8825 Beechgrove Dr · Edmond, OK 73007

$595,000

5 bd · 3.0 ba · 3,053 sqft · SingleFamily public records · 52 Days on market

Built 2022 9,021 sqft lot Est $595k · at est. $63/mo HOA · 2% of rent ↓ 2% since listing

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.4/30.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.3/10.0
• DSCR +0.7/10.0

Listing remarks

Beautifully designed 5-bedroom, 3 full bath home in Woodland Park backing to a peaceful greenbelt. This home offers both functionality and high-end finishes throughout. The spacious kitchen features upgraded stainless steel appliances, double ovens, a large pantry, oversized island, quartz countertops, apron-front sink, pot filler, roll-out cabinet trays, and soft-close doors and drawers. The open living area showcases hardwood floors, a brick-to-ceiling corner gas fireplace, and large windows with custom bamboo blinds. The primary suite offers wood flooring, custom bamboo blinds, a sitting area, and a spa-like bathroom with hexagonal tile, separate vanities, frameless glass shower, and rai

Key facts

• Quartz countertops
• Custom bamboo blinds
• Spa-like bathroom

Tags

• OVERSIZED ISLAND
• QUARTZ COUNTERTOPS
• CUSTOM BAMBOO BLINDS
• SPA-LIKE BATHROOM
• FRAMELESS GLASS SHOWER
• DEDICATED OFFICE

Property features AI

Finance

• Other: Living area reported as 3,228 (appraiser source)
• HOA & community: Mandatory association dues; Annual association fee of $750; Association covers greenbelt, common area maintenance, pool, and recreation facility

Exterior

• Parking: 3-car garage; Garage door lift
• Utilities: Electricity available; Natural gas available; High-speed internet available; Public water/sewer
• Home design: Single family residence; Two levels; Property faces south; Existing property
• Construction: Brick and frame construction; Composition roof (replaced 2022); Double-pane Low-E windows; Post-tension foundation; Built by Shaw Homes
• Exterior features: Covered patio; Rain gutters; Greenbelt lot feature; Underground sprinkler system; Storm shelter located on garage floor

Interior

• Kitchen: Built-in range (gas); Built-in oven (electric); Dishwasher; Microwave; Garbage disposal; Kitchen external exhaust
• Bedrooms: 5 bedrooms
• Flooring: Carpet; Wood
• Bathrooms: 3 full bathrooms
• Heating & cooling: Smart house features; Smoke alarm
• Interior features: Ceiling fans; Blown cellulose insulation; Living area; Dining area; Study/office; Two fireplaces with inserts
• Laundry & utility: Tankless hot water

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $595k.

Deal economics

• At list price, monthly cash flow is $-1k ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $411k (30.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $373k (37.4% below list).
• Recommended offer: $373k (37.4% below list) — sets the bar for 1% rule.
• Cap rate 4.2% vs local median 3.4% in Edmond — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Redbud Es (616 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: 192 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 5,365 units permitted in Oklahoma County in 2024 (569 in 5+ unit buildings).

Forward outlook

• In year one you build about $64k of equity ($4k loan paydown + $60k appreciation (10.0% local appreciation)).
• Oklahoma County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$102k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($577k) is reasonable based on typical stale-listing flexibility.

Recommended offer $372,547 (37.4% 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 52 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.63% ✗
• Cap rate: 4.19%
• Cash-on-cash: -7.49%
• DSCR: 0.67
• GRM: 13.3

