None · Edmond, OK 73013

$265,000

2 bd · 4.0 ba · 1,840 sqft · MultiFamily public records · 17 Days on market

Built 2003

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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 +23.7/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Back on market. failed1 contract. 1 year old, Dallas styled dulex. Leased for 1 year. Small privacy fenced yards. 3 bed, 2 bath & 2 bed, 2 bath. Eat in kitchens. 2 bed has stackable W/D & refrig - tenants pay utilities. Please do not disturb tenants. tenants pay utilities.

Key facts

• Versatile duplex
• Exceptional location
• Built 2003

Tags

• PRIVATE FENCED BACKYARDS
• EXCEPTIONAL LOCATION
• VERSATILE DUPLEX

Property features AI

Finance

• Other: Living area reported as 1,893 (assessor)
• Financial info: Listed price $265,000
• HOA & community: No mandatory association dues

Exterior

• Home design: Residential income duplex; Existing property
• Construction: Brick construction; Composition roof; Slab foundation; Built (existing)
• Exterior features: Corner lot

Interior

• Bedrooms: 5 total bedrooms
• Bathrooms: 4 full bathrooms
• Interior features: Multi-unit property (duplex); Currently occupied

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.0-bath units multifamily listed at $265k.

Deal economics

• At list price, monthly cash flow is $506 ($6k/yr) — positive. Per door: $253/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $265k).
• Recommended offer: $261k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% 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); 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 (+3.1%/yr); 654 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $8k 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 17 days — a 2% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y 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 $138k; list at $265k implies a 92% gain — meaningful room to come down on a strong offer.

Recommended offer $261,025 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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. 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.
6. 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.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.00% ✓
• Cap rate: 8.59%
• Cash-on-cash: 8.19%
• DSCR: 1.36
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.14% rent growth · sell at horizon

5-year hold

• IRR: -3.7%
• Equity multiple: 0.86×
• Total profit: $-10,432
• Equity at exit: $39,512

10-year hold

• IRR: 6.0%
• Equity multiple: 1.45×
• Total profit: $33,544
• Equity at exit: $22,912

Cash invested: $74,200 (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 73013

• Rents YoY: 3.1%
• Active inventory: 654
• Price-to-rent: 16.6×

Monthly cashflow live

• Estimated rent: $2,658 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$94 /mo · $1,122/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$558
• Net cashflow: $506

Break-even live

Break-even rent $2,017

Max offer price $265,000

Occupancy floor 76%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$2,658
Total (2 units)			$2,658

