428 Mcdonald Dr · Edmond, OK 73034

$225,000

3 bd · 2.0 ba · 1,632 sqft · SingleFamily public records · 39 Days on market

Built 1996 5,223 sqft lot Est $240k · 6% under $20/mo HOA · 1% of rent

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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 +11.6/30.0
• ARV discount +10.3/15.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• DSCR +3.4/10.0
• Rent growth +3.1/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SELLER TO PAY $1,000 OF BUYER'S CLOSING COST IF CLOSED BY 8/25. MOTIVATED SELLER. EDMOND SCHOOLS. NEW PAINT & CARPET. MASTER BATH W/2 VANITIES & 2 WALKIN CLOSETS. NEAR THE University of Central Oklahoma, SHOOLS, DOWNTOWN EDMOND, RESTURANTS, SHOPPING.

Key facts

• New interior paint
• Skylights
• Accent wall

Tags

• SKYLIGHTS
• ACCENT WALL
• NEW INTERIOR PAINT
• LOW MAINTENANCE FEATURES
• PRIME LOCATION NEAR UCO

Property features AI

Finance

• Other: No storm shelter; Corner lot in Hi-Pointe To Edmond addition; Directions available: Broadway Extension and Danforth Rd. Turn East on Every Ct., Turn West on McDonald; first house on the end.
• Financial info: Taxes reported (annual): $1,978.90; Assumable loan: No; Loan qualification: Unknown; Listing price reported
• HOA & community: Mandatory association dues; Association fee $240 (includes common area maintenance)

Exterior

• Parking: 2-car garage
• Home design: Single-family residence; Residential property; Brick exterior; Composition roof
• Construction: Brick construction; Composition roof; Slab foundation; Existing property
• Exterior features: Covered patio; Open patio; Corner lot; Wood fence

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas log fireplace (1)
• Interior features: One-level layout; Living area reported by assessor; Slab foundation

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-70 ($-841/yr) — negative.
• To cash-flow at today's rent, offer at most $213k (5.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (21.9% below list).
• Recommended offer: $176k (21.9% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: Northern Hills Es (math 39% / reading 36%, grade F, #127 of 845 statewide, top 15%, 775 students, 0% FRL); North Hs (math 47% / reading 57%, grade D+, #1 of 447 statewide, top 0%, 2,555 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 (+2.5%/yr); 767 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $2k of loan paydown is wiped out by about $7k 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 39 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 17y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $126k; list at $225k implies a 79% 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 $175,755 (21.9% 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 39 days. Have you received any prior offers? Is the seller open to a 22% 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: 0.78% ✗
• Cap rate: 5.92%
• Cash-on-cash: -1.34%
• DSCR: 0.94
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $239,904
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1312 Every Dr	0.04mi	2/2.0 (-1)	1,661 (+2%)	10mo	$230,000	$138	82
1117 Washington St	0.12mi	3/3.0	1,700 (+4%)	10mo	$238,000	$140	76
903 Queens Cir	0.44mi	3/2.0	1,546 (-5%)	4mo	$215,000	$139	68
1024 Washington St	0.18mi	3/2.0	1,454 (-11%)	8mo	$240,000	$165	67
1006 Washington St	0.21mi	3/2.0	1,483 (-9%)	11mo	$241,000	$163	66
908 Willis Way	0.57mi	3/2.0	1,534 (-6%)	0mo	$190,000	$124	63
341 Cobblestone Cir	0.69mi	3/2.0	1,663 (+2%)	6mo	$275,000	$165	60
1005 N Blackwelder Ave	0.54mi	3/2.0	1,502 (-8%)	2mo	$190,000	$126	60
329 E Wayne Ave	0.44mi	4/3.0 (+1)	1,492 (-9%)	1mo	$270,000	$181	55
923 Castle Rd	0.46mi	3/2.0	1,388 (-15%)	1mo	$213,500	$154	53
305 Cherryvale Rd	0.75mi	3/2.0	1,392 (-15%)	8mo	$205,000	$147	34
31 Shirley Ln	0.60mi	4/4.0 (+1)	1,797 (+10%)	11mo	$230,000	$128	33

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: -19.1%
• Equity multiple: 0.34×
• Total profit: $-41,856
• Equity at exit: $33,548

10-year hold

• IRR: -12.7%
• Equity multiple: 0.27×
• Total profit: $-45,975
• Equity at exit: $19,454

Cash invested: $63,000 (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: 767
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,758 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$165 /mo · $1,979/yr
• Insurance: −$94
• HOA: −$20
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $-70

