400 W 10th St · Edmond, OK 73003

$210,000

3 bd · 2.0 ba · 1,335 sqft · SingleFamily public records · 130 Days on market

Built 1996 6,050 sqft lot Est $211k · at est.

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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 +13.4/30.0
• ARV discount +7.7/15.0
• DSCR +4.1/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Walking Distance to Sunset School. Needs Some TLC. House has amazing built in cabinets and storage in living room and master bedroom. Inside laundry room. Split floor plan with 3 bedrooms and 2 bath. Property being sold "As Is".

Key facts

• Split floorplan
• Built-in cabinets
• Cozy fireplace

Tags

• COZY FIREPLACE
• BUILT-IN CABINETS
• SPLIT FLOORPLAN
• WELL-APPOINTED BATHROOM
• MINUTES FROM SHOPPING
• MINUTES FROM PARKS

Property features AI

Finance

• Other: Leased (occupied); Model home: No
• Financial info: Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: Circle drive; 2-car garage
• Utilities: Cable available; Electricity available; Natural gas available; Public utilities
• Home design: Single family residence; One-level
• Construction: Brick construction; Composition roof; Slab foundation; Existing property
• Exterior features: Covered patio; Covered porch; Interior lot

Interior

• Kitchen: Free-standing gas range; Free-standing gas oven; Dishwasher
• Bedrooms: 3 bedrooms
• Flooring: Combination flooring; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central gas heating
• Interior features: Ceiling fans

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $6 ($67/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 $175k (16.5% below list).
• Recommended offer: $175k (16.5% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: Sunset Es (math 18% / reading 18%, grade F, #534 of 845 statewide, top 64%, 670 students, 0% FRL); Central Ms (math 40% / reading 42%, grade F, #5 of 345 statewide, top 1%, 980 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 (+3.9%/yr); 220 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 130 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y 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 $107k; list at $210k implies a 96% 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 $175,265 (16.5% below list)

Questions for the listing agent

1. It's been on market 130 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: 6.32%
• Cash-on-cash: 0.11%
• DSCR: 1.01
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $210,930
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
300 W 8th St	0.19mi	3/2.0	1,498 (+12%)	1mo	$250,000	$167	70
516 W 7th St	0.22mi	3/2.0	1,495 (+12%)	4mo	$235,000	$157	67
209 W 8th St	0.28mi	3/1.0	1,216 (-9%)	3mo	$166,000	$137	66
209 W 6th St	0.38mi	2/2.0 (-1)	1,378 (+3%)	13mo	$220,000	$160	62
815 W 7th St	0.41mi	3/2.0	1,481 (+11%)	4mo	$230,000	$155	59
709 S Santa Fe Dr	0.34mi	3/2.0	1,168 (-12%)	10mo	$179,000	$153	55
1221 Val Genes Rd	0.65mi	3/2.0	1,424 (+7%)	7mo	$225,000	$158	52
908 Jupiter Rd	0.65mi	3/2.0	1,428 (+7%)	14mo	$237,500	$166	47
115 E 11th St	0.67mi	4/1.5 (+1)	1,233 (-8%)	11mo	$196,200	$159	40
15 S Walnut St	0.68mi	2/1.0 (-1)	1,162 (-13%)	1mo	$200,000	$172	37
127 Walnut Way	0.59mi	3/2.5	1,530 (+15%)	12mo	$229,900	$150	36
42 E 12th St	0.58mi	2/1.0 (-1)	1,514 (+13%)	13mo	$200,000	$132	31

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: -15.2%
• Equity multiple: 0.45×
• Total profit: $-32,162
• Equity at exit: $31,312

10-year hold

• IRR: -5.4%
• Equity multiple: 0.64×
• Total profit: $-21,235
• Equity at exit: $18,157

Cash invested: $58,800 (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 73003

• Home prices YoY: -31.2%
• Rents YoY: 3.9%
• Active inventory: 220
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,753 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$190 /mo · $2,283/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $6

Break-even live

Break-even rent $1,746

Max offer price $210,000

Occupancy floor 95%

Sensitivity live

Price	-10% $124	-5% $65	+0% $6	+5% $-54	+10% $-113
Rent	-10% $-133	-5% $-64	+0% $6	+5% $75	+10% $144
Rate	-1.0pp $111	-0.5pp $59	base $6	+0.5pp $-49	+1.0pp $-104

