RC Roselyn Plan · Edmond, OK 73034

$297,900

4 bd · 2.0 ba · 1,840 sqft · SingleFamily · 71 Days on market

Good condition

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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 +9.7/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +3.1/5.0
• 1% rule +2.9/10.0
• DSCR +2.7/10.0
• Appreciation +0.0/10.0

Listing remarks

This new single-story home features three bedrooms near the front off the entry. An open-concept floorplan combining the kitchen, living and dining areas makes it easy to entertain and relax throughout the week. Nestled into a private rear corner is the luxurious owner's suite, complete with a full bathroom and walk-in closet.

Key facts

• Private rear corner
• Full bathroom
• Walk-in closet

Tags

• OPEN-CONCEPT FLOORPLAN
• PRIVATE REAR CORNER
• LUXURIOUS OWNER'S SUITE
• FULL BATHROOM
• WALK-IN CLOSET

Property features AI

Finance

• Financial info: List price $297,900

Exterior

• Parking: 2 total parking spaces; 2-car garage
• Home design: New construction plan named RC Roselyn; Active listing

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Living area approximately 1840

🏗️ New construction. The $297,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $327,520.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $298k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-218 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $296k (0.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $259k (13.1% below list).
• Recommended offer: $259k (13.1% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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+, schools 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.
• Market conditions: Rents rising (+2.5%/yr); 763 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 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 $2k of loan paydown is wiped out by about $10k 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 71 days — a 6% lower offer ($280k) is reasonable based on typical stale-listing flexibility.

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 $258,925 (13.1% 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. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.79% ✗
• Cap rate: 5.49%
• Cash-on-cash: -2.85%
• DSCR: 0.87
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $327,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6116 Western Redbud Trl	0.28mi	4/2.0	1,840 (0%)	2mo	$299,660	$163	86
6133 Western Redbud Trl	0.29mi	4/2.0	1,840 (0%)	2mo	$289,799	$157	85
6140 Western Redbud Trl	0.30mi	4/2.0	1,840 (0%)	3mo	$296,400	$161	84
6201 Western Redbud Trl	0.36mi	4/2.0	1,840 (0%)	2mo	$297,799	$162	82
2224 Los Angeles Ave	0.45mi	4/2.0	1,862 (+1%)	0mo	$355,000	$191	77
6024 Frankie Lynn Ln	0.33mi	4/2.0	1,918 (+4%)	1mo	$399,900	$208	76
1841 Black Poplar Way	0.11mi	4/2.0	1,613 (-12%)	2mo	$284,750	$177	73
6133 Frankie Lynn Ln	0.39mi	3/2.0 (-1)	1,747 (-5%)	1mo	$379,900	$217	67
6109 Western Redbud Trl	0.27mi	4/2.0	1,613 (-12%)	1mo	$287,402	$178	66
6148 Western Redbud Trl	0.31mi	4/2.0	1,613 (-12%)	2mo	$287,200	$178	63
2316 Los Angeles Ave	0.49mi	3/2.0 (-1)	1,923 (+4%)	3mo	$350,000	$182	63
1808 Big Tooth Aspen Trl	0.39mi	4/2.0	1,613 (-12%)	3mo	$287,600	$178	59

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: -21.6%
• Equity multiple: 0.26×
• Total profit: $-68,234
• Equity at exit: $48,834

10-year hold

• IRR: -16.5%
• Equity multiple: 0.10×
• Total profit: $-82,499
• Equity at exit: $28,318

Cash invested: $91,706 (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: 763
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,589 high
• Mortgage (P&I): −$1,718
• Tax est. 1.5%: −$409 /mo · $4,913/yr
• Insurance: −$136
• HOA: −$0
• Vacancy / Maint / Mgmt: −$544
• Net cashflow: $-218

Break-even live

Break-even rent $2,865

Max offer price $295,988

Occupancy floor —

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: $81,880
• Closing costs: $9,826
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6024 Frankie Lynn Ln Edmond, OK	4.0	2.0	1918	$2,800	$1.46	23d	1	0.31mi
6016 Kinnick Dr Edmond, OK	4.0	2.0	2003	$2,900	$1.45	11d	1	0.31mi
6309 Frankie Lynn Ln Edmond, OK	3.0	2.0	1690	$2,450	$1.45	1d	1	0.45mi
6133 Oxnard St Edmond, OK	3.0	2.0	1809	$2,595	$1.43	1d	1	0.58mi
4909 October Dr Edmond, OK	4.0	3.0	2203	$2,600	$1.18	1d	1	0.88mi
3100 N Sooner Rd Edmond, OK	2.0–3.0	2.0–3.0	1348	$3,375	$2.50	1d	38	1.20mi

Listing history 12 events

1. 2026-06-18
   days on market $297,900 Active 71 DOM
2. 2026-06-17
   days on market $297,900 Active 70 DOM
3. 2026-06-16
   days on market $297,900 Active 69 DOM
4. 2026-06-15
   days on market $297,900 Active 68 DOM
5. 2026-06-13
   days on market $297,900 Active 66 DOM
6. 2026-06-09
   days on market $297,900 Active 62 DOM
7. 2026-06-08
   days on market $297,900 Active 61 DOM
8. 2026-06-07
   days on market $297,900 Active 60 DOM
9. 2026-06-03
   days on market $297,900 Active 56 DOM
10. 2026-06-02
    days on market $297,900 Active 55 DOM
11. 2026-06-01
    days on market $297,900 Active 54 DOM
12. 2026-05-31
    days on market $297,900 Active 53 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $31,071
• − Mortgage interest: −$18,346
• − Property taxes: −$4,913
• − Insurance: −$1,638
• − Repairs & maintenance: −$2,486
• − Management: −$2,486
• − Depreciation: −$9,528
• Taxable loss: −$8,325
• Est. tax savings @ 24.0%: +$1,998
• After-tax cash flow: $-617/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This single-story home is in good condition with a modern and well-maintained interior and exterior. It features an open-concept floor plan and a luxurious owner's suite. The property is move-in ready with minor maintenance items to address.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal
• Resale Replace light fixtures — Modernizes and improves lighting
• Both Install smart home devices — Improves convenience and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Enhances curb appeal ↑
• Resale Replace light fixtures — Modernizes and improves lighting ↑
• Both Install smart home devices — Improves convenience and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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