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: $66,250
• Closing costs: $7,950
• 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	23d	1	0.13mi
575 S Fretz Ave Edmond, OK	3.0	2.5	1530	$2,000	$1.31	2d	1	0.51mi
808 Mars Cir Unit 1 Edmond, OK	3.0	1.0	1401	$1,375	$0.98	19d	1	0.52mi
541 S Fretz Ave Edmond, OK	2.0	2.5	1682	$1,795	$1.07	23d	1	0.54mi
616 Abadan Dr Edmond, OK	3.0	3.5	2412	$2,400	$1.00	14d	1	0.57mi
609 Abadan Dr Edmond, OK	3.0	3.5	2292	$2,500	$1.09	1d	1	0.58mi
463 S Fretz Ave Edmond, OK	2.0	2.0	1550	$1,695	$1.09	14d	1	0.61mi
1820 Chelsea Dr Edmond, OK	3.0	2.0	1749	$1,695	$0.97	1d	1	0.63mi
1809 Courtney Ln Edmond, OK	3.0	2.0	1633	$1,795	$1.10	11d	1	0.64mi
612 W 2nd St Unit 100 Edmond, OK	3.0	2.5	1414	$1,895	$1.34	21d	1	0.81mi
401 E 7th St Edmond, OK	3.0	2.0	1255	$1,450	$1.16	23d	1	0.86mi
645 W 2nd St Edmond, OK	3.0	2.0	1660	$1,975	$1.19	14d	1	0.87mi
1504 Apollo Rd Edmond, OK	3.0	2.0	1435	$1,475	$1.03	11d	1	0.89mi
345 Travis Cir Edmond, OK	3.0	2.0	1325	$1,495	$1.13	1d	1	0.89mi
1404 S Gemini Rd Edmond, OK	3.0	2.0	1267	$1,650	$1.30	23d	1	0.94mi
1404 S Gemini Rd Edmond, OK	3.0	2.0	1267	$1,650	$1.30	21d	1	0.94mi
16 N Walnut St Edmond, OK	3.0	2.5	1650	$2,395	$1.45	14d	1	0.97mi
101 W Main St Edmond, OK	3.0	1.0–2.0	991	$1,959	$1.98	1d	111	0.99mi
777 E 15th St Edmond, OK	1.0–3.0	1.0–2.0	1135	$1,468	$1.29	1d	23	0.99mi
1024 Carpe Diem Ct Edmond, OK	3.0	2.0	1700	$1,895	$1.11	2d	1	1.12mi
637 Redstone Ave Edmond, OK	3.0	1.5	1228	$1,450	$1.18	14d	1	1.15mi
1129 Carpe Diem Ct Edmond, OK	3.0	2.0	1250	$1,595	$1.28	3d	1	1.18mi
205 E 30th St Unit 1 Edmond, OK	3.0	2.0	1400	$1,450	$1.04	23d	1	1.21mi
1909 Fountain Vw Edmond, OK	3.0	2.0	1506	$1,999	$1.33	1d	1	1.23mi
425 Chalk Hill Ct Edmond, OK	3.0	2.0	1243	$1,550	$1.25	14d	1	1.24mi
436 Chalk Hill Ct Edmond, OK	3.0	2.0	1274	$2,850	$2.24	21d	1	1.25mi
436 Chalk Hill Ct Edmond, OK	3.0	2.0	1274	$2,850	$2.24	23d	1	1.25mi
313 Dooley Creek Ln Edmond, OK	3.0	2.0	1295	$1,595	$1.23	23d	1	1.32mi
317 Dooley Creek Ln Edmond, OK	3.0	2.0	1295	$1,595	$1.23	14d	1	1.34mi
504 N Boulevard Edmond, OK	3.0	2.0	1250	$2,595	$2.08	14d	1	1.39mi
2116 Camino del Plaza Ln Edmond, OK	3.0	2.0	1396	$1,645	$1.18	23d	1	1.40mi
2108 Buena Vida Ln Edmond, OK	3.0	2.5	1357	$1,640	$1.21	23d	1	1.41mi
2125 Buena Vida Ln Edmond, OK	3.0	2.5	1458	$1,699	$1.17	1d	1	1.41mi
2149 Buena Vida Ln Edmond, OK	3.0	2.5	1300	$1,645	$1.27	1d	1	1.43mi
2172 Camino del Plaza Ln Edmond, OK	3.0	2.0	1274	$1,600	$1.26	23d	1	1.44mi
2172 Camino del Plaza Ln Edmond, OK	3.0	2.0	1287	$1,600	$1.24	3d	1	1.44mi
2013 Vanishing Trl Edmond, OK	3.0	2.0	1555	$1,705	$1.10	14d	1	1.45mi
3518 Wynn Cir Edmond, OK	3.0	2.5	1595	$1,475	$0.92	23d	1	1.45mi
3611 Wynn Cir Unit 1 Edmond, OK	3.0	2.5	1737	$1,495	$0.86	3d	1	1.47mi
3617 Wynn Cir Edmond, OK	3.0	2.5	1706	$1,350	$0.79	23d	1	1.47mi

Listing history 11 events

1. 2026-06-18
   days on market $265,000 Active 17 DOM
2. 2026-06-17
   days on market $265,000 Active 16 DOM
3. 2026-06-16
   days on market $265,000 Active 15 DOM
4. 2026-06-15
   days on market $265,000 Active 14 DOM
5. 2026-06-13
   days on market $265,000 Active 12 DOM
6. 2026-06-09
   days on market $265,000 Active 8 DOM
7. 2026-06-08
   days on market $265,000 Active 7 DOM
8. 2026-06-07
   days on market $265,000 Active 6 DOM
9. 2026-06-03
   days on market $265,000 Active 2 DOM
10. 2026-06-01
    remarks 699-char remark
11. 2026-06-01
    listed $265,000 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: $1,122 · $94/mo
• Projected year-2 tax: $2,385 · $199/mo
• Expected delta: +$1,263/yr (+$105/mo · 112.6%)

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

Taxation est. · year 1

• Rental income: $31,896
• − Mortgage interest: −$14,844
• − Property taxes: −$1,122
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,552
• − Management: −$2,552
• − Depreciation: −$7,709
• Taxable income: $1,792
• Est. tax owed @ 24.0%: −$430
• After-tax cash flow: $5,644/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): 58,023
• Household income: $113,870
• Rent vs Own: 24.0% rent · 76.0% own
• Severe rent burden: 1313.0

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 11% Black 9% Asian 7% Hispanic / Latino 5% Native American 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 2%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 91% English-only · Other Indo-European 3% Spanish 2% Vietnamese 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: ▼ -201.41%
• Current HPI: 214.2251
• Rent YoY: ▲ 3.14%
• 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

+76.8% since first listed

5 events — show timeline

• 2026-06-01 Listed $265,000 MLSOK
• 2005-12-08 Sold (Public Records) $138,000 Public Records
• 2005-11-29 Sold (MLS) $138,000 MLSOK
• 2004-12-09 Listing Removed — MLSOK
• 2004-12-08 Listed $149,900 MLSOK

Property tax history

-3.0%/yr

Latest (2025): $1,122 · -35.5% YoY. Source: county tax records.