2505 Greenfield Dr · Edmond, OK 73012

$215,000

3 bd · 2.0 ba · 1,344 sqft · SingleFamily public records · 2 Days on market

Built 1980 7,318 sqft lot Est $219k · 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 +15.2/30.0
• ARV discount +8.3/15.0
• DSCR +4.7/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• 1% rule +3.2/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This home checks all the boxes! Featuring a brand new roof (2026) and a complete remodel completed in 2023, this one owner home offers updated flooring throughout, beautifully renovated bathrooms, new countertops through out, and the list of updates goes on. This home provides ADA compliant ramps into the home as well as ADA complaint primary bathroom and shower. . Thoughtfully updated and meticulously maintained, this move in ready property combines modern finishes with pride of ownership.

Key facts

• Complete remodel
• Renovated bathrooms
• Updated flooring

Tags

• NEW ROOF
• COMPLETE REMODEL
• UPDATED FLOORING
• RENOVATED BATHROOMS
• NEW COUNTERTOPS

Property features AI

Finance

• Other: Located in Fairfield addition; Interior lot size approximately 0.168 acres
• Financial info: Listing accepts Cash, Conventional, FHA or VA; Loan qualification possible; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Utilities: Property has standard utilities
• Home design: Single-family residence; One-level entry; Residential property
• Construction: Frame with masonry veneer; Composition roof (2026); Slab foundation
• Exterior features: Front porch; Interior lot

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: One living area; One dining area; Gas log fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $76 ($911/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 $176k (18.0% below list).
• Recommended offer: $176k (18.0% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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); Santa Fe Hs (math 36% / reading 52%, grade F, #18 of 447 statewide, top 4%, 2,796 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 (+1.2%/yr); 647 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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 17% of the median local income ($127k/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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $62k; list at $215k implies a 247% 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 $176,274 (18.0% 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: 6.72%
• Cash-on-cash: 1.51%
• DSCR: 1.07
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $219,072
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1316 Greenfield Dr	0.07mi	3/2.0	1,317 (-2%)	3mo	$220,000	$167	91
16401 Coronado Dr	0.26mi	3/2.0	1,404 (+4%)	4mo	$229,900	$164	77
2418 Countrywood Ln	0.13mi	3/2.0	1,473 (+10%)	2mo	$254,900	$173	76
2916 Fairfield Dr	0.34mi	3/2.0	1,451 (+8%)	3mo	$242,000	$167	68
1513 Vulcan Cir	0.70mi	3/2.0	1,330 (-1%)	1mo	$209,900	$158	65
16732 Crest Vly	0.67mi	3/2.0	1,386 (+3%)	3mo	$206,000	$149	61
501 Gray Fox Run	0.70mi	3/2.0	1,407 (+5%)	2mo	$223,000	$158	58
1413 Del Norte Dr	0.62mi	3/2.0	1,446 (+8%)	2mo	$236,000	$163	56
1909 Fountain Vw	0.49mi	3/2.0	1,506 (+12%)	3mo	$199,000	$132	55
1812 Gray Fox Dr	0.64mi	3/2.0	1,213 (-10%)	5mo	$204,000	$168	50
2100 Vanishing Trl	0.65mi	3/2.0	1,476 (+10%)	4mo	$227,255	$154	50
17132 Sunny Hollow Rd	0.64mi	3/2.0	1,528 (+14%)	0mo	$225,000	$147	47

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 · 1.21% rent growth · sell at horizon

5-year hold

• IRR: -15.7%
• Equity multiple: 0.45×
• Total profit: $-33,200
• Equity at exit: $32,057

10-year hold

• IRR: -10.4%
• Equity multiple: 0.41×
• Total profit: $-35,346
• Equity at exit: $18,589

Cash invested: $60,200 (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 73012

• Home prices YoY: -17.9%
• Rents YoY: 1.2%
• Active inventory: 647
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,763 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$100 /mo · $1,195/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $76

Break-even live

Break-even rent $1,667

Max offer price $215,000

Occupancy floor 91%

Sensitivity live

Price	-10% $198	-5% $137	+0% $76	+5% $15	+10% $-46
Rent	-10% $-63	-5% $6	+0% $76	+5% $146	+10% $215
Rate	-1.0pp $184	-0.5pp $131	base $76	+0.5pp $20	+1.0pp $-36

