Edmond's current Zillow ZHVI is $358,374, and ZORI is $1,701 per month. Their implied gross yield is 5.7% before every operating cost, vacancy, capital expense and financing. The ZHVI equals 3.47x the ACS median household income, while annualized ZORI equals 19.8% of that income. These are broad affordability screens, not a property cash-flow result.
Citywide ACS records 39,841 housing units, with a 5.9% vacancy rate and a 29.7% renter share of occupied units. ACS reports a $351,400 median home value and $1,344 median gross rent for surveyed occupied housing; gross rent includes contract rent plus selected utilities. Zillow's figures instead describe a typical city home value and typical observed market rent in a different measure and period. They should not be averaged or treated as interchangeable.
Direct city ACS detail shows 52.1% of renter households at the 30%-or-more rent-burden threshold, while single-family homes were 82.5% of housing units and units in large multifamily structures were 5.0%. ACS classified 30.1% of vacant units as for rent and also separates for-sale and seasonal reasons, but these shares do not measure available investment inventory or lease-up speed. The population estimate was 96,825 versus 92,009 in the baseline vintage, a 5.2% change between overlapping ACS vintages; it is not annualized and may reflect boundary changes. Median household income was $103,183, poverty was 8.1%, and unemployment was 3.3%. The latter measures describe demand constraints, not causes or property performance.
Oklahoma County county records show a 23.8% price-reduced listing share, useful negotiating context but not a city measure. The broader Oklahoma City metro had 3 months of supply while metro jobs declined 0.6% year over year, warranting attention to resale competition and demand without establishing Edmond outcomes. The national 30-year mortgage rate was 6.58%, a financing input rather than a city market condition.
The main limitations are the pre-cost yield, cross-source measurement differences, citywide aggregation and the inability of county or metro evidence to establish a property's performance. Before underwriting, verify the parcel price, achievable unit-specific rent, concessions, lease history, taxes, insurance and hazard terms, association charges, utilities, management, repairs, capital needs, turnover and financing. Inspection, title, zoning and comparable-property evidence should also be checked at the asset level.