Break-even live

Break-even rent $1,846

Max offer price $212,613

Occupancy floor 99%

Sensitivity live

Price	-10% $57	-5% $-6	+0% $-70	+5% $-134	+10% $-197
Rent	-10% $-209	-5% $-140	+0% $-70	+5% $-1	+10% $69
Rate	-1.0pp $43	-0.5pp $-13	base $-70	+0.5pp $-128	+1.0pp $-188

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
504 N Boulevard Edmond, OK	3.0	2.0	1250	$2,595	$2.08	15d	1	0.55mi
600 N Broadway Edmond, OK	2.0	1.0	1062	$1,325	$1.25	3d	1	0.55mi
128 Ashley Dr Edmond, OK	3.0	2.0	1250	$1,455	$1.16	24d	1	0.57mi
1225 Sequoyah Pl Edmond, OK	2.0	1.5	1183	$1,350	$1.14	15d	1	0.58mi
159 Barrett Pl Edmond, OK	2.0	1.5	1175	$1,175	$1.00	24d	1	0.58mi
200 Ashley Dr Edmond, OK	3.0	2.0	1225	$1,375	$1.12	24d	1	0.58mi
1117 Sequoyah Pl Unit C Edmond, OK	3.0	2.5	1554	$1,675	$1.08	15d	1	0.59mi
1117 Sequoyah Pl Unit C Edmond, OK	3.0	2.5	1554	$1,675	$1.08	24d	1	0.59mi
201 Barrett Pl Edmond, OK	2.0	1.0	2034	$1,095	$0.54	3d	1	0.60mi
211 Ashley Dr Edmond, OK	3.0	2.0	1250	$1,440	$1.15	24d	1	0.60mi
5 E Thatcher St Edmond, OK	3.0	1.0	1144	$1,550	$1.35	24d	1	0.62mi
231 Barrett Pl Edmond, OK	3.0	2.0	1175	$1,295	$1.10	24d	1	0.67mi
225 E Edwards St Edmond, OK	4.0	2.0	1816	$1,950	$1.07	15d	1	0.67mi
812 Richmond Rd Edmond, OK	3.0	2.0	2211	$1,800	$0.81	24d	1	0.72mi
425 Sterling Pointe Way Unit 425 Edmond, OK	2.0	2.0	1050	$1,300	$1.24	5d	1	0.77mi
436 Chalk Hill Ct Edmond, OK	3.0	2.0	1274	$2,850	$2.24	22d	1	0.77mi
436 Chalk Hill Ct Edmond, OK	3.0	2.0	1274	$2,850	$2.24	24d	1	0.77mi
437 Chalk Hill Ct Edmond, OK	3.0	2.0	1216	$1,595	$1.31	24d	1	0.80mi
412 Chalk Hill Ct Edmond, OK	3.0	2.0	1216	$1,565	$1.29	15d	1	0.80mi
425 Chalk Hill Ct Edmond, OK	3.0	2.0	1243	$1,550	$1.25	15d	1	0.81mi
320 Cedar Crest Dr Edmond, OK	3.0	1.5	1051	$1,295	$1.23	3d	1	0.81mi
413 Meadow Lake Dr Edmond, OK	4.0	2.0	1369	$1,500	$1.10	3d	1	0.86mi
2500 Thomas Dr Edmond, OK	1.0–3.0	1.0–2.0	879	$1,395	$1.59	2d	6	0.88mi
1016 E Edwards St Edmond, OK	4.0	2.5	1598	$1,900	$1.19	24d	1	0.88mi
513 Sunnyside Pl Edmond, OK	3.0	1.5	1130	$1,350	$1.19	5d	1	0.91mi
1719 Craig Blvd Edmond, OK	4.0	2.0	1747	$1,750	$1.00	4d	1	0.93mi
101 W Main St Edmond, OK	3.0	1.0–2.0	991	$2,320	$2.34	2d	111	0.97mi
1010 E Main St Edmond, OK	2.0	1.0	1052	$1,350	$1.28	24d	1	1.06mi
1308 Lemon Ranch Rd Edmond, OK	3.0	2.0	2169	$2,995	$1.38	24d	1	1.08mi
1225 E Main St Edmond, OK	2.0	2.5	1235	$1,650	$1.34	24d	1	1.09mi
620 Winding Ln Edmond, OK	3.0	2.0	1133	$1,550	$1.37	3d	1	1.11mi
16 N Walnut St Edmond, OK	3.0	2.5	1650	$2,395	$1.45	15d	1	1.11mi
1718 Windhill Ave Unit 1 Edmond, OK	2.0	2.0	1724	$1,600	$0.93	24d	1	1.16mi
1718 Windhill Ave Edmond, OK	2.0	2.0	1724	$1,650	$0.96	24d	1	1.16mi
15 S Walnut St Edmond, OK	2.0	1.0	1162	$1,400	$1.20	24d	1	1.17mi
1925 Bunting Ct Edmond, OK	4.0	3.0	1420	$2,900	$2.04	24d	1	1.19mi
1820 Three Stars Rd Edmond, OK	3.0	3.0	1914	$1,625	$0.85	24d	1	1.24mi
1820 Three Stars Rd Edmond, OK	3.0	3.0	1914	$1,625	$0.85	5d	1	1.24mi
1902 Three Stars Rd Edmond, OK	3.0	2.5	1705	$1,575	$0.92	24d	1	1.26mi
401 W Covell Rd Edmond, OK	1.0–2.0	1.0–2.0	881	$1,295	$1.47	2d	1	1.27mi

