2100 Three Stars Rd · Edmond, OK 73034

$180,000

3 bd · 2.0 ba · 1,942 sqft · Townhouse public records · 21 Days on market

Built 1980 2,252 sqft lot Est $210k · 14% under $71/mo HOA · 4% of rent

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Why this score? — see what drove the C 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 +17.9/30.0
• ARV discount +13.9/15.0
• DSCR +5.6/10.0
• 1% rule +4.9/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

"THE DUAL MASTER" | Woodcreek Town Homes, Edmond 3 Bed 3 Bath | 2,077 sq ft | 2-Story Townhome | $71/mo HOA | Edmond Schools This isn't your typical townhome. With 2,077 square feet and THREE full bathrooms including two master suites, this floorplan solves problems you didn't even know you had. Who this is perfect for: Downsizers wanting space and flexibility, travelers who need lock-and-leave ease, buyers seeking two master setups, or anyone tired of mowing. The main floor is genius: Primary bedroom with a cozy study off the side (hello, sewing room or library!), gas fireplace in the living room, eat-in kitchen with galley layout and tile countertops, formal dining overlooking

Key facts

• Fenced patio
• Two master suites
• Screened balcony

Tags

• TWO MASTER SUITES
• FENCED PATIO
• WALK-IN CLOSETS
• SCREENED BALCONY
• ENCLOSED PORCH
• TILE ENTRY

Property features AI

Finance

• Other: Homestead eligible
• Financial info: Loan qualification: yes; Assumable: no
• HOA & community: Mandatory association dues; Association fee $852 (includes grounds maintenance, common area maintenance, pool)

Exterior

• Parking: 2-car garage
• Utilities: No flood insurance indicated
• Home design: Residential townhouse; Two levels; Existing property; Located in Woodcreek Town Homes
• Construction: Frame construction with vinyl siding; Composition roof; Built on slab foundation
• Exterior features: Balcony; Porch; Interior lot; Zero lot line

Interior

• Kitchen: Free-standing electric range/oven; Free-standing electric oven
• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 3 full bathrooms
• Interior features: Dishwasher; Carpet flooring; Gas log fireplace; One living area; One dining area
• Laundry & utility: Slab foundation (utilities accessible)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $180k.

Deal economics

• At list price, monthly cash flow is $151 ($2k/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 $177k (1.4% below list).
• Recommended offer: $177k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.3% 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; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $5k 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 21 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 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.
• Current owner paid $130k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $177,300 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 0.99% ✗
• Cap rate: 7.30%
• Cash-on-cash: 3.60%
• DSCR: 1.16
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $209,736
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2100 Three Stars Rd	0.00mi	3/3.0	2,077 (+7%)	0mo	$167,500	$81	84
400 Timberwind Rd	0.07mi	4/3.0 (+1)	1,914 (-1%)	9mo	$191,000	$100	78
417 Sundance Ln	0.07mi	3/3.0	1,836 (-6%)	8mo	$192,000	$105	77
1616 Windhill Ave	0.32mi	3/2.5	1,884 (-3%)	3mo	$220,000	$117	75
1700 Windhill Ave	0.29mi	3/2.5	1,856 (-4%)	8mo	$200,000	$108	71
1820 Windhill Ave	0.18mi	3/3.0	2,082 (+7%)	8mo	$193,000	$93	69
1720 Tenbears Rd	0.24mi	2/2.0 (-1)	1,831 (-6%)	10mo	$246,000	$134	66
405 Timberwind Rd	0.10mi	3/2.0	1,687 (-13%)	10mo	$200,000	$119	65
2113 Three Stars Rd	0.02mi	3/2.0	1,730 (-11%)	19mo	$162,000	$94	65
1905 Three Stars Rd	0.16mi	3/3.0	1,821 (-6%)	21mo	$210,000	$115	60
1707 Tenbears Rd	0.27mi	2/2.0 (-1)	1,696 (-13%)	10mo	$195,000	$115	53

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: -11.2%
• Equity multiple: 0.59×
• Total profit: $-20,418
• Equity at exit: $26,839

10-year hold

• IRR: -2.7%
• Equity multiple: 0.82×
• Total profit: $-8,941
• Equity at exit: $15,563

Cash invested: $50,400 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,775 high
• Mortgage (P&I): −$944
• Tax from tax record: −$161 /mo · $1,932/yr
• Insurance: −$75
• HOA: −$71
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $151

