2620 N Ann Arbor Ave #208 · Oklahoma City, OK 73127

$79,000

3 bd · 2.0 ba · 1,276 sqft · Condo public records · 514 Days on market

Built 1975 $330/mo HOA · 28% of rent

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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 +18.8/30.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A great investment property for investors. Currently rented for $950 a month, tenants pay their own utilities. The tenants are on a year-long contract until August 2021 and renewable afterwards. The condo was renovated with fresh paints, new carpet, new kitchen. The pictures were taken before tenants moved in. Property is being sold as-is and no repair request will be accepted. Next showing: Thursday 07/01 @6pm

Key facts

• $330 HOA
• Pool
• Built 1975

Property features AI

Finance

• Other: Occupied (rented/leased); About 3 blocks north of NW 23rd St on the east side of Ann Arbor Ave
• Financial info: Current price listed; Assumable/loan qualifying status unknown
• HOA & community: Mandatory association dues; Association fee includes insurance, maintenance, common area maintenance, exterior maintenance, and partial utilities

Exterior

• Home design: Condominium (residential); Flat entry (condo)
• Construction: Brick and stone construction; Composition roof; Slab foundation; Existing property
• Exterior features: Interior lot; Private gunite/concrete pool

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating
• Interior features: One living area; One dining area; Gas log fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $79k.

Deal economics

• At list price, monthly cash flow is $79 ($946/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 3.7% in Oklahoma City — 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 80/100 on livability (#3 in OK, #1,635 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime F.
• Putnam City (urban): math 12% / reading 16% proficiency, ranked #227 of 270 in OK (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Windsor Hills Es (math 11% / reading 9%, grade F, #695 of 845 statewide, top 84%, 688 students, 0% FRL); Putnam City West Hs (math 10% / reading 20%, grade F, #323 of 447 statewide, top 74%, 1,803 students, 0% FRL) — zoned schools average 0% FRL vs 65% district-wide (65 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents flat; 69 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 5,365 units permitted in Oklahoma County in 2024 (569 in 5+ unit buildings).
• This rent runs 31% of the median local income ($45k/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 $546 of loan paydown is wiped out by about $2k 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 514 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.
• 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 $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 514 days. Have you received any prior offers? Is the seller open to a 12% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
9. 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.
10. 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.
11. 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: 1.49% ✓
• Cap rate: 7.49%
• Cash-on-cash: 4.28%
• DSCR: 1.19
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.01% rent growth · sell at horizon

5-year hold

• IRR: -14.5%
• Equity multiple: 0.50×
• Total profit: $-11,010
• Equity at exit: $11,779

10-year hold

• IRR: -15.7%
• Equity multiple: 0.30×
• Total profit: $-15,563
• Equity at exit: $6,830

Cash invested: $22,120 (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 73127

• Home prices YoY: -30.6%
• Rents YoY: 0.0%
• Active inventory: 69
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,175 high
• Mortgage (P&I): −$414
• Tax from tax record: −$73 /mo · $870/yr
• Insurance: −$33
• HOA: −$330
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $79

Break-even live

Break-even rent $1,076

Max offer price $79,000

Occupancy floor 88%

Sensitivity live

Price	-10% $124	-5% $101	+0% $79	+5% $56	+10% $34
Rent	-10% $-14	-5% $32	+0% $79	+5% $125	+10% $172
Rate	-1.0pp $119	-0.5pp $99	base $79	+0.5pp $58	+1.0pp $38