HOA detail

• Monthly dues: $20 · $240/yr

Listing history 24 events

1. 2026-06-19
   status $225,000 Pending 39 DOM
2. 2026-06-18
   days on market $225,000 Active 39 DOM
3. 2026-06-17
   days on market $225,000 Active 38 DOM
4. 2026-06-16
   days on market $225,000 Active 37 DOM
5. 2026-06-15
   days on market $225,000 Active 36 DOM
6. 2026-06-13
   days on market $225,000 Active 34 DOM
7. 2026-06-09
   days on market $225,000 Active 30 DOM
8. 2026-06-08
   days on market $225,000 Active 29 DOM
9. 2026-06-07
   days on market $225,000 Active 28 DOM
10. 2026-06-03
    days on market $225,000 Active 24 DOM
11. 2026-06-02
    days on market $225,000 Active 23 DOM
12. 2026-06-01
    days on market $225,000 Active 22 DOM
13. 2026-05-31
    days on market $225,000 Active 21 DOM
14. 2026-05-10
    listed $239,900 Active
15. 2026-05-07
    status Active
16. 2026-05-07
    historical
17. 2026-05-05
    status Active
18. 2026-05-01
    status Active
19. 2026-04-16
    price $239,900
20. 2026-03-11
    listed $242,500 Active
21. 2009-08-28
    soldstatus $126,000
22. 2009-08-21
    soldstatus $126,000 258-char remark

    Show marketing remark (258 chars)

    SELLER TO PAY $1,000 OF BUYER'S CLOSING COST IF CLOSED BY 8/25. MOTIVATED SELLER. EDMOND SCHOOLS. NEW PAINT & CARPET. MASTER BATH W/2 VANITIES & 2 WALKIN CLOSETS. NEAR THE University of Central Oklahoma, SHOOLS, DOWNTOWN EDMOND, RESTURANTS, SHOPPING.

23. 2009-05-02
    listed $129,900 258-char remark

    Show marketing remark (258 chars)

    SELLER TO PAY $1,000 OF BUYER'S CLOSING COST IF CLOSED BY 8/25. MOTIVATED SELLER. EDMOND SCHOOLS. NEW PAINT & CARPET. MASTER BATH W/2 VANITIES & 2 WALKIN CLOSETS. NEAR THE University of Central Oklahoma, SHOOLS, DOWNTOWN EDMOND, RESTURANTS, SHOPPING.

24. 1997-01-09
    soldstatus $85,000

ⓘ 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: $1,979 · $165/mo
• Projected year-2 tax: $2,025 · $169/mo
• Expected delta: +$46/yr (+$4/mo · 2.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $21,091
• − Mortgage interest: −$12,603
• − Property taxes: −$1,979
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,687
• − Management: −$1,687
• − HOA: −$240
• − Depreciation: −$6,545
• Taxable loss: −$4,777
• Est. tax savings @ 24.0%: +$1,146
• After-tax cash flow: $305/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): 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

Price history

+182.2% since first listed

11 events — show timeline

• 2026-05-10 Listed $239,900 MLSOK
• 2026-05-07 Relisted — MLSOK
• 2026-05-07 Listing Removed — MLSOK
• 2026-05-05 Relisted — MLSOK
• 2026-05-01 Relisted — MLSOK
• 2026-04-16 Price Changed $239,900 MLSOK
• 2026-03-11 Listed $242,500 MLSOK
• 2009-08-28 Sold (Public Records) $126,000 Public Records
• 2009-08-21 Sold (MLS) $126,000 MLSOK
• 2009-05-02 Listed $129,900 MLSOK
• 1997-01-09 Sold (Public Records) $85,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $1,979 · +3.3% YoY. Source: county tax records.