6700 N Meridian Ave Unit B · Oklahoma City, OK 73116

$86,000

1 bd · 1.0 ba · 781 sqft · Condo public records · 125 Days on market

Built 1970

---

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 +7.5/15.0
• 1% rule +6.9/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• DSCR +3.4/10.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Conveniently located condo near NW 63rd St & Meridian Ave with easy access to major highways, shopping, and dining. Low-maintenance living with a functional layout, making it ideal for owner-occupants or investors. Centrally located in Oklahoma City with strong rental potential. Schedule your showing today!

Key facts

• Built 1970
• Listed 125 days

Tags

• EASY ACCESS TO MAJOR HIGHWAYS
• STRONG RENTAL POTENTIAL

Property features AI

Finance

• Other: Located in Ashbriar Village Condominium
• Financial info: Not assumable
• HOA & community: No mandatory association dues indicated

Exterior

• Home design: Condominium (residential); Upper-level unit; Existing property
• Construction: Brick construction; Shingle roof; Combination foundation
• Exterior features: No notable exterior features listed; Storm shelter (other)

Interior

• Bedrooms: 1 bedroom (upper level - condo)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central cooling (gas)
• Interior features: One living area; Fireplace (other type)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $86k.

Deal economics

• At list price, monthly cash flow is $-27 ($-329/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $86k).
• Recommended offer: $76k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.9% 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: Coronado Heights Es (math 18% / reading 18%, grade F, #534 of 845 statewide, top 64%, 460 students, 0% FRL); Putnam City Hs (math 12% / reading 23%, grade F, #307 of 447 statewide, top 69%, 2,014 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 rising fast (+4.3%/yr); 137 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).
• This rent is only 15% of the median local income ($81k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $595 of loan paydown is wiped out by about $3k 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 125 days — a 12% lower offer ($76k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $62k; 39% 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 $75,680 (12.0% 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 125 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 1.19% ✓
• Cap rate: 5.91%
• Cash-on-cash: -1.37%
• DSCR: 0.94
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.27% rent growth · sell at horizon

5-year hold

• IRR: -16.3%
• Equity multiple: 0.41×
• Total profit: $-14,187
• Equity at exit: $12,823

10-year hold

• IRR: -4.9%
• Equity multiple: 0.65×
• Total profit: $-8,331
• Equity at exit: $7,436

Cash invested: $24,080 (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 73116

• Rents YoY: 4.3%
• Active inventory: 137
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,028 high
• Mortgage (P&I): −$451
• Tax from tax record: −$64 /mo · $772/yr
• Insurance: −$36
• HOA est. from 3 same-building comps: −$288
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $-27