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4750 NW 23rd St Unit 158 Oklahoma City, OK	2.0	1.0	975	$785	$0.81	24d	1	0.29mi
4750 NW 23rd St Oklahoma City, OK	2.0	1.0	975	$830	$0.85	24d	1	0.32mi
4746 NW 23rd St Oklahoma City, OK	2.0	1.0	975	$725	$0.74	24d	1	0.33mi
4746 NW 23rd St Oklahoma City, OK	2.0	1.0	975	$815	$0.84	3d	1	0.33mi
5700 NW 23rd St Oklahoma City, OK	3.0	2.0	1180	$1,050	$0.89	24d	1	0.40mi
2221 N Meridian Ave Oklahoma City, OK	2.0	1.5	1200	$995	$0.83	3d	1	0.53mi
2626 N Meridian Ave Oklahoma City, OK	1.0–2.0	1.0–2.0	1040	$845	$0.81	3d	1	0.54mi
1912 N Moulton Ct Unit 1912 Oklahoma City, OK	3.0	2.0	1311	$1,400	$1.07	24d	1	0.57mi
4425 NW 31st St Oklahoma City, OK	3.0	1.5	1222	$1,500	$1.23	24d	1	0.67mi
6100 Macarthur Park Ln Unit 1609 Oklahoma City, OK	2.0	1.5	960	$950	$0.99	24d	1	0.73mi
1616 Julie Pl Oklahoma City, OK	3.0	2.0	1600	$1,535	$0.96	24d	1	0.78mi
2404 N Reeves Ave Oklahoma City, OK	2.0	1.0	950	$895	$0.94	16d	1	0.79mi
4529 NW 33rd St Oklahoma City, OK	3.0	1.0	950	$1,280	$1.35	3d	1	0.79mi
5811 NW 34th St Oklahoma City, OK	1.0–2.0	1.0	875	$925	$1.06	24d	1	0.81mi
6100-6114 NW 32nd St Unit 129 Bethany, OK	2.0	1.0	895	$725	$0.81	24d	1	0.87mi
6100-6114 NW 32nd St Unit 124 Bethany, OK	2.0	1.0	895	$790	$0.88	24d	1	0.87mi
6100-6114 NW 32nd St Unit 224 Bethany, OK	2.0	1.0	895	$825	$0.92	24d	1	0.88mi
6100-6114 NW 32nd St Unit 117 Bethany, OK	2.0	1.5	955	$935	$0.98	15d	1	0.88mi
5901 NW 34th St Oklahoma City, OK	1.0–2.0	1.0–2.0	925	$1,049	$1.13	3d	28	0.91mi
4396 NW 36th St Oklahoma City, OK	1.0–3.0	1.0–2.0	848	$1,349	$1.59	2d	9	0.93mi
2325 N Redmond Ave Bethany, OK	3.0	1.5	908	$1,200	$1.32	24d	1	0.94mi
3707 N Street Charles St Unit 3717 Warr Acres, OK	2.0	1.5	1047	$1,200	$1.15	24d	1	0.95mi
6408 NW 23rd St Bethany, OK	4.0	2.0	1325	$1,445	$1.09	3d	1	0.96mi
3717 N Street Charles St Warr Acres, OK	2.0	1.5	1047	$1,200	$1.15	24d	1	0.96mi
1621 Kavel Dr Oklahoma City, OK	3.0	2.0	1283	$1,700	$1.33	24d	1	0.99mi
1309 N Meridian Ave Oklahoma City, OK	1.0–2.0	1.0–1.5	925	$975	$1.05	3d	4	1.00mi
3827 N Harvard Ave Oklahoma City, OK	2.0	1.5	988	$1,100	$1.11	21d	1	1.03mi
1307 N Meridian Ave Oklahoma City, OK	2.0	1.0–2.0	1242	$925	$0.74	3d	6	1.06mi
4036 NW 30th Ter Oklahoma City, OK	3.0	2.0	1675	$1,500	$0.90	24d	1	1.13mi
6703 NW 25th St Bethany, OK	3.0	1.0	1100	$1,249	$1.14	24d	1	1.16mi
2017 N Keeton Ave Bethany, OK	3.0	1.5	1452	$1,375	$0.95	3d	1	1.18mi
6618 NW 31st St Bethany, OK	2.0	1.0	1005	$1,200	$1.19	3d	1	1.20mi
3411 Cameron Ct Oklahoma City, OK	2.0	2.0	1409	$1,300	$0.92	44d	1	1.23mi
3411 Cameron Ct Oklahoma City, OK	2.0	2.0	1409	$1,300	$0.92	24d	1	1.23mi
3905 NW 23rd St Oklahoma City, OK	2.0	1.5	1044	$1,100	$1.05	17d	1	1.24mi
1681 N Donald Ave Unit 224 Oklahoma City, OK	2.0	1.0	960	$949	$0.99	20d	1	1.25mi
1681 N Donald Ave Unit 263 Oklahoma City, OK	2.0	2.0	1056	$995	$0.94	20d	1	1.25mi
4128 NW 36th St Unit 4 Oklahoma City, OK	2.0	1.5	1130	$1,125	$1.00	24d	1	1.25mi
3929 NW 32nd St Oklahoma City, OK	3.0	1.0	1050	$1,300	$1.24	44d	1	1.26mi
3803 N Redmond Ave Bethany, OK	3.0	2.0	1260	$2,100	$1.67	2d	1	1.26mi