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1318 Pennington Ave Edmond, OK	2.0	2.0	1150	$1,300	$1.13	25d	1	0.10mi
16420 Del Mar Dr Edmond, OK	3.0	2.0	1404	$1,741	$1.24	13d	1	0.23mi
1113 Countrywood Ln Edmond, OK	3.0	2.0	1606	$1,785	$1.11	5d	1	0.28mi
804 Stag Trl Edmond, OK	3.0	2.0	1250	$1,550	$1.24	25d	1	0.41mi
804 Stag Trl Edmond, OK	3.0	2.0	1250	$1,550	$1.24	5d	1	0.41mi
2172 Camino del Plaza Ln Edmond, OK	3.0	2.0	1274	$1,600	$1.26	25d	1	0.44mi
2172 Camino del Plaza Ln Edmond, OK	3.0	2.0	1287	$1,600	$1.24	5d	1	0.44mi
2116 Camino del Plaza Ln Edmond, OK	3.0	2.0	1396	$1,645	$1.18	25d	1	0.46mi
1909 Fountain Vw Edmond, OK	3.0	2.0	1506	$1,999	$1.33	3d	1	0.46mi
2149 Buena Vida Ln Edmond, OK	3.0	2.5	1300	$1,645	$1.27	3d	1	0.47mi
2125 Buena Vida Ln Edmond, OK	3.0	2.5	1458	$1,699	$1.17	3d	1	0.48mi
2108 Buena Vida Ln Edmond, OK	3.0	2.5	1357	$1,640	$1.21	25d	1	0.50mi
913 Rolling Hills Ter Edmond, OK	3.0	2.0	1829	$1,895	$1.04	5d	1	0.51mi
525 NW 171st St Edmond, OK	3.0	2.0	1607	$1,900	$1.18	3d	1	0.58mi
2013 Vanishing Trl Edmond, OK	3.0	2.0	1555	$1,705	$1.10	16d	1	0.61mi
17116 Sunny Hollow Rd Edmond, OK	4.0	2.5	1690	$2,100	$1.24	3d	1	0.66mi
1404 S Gemini Rd Edmond, OK	3.0	2.0	1267	$1,650	$1.30	25d	1	0.67mi
1404 S Gemini Rd Edmond, OK	3.0	2.0	1267	$1,650	$1.30	23d	1	0.67mi
13 NW 156th St Edmond, OK	3.0	2.0	1746	$2,200	$1.26	25d	1	0.73mi
1504 Apollo Rd Edmond, OK	3.0	2.0	1435	$1,475	$1.03	13d	1	0.76mi
1018 NW 166th Ter Edmond, OK	3.0	2.0	1835	$1,650	$0.90	25d	1	0.78mi
17629 Nantucket Ave Edmond, OK	3.0	2.0	1632	$1,925	$1.18	3d	1	0.83mi
1037 NW 166th St Edmond, OK	3.0	2.0	1630	$1,595	$0.98	25d	1	0.83mi
1037 NW 166th St Edmond, OK	3.0	2.0	1600	$1,595	$1.00	5d	1	0.83mi
1005 Valley Ct Edmond, OK	3.0	2.0	1455	$1,795	$1.23	25d	1	0.90mi
1013 Kelly Park Rd Edmond, OK	4.0	2.0	1450	$1,550	$1.07	3d	1	0.90mi
17115 Cedar Dr Edmond, OK	2.0	2.0	1563	$1,495	$0.96	13d	1	0.90mi
16108 N Western Ave Edmond, OK	3.0–4.0	2.5	1700	$1,598	$0.94	5d	6	0.95mi
808 Mars Cir Unit 1 Edmond, OK	3.0	1.0	1401	$1,375	$0.98	21d	1	1.14mi
2501 Kelley Pointe Pkwy Edmond, OK	1.0–2.0	1.0–2.0	909	$1,979	$2.18	3d	18	1.18mi
17617 Wain Bridge Ave Edmond, OK	4.0	2.0	1707	$1,895	$1.11	3d	1	1.27mi
25 Creek View Dr Edmond, OK	1.0–2.0	1.0–2.0	872	$1,336	$1.53	5d	1	1.29mi
1129 Carpe Diem Ct Edmond, OK	3.0	2.0	1250	$1,595	$1.28	5d	1	1.41mi
1024 Carpe Diem Ct Edmond, OK	3.0	2.0	1700	$1,895	$1.11	4d	1	1.43mi
313 Dooley Creek Ln Edmond, OK	3.0	2.0	1295	$1,595	$1.23	25d	1	1.44mi
317 Dooley Creek Ln Edmond, OK	3.0	2.0	1295	$1,595	$1.23	16d	1	1.45mi
17904 Scarlet Oak Ln Edmond, OK	3.0	2.0	1713	$1,625	$0.95	5d	1	1.46mi

Listing history 3 events

1. 2026-06-21
   statusdays on market $215,000 Pending 2 DOM
2. 2026-06-17
   remarks 495-char remark
3. 2026-06-17
   listed $215,000 Active 1 DOM

ⓘ 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: $1,195 · $100/mo
• Projected year-2 tax: $1,935 · $161/mo
• Expected delta: +$740/yr (+$62/mo · 61.9%)

ⓘ 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 3/10 Moderate
• 🌡 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: $21,153
• − Mortgage interest: −$12,043
• − Property taxes: −$1,195
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,692
• − Management: −$1,692
• − Depreciation: −$6,255
• Taxable loss: −$2,799
• Est. tax savings @ 24.0%: +$672
• After-tax cash flow: $1,583/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): 46,993
• Household income: $126,659
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 898.0

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 10% Black 8% Asian 8% Hispanic / Latino 8% Native American 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 3% Slovak 2% Romanian 2%
• Foreign-born: 11% · Canada, China, Vietnam
• Languages at home: 86% English-only · Spanish 4% Other Indo-European 2% Chinese 2%

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: ▼ -44.41%
• Current HPI: 203.1105
• Rent YoY: ▲ 1.21%
• 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

+246.8% since first listed

2 events — show timeline

• 2026-06-17 Listed $215,000 MLSOK
• 1980-12-01 Sold (Public Records) $62,000 Public Records

Property tax history

+0.2%/yr

Latest (2025): $1,195 · +0.1% YoY. Source: county tax records.