Break-even live

Break-even rent $1,062

Max offer price $81,154

Occupancy floor 98%

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: $21,500
• Closing costs: $2,580
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6300 N Meridian Ave Oklahoma City, OK	2.0	1.0–2.0	773	$778	$1.01	3d	19	0.30mi
6300 N Meridian Ave Unit 6306-201 Oklahoma City, OK	1.0	1.0	700	$700	$1.00	4d	1	0.31mi
6300 N Meridian Ave Unit 6312-102 Oklahoma City, OK	1.0	1.0	700	$700	$1.00	21d	1	0.31mi
6300 N Meridian Ave Unit 6322-204 Oklahoma City, OK	2.0	2.0	944	$860	$0.91	14d	1	0.31mi
6932 Labelle Dr Warr Acres, OK	1.0	2.0	1120	$1,595	$1.42	17d	1	0.54mi
6932 Labelle Dr Warr Acres, OK	1.0	2.0	1120	$1,595	$1.42	24d	1	0.54mi
7036 Labelle Dr Warr Acres, OK	1.0	2.0	1120	$1,595	$1.42	12d	1	0.58mi
5418 N Meridian Ave Oklahoma City, OK	2.0	1.0–2.0	690	$825	$1.20	2d	14	1.01mi
7215 N Macarthur Blvd Unit 4 Warr Acres, OK	1.0	1.0	700	$595	$0.85	3d	1	1.11mi
5304 Willow Cliff Rd Oklahoma City, OK	1.0	1.0	800	$847	$1.06	12d	1	1.19mi
5304 Willow Cliff Rd Oklahoma City, OK	1.0	1.0	800	$847	$1.06	21d	1	1.19mi
5304 Willow Cliff Rd Oklahoma City, OK	2.0	2.0	1060	$1,086	$1.02	4d	1	1.19mi
5304 Willow Cliff Rd Oklahoma City, OK	1.0	1.0	800	$847	$1.06	24d	1	1.19mi
4204 NW 51st St Unit 2 Oklahoma City, OK	2.0	2.0	1005	$1,495	$1.49	24d	1	1.22mi
6103 NW 63rd St Oklahoma City, OK	1.0	1.0	696	$795	$1.14	24d	1	1.28mi
5560 N Portland Ave Oklahoma City, OK	1.0–2.0	1.0–2.0	955	$875	$0.92	2d	50	1.33mi
5577 NW 50th St Oklahoma City, OK	1.0–2.0	1.0–2.0	725	$689	$0.95	3d	6	1.37mi
6054 Northwest Expy Oklahoma City, OK	2.0	1.5	1122	$995	$0.89	24d	1	1.40mi
6056 Northwest Expy Unit 1 Warr Acres, OK	2.0	1.5	1122	$995	$0.89	24d	1	1.40mi
6060 NW Expressway Unit C Oklahoma City, OK	1.0	1.0	816	$795	$0.97	24d	1	1.41mi
6032 NW Expressway Unit D Oklahoma City, OK	2.0	1.5	989	$895	$0.90	24d	1	1.41mi
6024 NW Expressway Unit C Oklahoma City, OK	1.0	1.0	816	$795	$0.97	24d	1	1.41mi
6026 NW Expressway Unit C Oklahoma City, OK	1.0	1.0	816	$795	$0.97	24d	1	1.41mi
6034 NW Expressway Unit B Oklahoma City, OK	2.0	1.5	989	$895	$0.90	2d	1	1.42mi
6066 Northwest Expy Warr Acres, OK	2.0	1.5	1122	$1,145	$1.02	24d	1	1.44mi
3801 NW 51st St Oklahoma City, OK	2.0	1.0	818	$1,100	$1.34	24d	1	1.46mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-18
   days on market $86,000 Active 125 DOM
2. 2026-06-17
   days on market $86,000 Active 124 DOM
3. 2026-06-16
   days on market $86,000 Active 123 DOM
4. 2026-06-15
   days on market $86,000 Active 122 DOM
5. 2026-06-13
   days on market $86,000 Active 120 DOM
6. 2026-06-13
   days on market $86,000 Active 119 DOM
7. 2026-06-09
   days on market $86,000 Active 116 DOM
8. 2026-06-08
   days on market $86,000 Active 115 DOM
9. 2026-06-07
   days on market $86,000 Active 114 DOM
10. 2026-06-03
    days on market $86,000 Active 110 DOM
11. 2026-06-02
    days on market $86,000 Active 109 DOM
12. 2026-06-01
    days on market $86,000 Active 108 DOM
13. 2026-05-31
    days on market $86,000 Active 107 DOM
14. 2026-05-01
    price $87,900
15. 2026-03-19
    price $89,500
16. 2026-03-10
    price $90,250
17. 2026-02-08
    listed $90,500 Active
18. 2023-08-29
    soldstatus $62,000
19. 2005-05-17
    soldstatus $36,500
20. 2001-01-22
    soldstatus $21,000
21. 1999-06-15
    soldstatus $22,500
22. 1994-08-10
    soldstatus $19,500

ⓘ 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: $772 · $64/mo
• Projected year-2 tax: $774 · $64/mo
• Expected delta: +$2/yr ($0/mo · 0.2%)

ⓘ 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 ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $12,330
• − Mortgage interest: −$4,817
• − Property taxes: −$772
• − Insurance: −$430
• − Repairs & maintenance: −$986
• − Management: −$986
• − HOA: −$3,456
• − Depreciation: −$2,502
• Taxable loss: −$1,620
• Est. tax savings @ 24.0%: +$389
• After-tax cash flow: $60/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): 10,211
• Household income: $81,226
• Rent vs Own: 31.6% rent · 68.4% own
• Severe rent burden: 262.0

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 (72%)
• Race & ethnicity: White 72% Two or more races 14% Hispanic / Latino 8% Black 5% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 3% Slovak 3% Lithuanian 2%
• Foreign-born: 7% · Canada, South Korea, Philippines
• Languages at home: 90% English-only · Spanish 6% Other Asian/Pacific 2% Arabic 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: ▼ -260.29%
• Current HPI: 258.0304
• Rent YoY: ▲ 4.27%
• 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

+350.8% since first listed

9 events — show timeline

• 2026-05-01 Price Changed $87,900 MLSOK
• 2026-03-19 Price Changed $89,500 MLSOK
• 2026-03-10 Price Changed $90,250 MLSOK
• 2026-02-08 Listed $90,500 MLSOK
• 2023-08-29 Sold (Public Records) $62,000 Public Records
• 2005-05-17 Sold (Public Records) $36,500 Public Records
• 2001-01-22 Sold (Public Records) $21,000 Public Records
• 1999-06-15 Sold (Public Records) $22,500 Public Records
• 1994-08-10 Sold (Public Records) $19,500 Public Records

Property tax history

+6.6%/yr

Latest (2025): $772 · +4.4% YoY. Source: county tax records.