6704 Hidden Hills Dr · Edmond, OK 73034

$320,000

4 bd · 3.0 ba · 2,888 sqft · SingleFamily public records · 56 Days on market

Built 1975 2.35 ac lot Est $534k · 40% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.3/30.0
• DSCR +4.4/10.0
• 1% rule +4.0/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * Back on market at no fault of seller after buyer elected not to proceed. Offers received and seller is reviewing. * * Great opportunity for investors, flippers, or buyers looking to renovate and create their own custom home. Located in the desirable Hidden Hills addition of Edmond, this property sits on 2.35 wooded acres, offering privacy, space, and strong upside potential. The home features a large layout ready for updates and redesign, making it an ideal project for a full remodel or value-add renovation. The main level offers open concept living, dining, and kitchen spaces, along with three bedrooms downstairs including a primary suite with en suite bathroom. Upstairs you'll fi

Key facts

• Wooded acres
• Large covered patio
• Backyard shed

Tags

• WOODED ACRES
• IN GROUND POOL
• LARGE COVERED PATIO
• BACKYARD SHED

Property features AI

Finance

• Other: Homestead exempt; Located in Hidden Hills addition
• Financial info: Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Security: No storm shelter
• Utilities: No specific utility details provided
• Home design: Single family residence; Residential property; Two levels; West-facing
• Construction: Frame and stone construction; Composition roof; Slab foundation; Built existing (no new construction year provided)
• Exterior features: Greenbelt; Interior lot; Rural setting; Wooded lot; Chain link fencing; Private outdoor pool

Interior

• Kitchen: No appliance details provided
• Bedrooms: 4 bedrooms
• Flooring: No flooring details provided
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: No heating or cooling details provided
• Interior features: Two living areas; Dining area; Wood-burning fireplace; Covered porch; Patio (covered); Porch; Outbuildings; Rain gutters
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $59 ($706/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $288k (10.0% below list).
• Recommended offer: $288k (10.0% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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+, 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); Sequoyah Ms (math 40% / reading 34%, grade F, #17 of 345 statewide, top 6%, 1,006 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 (+2.5%/yr); 769 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 5,365 units permitted in Oklahoma County in 2024 (569 in 5+ unit buildings).
• This rent runs 31% of the median local income ($110k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 56 days — a 3% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $287,868 (10.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
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. 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 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: 0.90% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.79%
• DSCR: 1.04
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $534,280
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6796 Stone Valley Dr	0.19mi	4/3.5	3,033 (+5%)	3mo	$522,500	$172	79
14600 Fontella Ln	0.37mi	4/3.0	2,845 (-2%)	3mo	$510,000	$179	78
14674 Fontella Ln	0.33mi	5/3.0 (+1)	2,641 (-9%)	1mo	$399,900	$151	65
2651 Sedonia Ct	0.47mi	3/3.0 (-1)	2,722 (-6%)	3mo	$526,000	$193	61
2286 Vellano Ln	0.53mi	4/4.5	2,997 (+4%)	4mo	$615,000	$205	60
6451 Valley Ridge Dr	0.34mi	4/3.5	3,250 (+12%)	3mo	$599,900	$185	59
6471 Stone Hill Dr	0.59mi	3/3.5 (-1)	3,076 (+6%)	2mo	$675,000	$219	53
14551 Billy Dr	0.60mi	3/2.5 (-1)	3,051 (+6%)	4mo	$530,000	$174	52
2554 Rivanna Way	0.58mi	4/3.0	3,264 (+13%)	1mo	$669,000	$205	50
2473 Vellano Ln	0.43mi	4/4.0	3,277 (+14%)	4mo	$567,500	$173	50
1921 Bella Sera Dr	0.67mi	3/3.5 (-1)	3,284 (+14%)	2mo	$710,000	$216	37
14500 Billy Dr	0.66mi	3/3.0 (-1)	2,464 (-15%)	4mo	$310,000	$126	36

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: -15.6%
• Equity multiple: 0.45×
• Total profit: $-49,529
• Equity at exit: $47,713

10-year hold

• IRR: -8.0%
• Equity multiple: 0.51×
• Total profit: $-44,085
• Equity at exit: $27,668

Cash invested: $89,600 (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 73034

• Rents YoY: 2.5%
• Active inventory: 769
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,879 medium
• Mortgage (P&I): −$1,678
• Tax from tax record: −$404 /mo · $4,846/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$605
• Net cashflow: $59

Break-even live

Break-even rent $2,804

Max offer price $320,000

Occupancy floor 93%

Sensitivity live

Price	-10% $240	-5% $149	+0% $59	+5% $-32	+10% $-122
Rent	-10% $-169	-5% $-55	+0% $59	+5% $173	+10% $286
Rate	-1.0pp $220	-0.5pp $140	base $59	+0.5pp $-24	+1.0pp $-108

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2082 Vaquero Ct Edmond, OK	5.0	3.5	3611	$4,000	$1.11	4d	1	0.51mi
6029 Covey Run Dr Edmond, OK	4.0	2.0	2831	$2,995	$1.06	12d	1	0.74mi

Listing history 10 events

1. 2026-05-16
   status Pending
2. 2026-05-14
   status Active
3. 2026-04-29
   status Pending
4. 2026-03-04
   listed $320,000 Active
5. 2025-04-18
   historical
6. 2025-03-24
   price $424,900
7. 2025-03-18
   listed $429,900 Active
8. 2021-09-20
   soldstatus $380,000
9. 1995-10-31
   soldstatus $125,000
10. 1983-04-01
    soldstatus $166,000

ⓘ 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: $4,846 · $404/mo
• Projected year-2 tax: $4,846 · $404/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $34,544
• − Mortgage interest: −$17,925
• − Property taxes: −$4,846
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,764
• − Management: −$2,764
• − Depreciation: −$9,309
• Taxable loss: −$4,663
• Est. tax savings @ 24.0%: +$1,119
• After-tax cash flow: $1,825/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

• 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

+92.8% since first listed

10 events — show timeline

• 2026-05-16 Pending — MLSOK
• 2026-05-14 Relisted — MLSOK
• 2026-04-29 Pending — MLSOK
• 2026-03-04 Listed $320,000 MLSOK
• 2025-04-18 Listing Removed — MLSOK
• 2025-03-24 Price Changed $424,900 MLSOK
• 2025-03-18 Listed $429,900 MLSOK
• 2021-09-20 Sold (Public Records) $380,000 Public Records
• 1995-10-31 Sold (Public Records) $125,000 Public Records
• 1983-04-01 Sold (Public Records) $166,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $4,846 · +5.1% YoY. Source: county tax records.