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1028 Mollie Rausch Ln Edmond, OK	3.0	2.0	1495	$1,650	$1.10	25d	1	0.17mi
575 S Fretz Ave Edmond, OK	3.0	2.5	1530	$2,000	$1.31	4d	1	0.33mi
541 S Fretz Ave Edmond, OK	2.0	2.5	1682	$1,795	$1.07	25d	1	0.35mi
808 Mars Cir Unit 1 Edmond, OK	3.0	1.0	1401	$1,375	$0.98	21d	1	0.36mi
463 S Fretz Ave Edmond, OK	2.0	2.0	1550	$1,695	$1.09	16d	1	0.42mi
612 W 2nd St Unit 100 Edmond, OK	3.0	2.5	1414	$1,895	$1.34	23d	1	0.59mi
1013 Kelly Park Rd Edmond, OK	4.0	2.0	1450	$1,550	$1.07	4d	1	0.59mi
645 W 2nd St Edmond, OK	3.0	2.0	1660	$1,975	$1.19	16d	1	0.64mi
15 S Walnut St Edmond, OK	2.0	1.0	1162	$1,400	$1.20	25d	1	0.71mi
930 S Boulevard Edmond, OK	1.0–2.0	1.0–2.0	792	$1,085	$1.37	6d	10	0.74mi
1504 Apollo Rd Edmond, OK	3.0	2.0	1435	$1,475	$1.03	13d	1	0.76mi
16 N Walnut St Edmond, OK	3.0	2.5	1650	$2,395	$1.45	16d	1	0.77mi
714 W Hurd St Edmond, OK	2.0	1.0	1000	$1,150	$1.15	25d	1	0.83mi
101 W Main St Edmond, OK	3.0	1.0–2.0	991	$2,320	$2.34	3d	111	0.83mi
1820 Chelsea Dr Edmond, OK	3.0	2.0	1749	$1,695	$0.97	4d	1	0.86mi
105 W Hurd St Edmond, OK	2.0	1.0	930	$1,550	$1.67	4d	1	0.87mi
1809 Courtney Ln Edmond, OK	3.0	2.0	1633	$1,795	$1.10	13d	1	0.87mi
1024 Carpe Diem Ct Edmond, OK	3.0	2.0	1700	$1,895	$1.11	4d	1	0.88mi
401 E 7th St Edmond, OK	3.0	2.0	1255	$1,450	$1.16	25d	1	0.88mi
1404 S Gemini Rd Edmond, OK	3.0	2.0	1267	$1,650	$1.30	25d	1	0.90mi
1404 S Gemini Rd Edmond, OK	3.0	2.0	1267	$1,650	$1.30	23d	1	0.90mi
117 Sahoma Ter Edmond, OK	2.0	2.0	1183	$1,345	$1.14	25d	1	0.91mi
118 Sahoma Ter Edmond, OK	3.0	2.0	1200	$1,350	$1.12	6d	1	0.93mi
118 Sahoma Ter Edmond, OK	3.0	2.0	1200	$1,350	$1.12	4d	1	0.93mi
1129 Carpe Diem Ct Edmond, OK	3.0	2.0	1250	$1,595	$1.28	6d	1	0.95mi
25 Creek View Dr Edmond, OK	1.0–2.0	1.0–2.0	872	$1,336	$1.53	6d	1	0.98mi
412 Chalk Hill Ct Edmond, OK	3.0	2.0	1216	$1,565	$1.29	16d	1	1.04mi
1817 Hardy Dr Edmond, OK	3.0	2.0	1074	$1,350	$1.26	25d	1	1.05mi
425 Chalk Hill Ct Edmond, OK	3.0	2.0	1243	$1,550	$1.25	16d	1	1.05mi
437 Chalk Hill Ct Edmond, OK	3.0	2.0	1216	$1,595	$1.31	25d	1	1.06mi
425 Sterling Pointe Way Unit 425 Edmond, OK	2.0	2.0	1050	$1,300	$1.24	6d	1	1.07mi
436 Chalk Hill Ct Edmond, OK	3.0	2.0	1274	$2,850	$2.24	23d	1	1.08mi
436 Chalk Hill Ct Edmond, OK	3.0	2.0	1274	$2,850	$2.24	25d	1	1.08mi
2113 Henderson Dr Unit 1 Edmond, OK	3.0	1.0	1036	$1,295	$1.25	16d	1	1.08mi
313 Dooley Creek Ln Edmond, OK	3.0	2.0	1295	$1,595	$1.23	25d	1	1.09mi
317 Dooley Creek Ln Edmond, OK	3.0	2.0	1295	$1,595	$1.23	16d	1	1.10mi
345 Travis Cir Edmond, OK	3.0	2.0	1325	$1,495	$1.13	4d	1	1.10mi
777 E 15th St Edmond, OK	1.0–3.0	1.0–2.0	1135	$1,866	$1.64	3d	23	1.16mi
2501 Kelley Pointe Pkwy Edmond, OK	1.0–2.0	1.0–2.0	909	$1,979	$2.18	3d	18	1.17mi
140 Ridgecrest Rd Edmond, OK	3.0	1.0	1000	$1,400	$1.40	23d	1	1.17mi

