2008 Bella Vista Dr · Edmond, OK 73013

$290,000

4 bd · 2.0 ba · 2,382 sqft · SingleFamily public records · 17 Days on market

Built 1975 0.26 ac lot Est $357k · 19% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.1/30.0
• DSCR +3.9/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +3.3/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

True Mother-in-law plan with two main living areas and an alcove off the family room. Heavily treed and landscaped this charming home will delight any buyer. Updated central heat and air, carpet(new carpet in master and front bedroom, living and hall four years old), and great curb appeal.

Key facts

• Covered patio
• Gas log fireplace
• Ensuite bathroom

Tags

• QUARTER-ACRE LOT
• CEDAR RIDGE NEIGHBORHOOD
• GAS LOG FIREPLACE
• ENSUITE BATHROOM
• COVERED PATIO
• MATURE TREES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-9 ($-102/yr) — negative.
• To cash-flow at today's rent, offer at most $288k (0.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (21.5% below list).
• Recommended offer: $228k (21.5% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: Will Rogers Es (math 32% / reading 31%, grade F, #241 of 845 statewide, top 29%, 642 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); 662 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 ($286k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 26y 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 $147k; list at $290k implies a 97% 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 $227,592 (21.5% 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. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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.
7. 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.
8. 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: 6.26%
• Cash-on-cash: -0.13%
• DSCR: 0.99
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $357,300
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1408 Bella Vista Dr	0.07mi	4/2.5	2,294 (-4%)	1mo	$347,000	$151	88
1404 Shalamar	0.06mi	4/2.0	2,220 (-7%)	4mo	$217,000	$98	82
2108 Raintree Rd	0.37mi	3/2.0 (-1)	2,356 (-1%)	1mo	$350,000	$149	75
1805 Chaparral Ln	0.38mi	4/2.0	2,520 (+6%)	2mo	$339,000	$135	70
2148 Running Branch Rd	0.59mi	4/2.5	2,463 (+3%)	2mo	$370,000	$150	64
2200 Rosewood Ln	0.64mi	4/2.5	2,423 (+2%)	4mo	$475,000	$196	62
1713 Ridgecrest Rd	0.33mi	3/2.0 (-1)	2,059 (-14%)	0mo	$324,900	$158	57
917 E 11th St	0.73mi	4/2.5	2,503 (+5%)	1mo	$440,000	$176	54
1913 Singingwood Ave	0.52mi	4/2.5	2,083 (-13%)	1mo	$225,000	$108	52
2005 S Woodland Rd	0.47mi	4/2.0	2,737 (+15%)	2mo	$405,000	$148	52
1221 Briarwood Dr	0.61mi	4/3.0	2,072 (-13%)	1mo	$351,000	$169	45
3401 Choctaw Dr	0.74mi	3/2.5 (-1)	2,105 (-12%)	2mo	$314,000	$149	38

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 · 3.14% rent growth · sell at horizon

5-year hold

• IRR: -16.4%
• Equity multiple: 0.42×
• Total profit: $-47,301
• Equity at exit: $43,240

10-year hold

• IRR: -8.0%
• Equity multiple: 0.50×
• Total profit: $-40,921
• Equity at exit: $25,074

Cash invested: $81,200 (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: 662
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,276 high
• Mortgage (P&I): −$1,521
• Tax from tax record: −$165 /mo · $1,978/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $-9

Break-even live

Break-even rent $2,287

Max offer price $288,495

Occupancy floor 95%

Sensitivity live

Price	-10% $156	-5% $74	+0% $-9	+5% $-91	+10% $-173
Rent	-10% $-188	-5% $-98	+0% $-9	+5% $81	+10% $171
Rate	-1.0pp $138	-0.5pp $65	base $-9	+0.5pp $-84	+1.0pp $-160