HOA detail condo

• Monthly dues: $330 · $3,960/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $79,000 Active 514 DOM
2. 2026-06-17
   days on market $79,000 Active 513 DOM
3. 2026-06-16
   days on market $79,000 Active 512 DOM
4. 2026-06-15
   days on market $79,000 Active 511 DOM
5. 2026-06-13
   days on market $79,000 Active 509 DOM
6. 2026-06-13
   days on market $79,000 Active 508 DOM
7. 2026-06-09
   days on market $79,000 Active 505 DOM
8. 2026-06-08
   days on market $79,000 Active 504 DOM
9. 2026-06-07
   days on market $79,000 Active 503 DOM
10. 2026-06-03
    days on market $79,000 Active 499 DOM
11. 2026-06-02
    days on market $79,000 Active 498 DOM
12. 2026-06-01
    days on market $79,000 Active 497 DOM
13. 2026-05-31
    days on market $79,000 Active 496 DOM
14. 2026-05-03
    price $79,000
15. 2026-02-05
    status Active
16. 2025-12-14
    status Pending
17. 2024-11-27
    listed $89,000 Active
18. 2021-07-26
    soldstatus $55,000
19. 2021-07-22
    soldstatus $55,000 Sold 426-char remark

    Show marketing remark (426 chars)

    A great investment property for investors. Currently rented for $950 a month, tenants pay their own utilities. The tenants are on a year-long contract until August 2021 and renewable afterwards. The condo was renovated with fresh paints, new carpet, new kitchen. The pictures were taken before tenants moved in. Property is being sold as-is and no repair request will be accepted. Next showing: Thursday 07/01 @6pm

20. 2021-07-09
    status Pending 426-char remark

    Show marketing remark (426 chars)

    A great investment property for investors. Currently rented for $950 a month, tenants pay their own utilities. The tenants are on a year-long contract until August 2021 and renewable afterwards. The condo was renovated with fresh paints, new carpet, new kitchen. The pictures were taken before tenants moved in. Property is being sold as-is and no repair request will be accepted. Next showing: Thursday 07/01 @6pm

21. 2021-06-22
    listed $55,000 Active 426-char remark

    Show marketing remark (426 chars)

    A great investment property for investors. Currently rented for $950 a month, tenants pay their own utilities. The tenants are on a year-long contract until August 2021 and renewable afterwards. The condo was renovated with fresh paints, new carpet, new kitchen. The pictures were taken before tenants moved in. Property is being sold as-is and no repair request will be accepted. Next showing: Thursday 07/01 @6pm

22. 2020-04-27
    soldstatus $49,000
23. 2020-04-27
    soldstatus $69,000

ⓘ 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: $870 · $73/mo
• Projected year-2 tax: $870 · $73/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,105
• − Mortgage interest: −$4,425
• − Property taxes: −$870
• − Insurance: −$395
• − Repairs & maintenance: −$1,128
• − Management: −$1,128
• − HOA: −$3,960
• − Depreciation: −$2,298
• Taxable loss: −$101
• Est. tax savings @ 24.0%: +$24
• After-tax cash flow: $970/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: Putnam City
• NCES district ID: 4025290
• Math proficiency: 12% ▼ -18.00%
• Reading proficiency: 16% ▼ -14.00%
• Median HH income: $46,657
• Composite: 12.61/100
• National rank: #9614
• State rank: #227 of 270 in OK

Livability — Oklahoma City

• Score: 80/100
• State rank: #3
• US rank: #1635

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment C Housing A+ Health & safety A+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oklahoma City, OK
• County: Oklahoma County · 771,644 people
• City population: 498,656
• Metro: Oklahoma City, OK
• Population (ZIP): 25,865
• Household income: $44,925
• Rent vs Own: 57.8% rent · 42.2% own
• Severe rent burden: 1244.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Hispanic / Latino 40% White 33% Two or more races 24% Black 13% Native American 3% Asian 2%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Slovak 1% Lithuanian 1%
• Foreign-born: 18% · Canada, Vietnam
• Languages at home: 63% English-only · Spanish 35% Other Asian/Pacific 1% 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: ▼ -118.05%
• Current HPI: 268.0173
• Rent YoY: ▬ 0.01%
• 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

+61.2% since first listed

10 events — show timeline

• 2026-05-03 Price Changed $79,000 MLSOK
• 2026-02-05 Relisted — MLSOK
• 2025-12-14 Pending — MLSOK
• 2024-11-27 Listed $89,000 MLSOK
• 2021-07-26 Sold (Public Records) $55,000 Public Records
• 2021-07-22 Sold (MLS) $55,000 MLSOK
• 2021-07-09 Pending — MLSOK
• 2021-06-22 Listed $55,000 MLSOK
• 2020-04-27 Sold (Public Records) $69,000 Public Records
• 2020-04-27 Sold (Public Records) $49,000 Public Records

Property tax history

+4.6%/yr

Latest (2025): $870 · +5.7% YoY. Source: county tax records.