	5mo	$195,000	$171	39
13812 Oxford Dr	0.65mi	3/2.0 (+1)	1,132 (-12%)	15mo	$198,000	$175	33

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: -15.1%
• Equity multiple: 0.46×
• Total profit: $-28,618
• Equity at exit: $28,330

10-year hold

• IRR: -6.3%
• Equity multiple: 0.59×
• Total profit: $-21,643
• Equity at exit: $16,428

Cash invested: $53,200 (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 73013

• Rents YoY: 3.1%
• Active inventory: 662
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,552 high
• Mortgage (P&I): −$996
• Tax from tax record: −$119 /mo · $1,433/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $31

Break-even live

Break-even rent $1,513

Max offer price $190,000

Occupancy floor 93%

Sensitivity live

Price	-10% $139	-5% $85	+0% $31	+5% $-22	+10% $-76
Rent	-10% $-91	-5% $-30	+0% $31	+5% $93	+10% $154
Rate	-1.0pp $127	-0.5pp $80	base $31	+0.5pp $-18	+1.0pp $-68

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2925 Village Cir Edmond, OK	1.0	2.0	960	$950	$0.99	13d	1	0.43mi
3412 Prairie Ave Edmond, OK	3.0	2.5	1589	$1,970	$1.24	3d	1	0.65mi
13005 Silver Eagle Trl Edmond, OK	3.0	2.0	1826	$1,750	$0.96	3d	1	1.06mi
2433 Shady Tree Ln Edmond, OK	3.0	2.0	1460	$1,795	$1.23	3d	1	1.13mi
13408 Thompson Rd Edmond, OK	3.0	2.0	1592	$2,000	$1.26	3d	1	1.14mi
2704 NE 129th St Edmond, OK	3.0	2.0	1572	$1,850	$1.18	5d	1	1.14mi
205 E 30th St Unit 1 Edmond, OK	3.0	2.0	1400	$1,450	$1.04	25d	1	1.21mi
637 Redstone Ave Edmond, OK	3.0	1.5	1228	$1,450	$1.18	16d	1	1.23mi
14025 N Eastern Ave Edmond, OK	2.0	2.0	1108	$1,349	$1.22	25d	1	1.24mi
1715 Edgewood Dr Edmond, OK	2.0	1.0	1191	$1,450	$1.22	13d	1	1.39mi
140 Ridgecrest Rd Edmond, OK	3.0	1.0	1000	$1,400	$1.40	23d	1	1.41mi
345 Travis Cir Edmond, OK	3.0	2.0	1325	$1,495	$1.13	3d	1	1.47mi

Listing history 24 events

1. 2026-06-13
   statusdays on market $190,000 Pending 7 DOM
2. 2026-06-09
   days on market $190,000 Active 5 DOM
3. 2026-06-08
   days on market $190,000 Active 4 DOM
4. 2026-06-07
   pricedays on marketlisting id $190,000 Active 3 DOM
5. 2026-06-03
   days on market $195,000 Active 46 DOM
6. 2026-06-02
   days on market $195,000 Active 45 DOM
7. 2026-06-01
   days on market $195,000 Active 44 DOM
8. 2026-05-31
   days on market $195,000 Active 43 DOM
9. 2026-05-18
   listed $1,500
10. 2026-05-18
    historical $1,500
11. 2026-04-22
    price $1,500
12. 2026-04-19
    listed $195,000 Active
13. 2026-04-02
    price $1,600
14. 2026-02-18
    price $1,650
15. 2026-01-09
    listed $1,750
16. 2011-11-26
    historical
17. 2011-04-25
    listed $105,000
18. 2008-12-31
    soldstatus $96,000
19. 2008-12-29
    soldstatus $96,000 176-char remark

    Show marketing remark (176 chars)

    Under $100K in Edmond? Better Hurry. Townhouse backs to greenbelt, has new tile, paint, fixtures, stove, carpet upstairs, and exterior doors. HOA dues take care of yardwork.

20. 2008-10-10
    listed $99,000 176-char remark

    Show marketing remark (176 chars)

    Under $100K in Edmond? Better Hurry. Townhouse backs to greenbelt, has new tile, paint, fixtures, stove, carpet upstairs, and exterior doors. HOA dues take care of yardwork.

21. 2005-07-05
    soldstatus $74,500
22. 2005-03-15
    soldstatus $74,500
23. 2005-02-04
    listed $78,500
24. 1994-09-01
    soldstatus $52,000

ⓘ 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: $1,433 · $119/mo
• Projected year-2 tax: $1,710 · $142/mo
• Expected delta: +$277/yr (+$23/mo · 19.4%)

ⓘ 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: $18,628
• − Mortgage interest: −$10,643
• − Property taxes: −$1,433
• − Insurance: −$950
• − Repairs & maintenance: −$1,490
• − Management: −$1,490
• − Depreciation: −$5,527
• Taxable loss: −$2,905
• Est. tax savings @ 24.0%: +$697
• After-tax cash flow: $1,074/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): 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

-97.1% since first listed

16 events — show timeline

• 2026-05-18 Listed for Rent $1,500 MLSOK
• 2026-05-18 Rental Removed $1,500 BUILDIUM
• 2026-04-22 Price Changed $1,500 BUILDIUM
• 2026-04-19 Listed $195,000 MLSOK
• 2026-04-02 Price Changed $1,600 BUILDIUM
• 2026-02-18 Price Changed $1,650 BUILDIUM
• 2026-01-09 Listed for Rent $1,750 BUILDIUM
• 2011-11-26 Listing Removed — MLSOK
• 2011-04-25 Listed $105,000 MLSOK
• 2008-12-31 Sold (Public Records) $96,000 Public Records
• 2008-12-29 Sold (MLS) $96,000 MLSOK
• 2008-10-10 Listed $99,000 MLSOK
• 2005-07-05 Sold (MLS) $74,500 MLSOK
• 2005-03-15 Sold (Public Records) $74,500 Public Records
• 2005-02-04 Listed $78,500 MLSOK
• 1994-09-01 Sold (Public Records) $52,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $1,433 · +5.1% YoY. Source: county tax records.