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1300 Cedar Vw Edmond, OK	3.0	2.5	2170	$2,115	$0.97	5d	1	0.08mi
1400 Devonshire Ct Edmond, OK	4.0	2.5	1831	$2,200	$1.20	3d	1	0.51mi
1416 Devonshire Ct Edmond, OK	4.0	3.0	2205	$2,900	$1.32	24d	1	0.52mi
3215 Oakwood Dr Edmond, OK	4.0	2.0	1602	$2,550	$1.59	3d	1	0.64mi
3412 Prairie Ave Edmond, OK	3.0	2.5	1589	$1,970	$1.24	3d	1	0.85mi
801 Cogswell Cir Edmond, OK	4.0	2.0	2026	$2,750	$1.36	18d	1	0.86mi
3608 Jim Robison Dr Edmond, OK	4.0	2.5	2111	$2,195	$1.04	2d	1	0.94mi
1809 Courtney Ln Edmond, OK	3.0	2.0	1633	$1,795	$1.10	12d	1	1.00mi
1820 Chelsea Dr Edmond, OK	3.0	2.0	1749	$1,695	$0.97	3d	1	1.06mi
2200 Alta Vista Ln Edmond, OK	3.0	2.0	1706	$2,100	$1.23	24d	1	1.36mi
504 Martina Ln Edmond, OK	4.0	2.0	1775	$2,145	$1.21	3d	1	1.43mi
2541 Fallview Dr Edmond, OK	4.0	2.0	1705	$2,250	$1.32	3d	1	1.46mi
3812 NE 142nd Cir Edmond, OK	4.0	2.0	2360	$2,095	$0.89	2d	1	1.47mi
14009 Canterbury Dr Edmond, OK	3.0	2.5	2144	$2,395	$1.12	20d	1	1.49mi

Listing history 18 events

1. 2026-06-13
   statusdays on market $290,000 Pending 17 DOM
2. 2026-06-09
   days on market $290,000 Active 16 DOM
3. 2026-06-08
   days on market $290,000 Active 15 DOM
4. 2026-06-07
   days on market $290,000 Active 14 DOM
5. 2026-06-03
   days on market $290,000 Active 10 DOM
6. 2026-06-02
   days on market $290,000 Active 9 DOM
7. 2026-06-01
   days on market $290,000 Active 8 DOM
8. 2026-05-31
   days on market $290,000 Active 7 DOM
9. 2026-04-26
   status Pending
10. 2026-04-24
    listed $290,000 Active
11. 2003-12-23
    soldstatus $147,000
12. 2003-12-15
    soldstatus $147,000 290-char remark

    Show marketing remark (290 chars)

    True Mother-in-law plan with two main living areas and an alcove off the family room. Heavily treed and landscaped this charming home will delight any buyer. Updated central heat and air, carpet(new carpet in master and front bedroom, living and hall four years old), and great curb appeal.

13. 2003-05-21
    listed $147,000 290-char remark

    Show marketing remark (290 chars)

    True Mother-in-law plan with two main living areas and an alcove off the family room. Heavily treed and landscaped this charming home will delight any buyer. Updated central heat and air, carpet(new carpet in master and front bedroom, living and hall four years old), and great curb appeal.

14. 2000-10-18
    soldstatus $129,500
15. 2000-10-16
    soldstatus $129,500 117-char remark

    Show marketing remark (117 chars)

    NICE MIL PLAN W/EXTENDED CLUB PERFECT FOR POOL TABLE*WOODED LOT*PRIVATE BACK YARD W/TILED PATIO*WELL MAINTAINED HOME.

16. 2000-08-17
    listed $129,500 117-char remark

    Show marketing remark (117 chars)

    NICE MIL PLAN W/EXTENDED CLUB PERFECT FOR POOL TABLE*WOODED LOT*PRIVATE BACK YARD W/TILED PATIO*WELL MAINTAINED HOME.

17. 1989-02-14
    soldstatus $88,500
18. 1975-08-01
    soldstatus $36,666

ⓘ 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: $1,978 · $165/mo
• Projected year-2 tax: $2,610 · $218/mo
• Expected delta: +$632/yr (+$53/mo · 31.9%)

ⓘ 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 1/10 Low
• 🌡 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: $27,311
• − Mortgage interest: −$16,245
• − Property taxes: −$1,978
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,185
• − Management: −$2,185
• − Depreciation: −$8,436
• Taxable loss: −$5,168
• Est. tax savings @ 24.0%: +$1,240
• After-tax cash flow: $1,138/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

+690.9% since first listed

10 events — show timeline

• 2026-04-26 Pending — MLSOK
• 2026-04-24 Listed $290,000 MLSOK
• 2003-12-23 Sold (Public Records) $147,000 Public Records
• 2003-12-15 Sold (MLS) $147,000 MLSOK
• 2003-05-21 Listed $147,000 MLSOK
• 2000-10-18 Sold (Public Records) $129,500 Public Records
• 2000-10-16 Sold (MLS) $129,500 MLSOK
• 2000-08-17 Listed $129,500 MLSOK
• 1989-02-14 Sold (Public Records) $88,500 Public Records
• 1975-08-01 Sold (Public Records) $36,666 Public Records

Property tax history

+0.8%/yr

Latest (2025): $1,978 · +0.1% YoY. Source: county tax records.