Break-even live

Break-even rent $1,583

Max offer price $180,000

Occupancy floor 86%

Sensitivity live

Price	-10% $253	-5% $202	+0% $151	+5% $100	+10% $49
Rent	-10% $11	-5% $81	+0% $151	+5% $221	+10% $291
Rate	-1.0pp $242	-0.5pp $197	base $151	+0.5pp $104	+1.0pp $57

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
405 Sundance Ln Unit 1 Edmond, OK	2.0	2.0	1627	$1,750	$1.08	5d	1	0.03mi
2030 Three Stars Rd Edmond, OK	3.0	3.0	2054	$1,650	$0.80	5d	1	0.03mi
428 Sundance Ln Edmond, OK	3.0	3.0	2082	$1,795	$0.86	25d	1	0.06mi
1902 Three Stars Rd Edmond, OK	3.0	2.5	1705	$1,575	$0.92	25d	1	0.13mi
1820 Three Stars Rd Edmond, OK	3.0	3.0	1914	$1,625	$0.85	25d	1	0.15mi
1820 Three Stars Rd Edmond, OK	3.0	3.0	1914	$1,625	$0.85	5d	1	0.15mi
1718 Windhill Ave Edmond, OK	2.0	2.0	1724	$1,650	$0.96	25d	1	0.24mi
1718 Windhill Ave Unit 1 Edmond, OK	2.0	2.0	1724	$1,600	$0.93	25d	1	0.24mi
2133 E 2nd St Edmond, OK	1.0–3.0	1.0–2.0	1077	$2,004	$1.86	3d	30	0.30mi
1919 E 2nd St Edmond, OK	1.0–3.0	1.0–2.0	964	$1,455	$1.51	3d	42	0.38mi
2200 Alta Vista Ln Edmond, OK	3.0	2.0	1706	$2,100	$1.23	25d	1	0.61mi
812 Richmond Rd Edmond, OK	3.0	2.0	2211	$1,800	$0.81	25d	1	0.66mi
1225 E Main St Edmond, OK	2.0	2.5	1235	$1,650	$1.34	25d	1	0.69mi
2541 Fallview Dr Edmond, OK	4.0	2.0	1705	$2,250	$1.32	3d	1	0.71mi
504 Martina Ln Edmond, OK	4.0	2.0	1775	$2,145	$1.21	4d	1	0.74mi
1016 E Edwards St Edmond, OK	4.0	2.5	1598	$1,900	$1.19	25d	1	0.75mi
1925 Bunting Ct Edmond, OK	4.0	3.0	1420	$2,900	$2.04	25d	1	0.89mi
324 Belmont Dr Edmond, OK	3.0	2.5	1272	$1,595	$1.25	3d	1	0.93mi
28 S Ridge Pointe Cir Edmond, OK	4.0	2.0	2024	$1,995	$0.99	25d	1	1.30mi
225 E Edwards St Edmond, OK	4.0	2.0	1816	$1,950	$1.07	16d	1	1.34mi
1416 Devonshire Ct Edmond, OK	4.0	3.0	2205	$2,900	$1.32	25d	1	1.36mi
1400 Devonshire Ct Edmond, OK	4.0	2.5	1831	$2,200	$1.20	3d	1	1.38mi
504 N Boulevard Edmond, OK	3.0	2.0	1250	$2,595	$2.08	16d	1	1.40mi
401 E 7th St Edmond, OK	3.0	2.0	1255	$1,450	$1.16	25d	1	1.44mi

HOA detail

• Monthly dues: $71 · $852/yr
• Likely covers: gas

Listing history 6 events

1. 2026-05-07
   status Pending
2. 2026-04-18
   status Active
3. 2026-04-04
   status Pending
4. 2026-04-02
   listed $180,000 Active
5. 2005-07-19
   soldstatus $130,000
6. 1987-05-15
   soldstatus $66,000

ⓘ 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: $1,932 · $161/mo
• Projected year-2 tax: $1,932 · $161/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 2/10 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: $21,297
• − Mortgage interest: −$10,083
• − Property taxes: −$1,932
• − Insurance: −$900
• − Repairs & maintenance: −$1,704
• − Management: −$1,704
• − HOA: −$852
• − Depreciation: −$5,236
• Taxable loss: −$1,114
• Est. tax savings @ 24.0%: +$267
• After-tax cash flow: $2,081/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

+172.7% since first listed

6 events — show timeline

• 2026-05-07 Pending — MLSOK
• 2026-04-18 Relisted — MLSOK
• 2026-04-04 Pending — MLSOK
• 2026-04-02 Listed $180,000 MLSOK
• 2005-07-19 Sold (Public Records) $130,000 Public Records
• 1987-05-15 Sold (Public Records) $66,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $1,932 · +3.3% YoY. Source: county tax records.