CMA / ARV

• ARV (on-the-fly): $595,335
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3533 Rolling Park Rd	0.14mi	4/4.0 (-1)	2,991 (-2%)	1mo	$585,000	$196	80
8633 Beechgrove Dr	0.13mi	4/3.5 (-1)	2,930 (-4%)	4mo	$549,764	$188	77
8525 Maple Creek Rd	0.34mi	4/3.0 (-1)	3,214 (+5%)	2mo	$552,000	$172	69
3217 Mangrove Rd	0.47mi	5/3.0	2,950 (-3%)	7mo	$534,990	$181	67
8809 Westlake Dr	0.07mi	4/4.0 (-1)	2,668 (-13%)	4mo	$499,900	$187	64
8117 Amber Ridge Dr	0.74mi	4/3.5 (-1)	3,070 (+1%)	3mo	$643,500	$210	55
3033 Arbor Hill Dr	0.59mi	5/3.5	3,285 (+8%)	4mo	$581,340	$177	54
8109 Amber Ridge Dr	0.75mi	4/3.5 (-1)	3,109 (+2%)	2mo	$619,000	$199	53
3025 Arbor Hill Dr	0.59mi	5/3.5	3,350 (+10%)	3mo	$585,640	$175	52
4224 Luke Ln	0.57mi	4/3.5 (-1)	2,872 (-6%)	7mo	$559,000	$195	51
8100 Amber Ridge Dr	0.74mi	5/4.0	3,297 (+8%)	3mo	$715,000	$217	46
8201 Amber Ridge Dr	0.70mi	4/3.5 (-1)	3,326 (+9%)	2mo	$729,000	$219	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.0%
• Equity multiple: 2.55×
• Total profit: $257,767
• Equity at exit: $536,023

10-year hold

• IRR: 17.6%
• Equity multiple: 5.87×
• Total profit: $811,145
• Equity at exit: $1,155,954

Cash invested: $166,600 (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 73007

• Home prices YoY: 4.0%
• Active inventory: 192
• Price-to-rent: 13.3×

Monthly cashflow live

• Estimated rent: $3,725 medium
• Mortgage (P&I): −$3,120
• Tax from tax record: −$552 /mo · $6,628/yr
• Insurance: −$248
• HOA: −$63
• Vacancy / Maint / Mgmt: −$782
• Net cashflow: $-1,040

Break-even live

Break-even rent $5,042

Max offer price $411,210

Occupancy floor —

Sensitivity live

Price	-10% $-704	-5% $-872	+0% $-1,040	+5% $-1,209	+10% $-1,377
Rent	-10% $-1,335	-5% $-1,188	+0% $-1,040	+5% $-893	+10% $-746
Rate	-1.0pp $-741	-0.5pp $-889	base $-1,040	+0.5pp $-1,195	+1.0pp $-1,351

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: $148,750
• Closing costs: $17,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7901 Behr Dr Edmond, OK	5.0	4.0	2829	$4,000	$1.41	21d	1	0.80mi
3116 Drake Crest Dr Edmond, OK	5.0	3.0	2950	$3,250	$1.10	2d	1	1.45mi

HOA detail

• Monthly dues: $63 · $756/yr
• Likely covers: gas

Listing history 11 events

1. 2026-06-15
   statusdays on market $595,000 Pending 52 DOM
2. 2026-06-13
   pricedays on market $595,000 Active 51 DOM
3. 2026-06-09
   days on market $599,900 Active 47 DOM
4. 2026-06-08
   days on market $599,900 Active 46 DOM
5. 2026-06-07
   days on market $599,900 Active 45 DOM
6. 2026-06-03
   days on market $599,900 Active 41 DOM
7. 2026-06-02
   days on market $599,900 Active 40 DOM
8. 2026-06-01
   days on market $599,900 Active 39 DOM
9. 2026-05-31
   days on market $599,900 Active 38 DOM
10. 2026-05-11
    price $599,900
11. 2026-04-23
    listed $615,000 Active

ⓘ 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: $6,628 · $552/mo
• Projected year-2 tax: $6,628 · $552/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $44,706
• − Mortgage interest: −$33,329
• − Property taxes: −$6,628
• − Insurance: −$2,975
• − Repairs & maintenance: −$3,576
• − Management: −$3,576
• − HOA: −$756
• − Depreciation: −$17,309
• Taxable loss: −$23,445
• Est. tax savings @ 24.0%: +$5,627
• After-tax cash flow: $-6,858/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
• City population: 177,083
• Population (ZIP): 2,945

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 (80%)
• Race & ethnicity: White 80% Two or more races 15% Hispanic / Latino 5% Black 2%
• Common ancestry: Lithuanian 5% Romanian 3% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 2% Other Asian/Pacific 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: ▲ 12.99%
• Current HPI: 336.6015
• Rent YoY: —
• Metro: —
• 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

-2.5% since first listed

2 events — show timeline

• 2026-05-11 Price Changed $599,900 MLSOK
• 2026-04-23 Listed $615,000 MLSOK

Property tax history

+528.6%/yr

Latest (2025): $6,628 · -0.7% YoY. Source: county tax records.