Listing history 27 events

1. 2026-06-21
   statusdays on market $210,000 Pending 130 DOM
2. 2026-06-18
   days on market $210,000 Active 128 DOM
3. 2026-06-17
   days on market $210,000 Active 127 DOM
4. 2026-06-16
   days on market $210,000 Active 126 DOM
5. 2026-06-15
   days on market $210,000 Active 125 DOM
6. 2026-06-13
   days on market $210,000 Active 123 DOM
7. 2026-06-09
   days on market $210,000 Active 119 DOM
8. 2026-06-08
   days on market $210,000 Active 118 DOM
9. 2026-06-07
   days on market $210,000 Active 117 DOM
10. 2026-06-03
    days on market $210,000 Active 113 DOM
11. 2026-06-02
    days on market $210,000 Active 112 DOM
12. 2026-06-01
    days on market $210,000 Active 111 DOM
13. 2026-05-31
    days on market $210,000 Active 110 DOM
14. 2026-02-26
    price $210,000
15. 2026-02-10
    listed $220,000 Active
16. 2025-08-18
    historical
17. 2025-05-28
    price $220,000
18. 2025-05-28
    listed $215,000 Active
19. 2021-12-17
    soldstatus $107,000
20. 2020-12-31
    soldstatus $60,000
21. 2020-12-29
    soldstatus $120,000 Sold 242-char remark

    Show marketing remark (242 chars)

    Walking Distance to Sunset School. Needs Some TLC. House has amazing built in cabinets and storage in living room and master bedroom. Inside laundry room. Split floor plan with 3 bedrooms and 2 bath. Property being sold "As Is".

22. 2020-11-30
    status Pending 242-char remark

    Show marketing remark (242 chars)

    Walking Distance to Sunset School. Needs Some TLC. House has amazing built in cabinets and storage in living room and master bedroom. Inside laundry room. Split floor plan with 3 bedrooms and 2 bath. Property being sold "As Is".

23. 2020-11-27
    status Active 242-char remark

    Show marketing remark (242 chars)

    Walking Distance to Sunset School. Needs Some TLC. House has amazing built in cabinets and storage in living room and master bedroom. Inside laundry room. Split floor plan with 3 bedrooms and 2 bath. Property being sold "As Is".

24. 2020-11-18
    status Pending 242-char remark

    Show marketing remark (242 chars)

    Walking Distance to Sunset School. Needs Some TLC. House has amazing built in cabinets and storage in living room and master bedroom. Inside laundry room. Split floor plan with 3 bedrooms and 2 bath. Property being sold "As Is".

25. 2020-11-17
    listed $129,900 Active 242-char remark

    Show marketing remark (242 chars)

    Walking Distance to Sunset School. Needs Some TLC. House has amazing built in cabinets and storage in living room and master bedroom. Inside laundry room. Split floor plan with 3 bedrooms and 2 bath. Property being sold "As Is".

26. 1996-07-17
    soldstatus $71,500
27. 1996-03-21
    soldstatus $15,000

ⓘ 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: $2,283 · $190/mo
• Projected year-2 tax: $2,283 · $190/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 ≥107°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: $21,032
• − Mortgage interest: −$11,763
• − Property taxes: −$2,283
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,683
• − Management: −$1,683
• − Depreciation: −$6,109
• Taxable loss: −$3,539
• Est. tax savings @ 24.0%: +$849
• After-tax cash flow: $916/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

+1300.0% since first listed

14 events — show timeline

• 2026-02-26 Price Changed $210,000 MLSOK
• 2026-02-10 Listed $220,000 MLSOK
• 2025-08-18 Listing Removed — MLSOK
• 2025-05-28 Price Changed $220,000 MLSOK
• 2025-05-28 Listed $215,000 MLSOK
• 2021-12-17 Sold (Public Records) $107,000 Public Records
• 2020-12-31 Sold (Public Records) $60,000 Public Records
• 2020-12-29 Sold (MLS) $120,000 MLSOK
• 2020-11-30 Pending — MLSOK
• 2020-11-27 Relisted — MLSOK
• 2020-11-18 Pending — MLSOK
• 2020-11-17 Listed $129,900 MLSOK
• 1996-07-17 Sold (Public Records) $71,500 Public Records
• 1996-03-21 Sold (Public Records) $15,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $2,283 · +5.1% YoY. Source: county tax records.