11120 Stratford Dr #220 · Oklahoma City, OK 73120

$109,900

2 bd · 2.0 ba · 1,180 sqft · Condo public records · 1 Days on market

Built 1984 $234/mo HOA · 17% of rent

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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).

• Cash flow +18.4/30.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Darling condo that is move-in ready! This is a great property with an amazing location! From the moment you walk in, you'll notice the nice open vaulted living room that flows into the kitchen. The kitchen is laid out really well, with nice cabinetry. The master bedroom is downstairs and has 2 great closets and a lovely en-suite bathroom. It even has a balcony! There is a closet off the balcony for storage items, too. The second bedroom is located upstairs and has its own bath. This home is in a gated community and offers lots of amenities. New carpet throughout. HVAC replaced in 2023, stackable washer and dryer, and refrigerator will stay with a good offer. The complex has 2 swimming pools

Key facts

• $234 HOA
• Community pool
• Built 1984

Property features AI

Finance

• Other: Homestead status claimed
• Financial info: Seller offering as-is; listing terms include cash, conventional; loan qualification available; not assumable
• HOA & community: Mandatory association dues; Association fee covers gated entry, common area maintenance, exterior maintenance, partial utilities, and pool; Private outdoor pool

Exterior

• Parking: Concrete parking
• Security: Gated entry (via association)
• Utilities: Partial utilities included in association
• Home design: Condominium (upper level); Faces west; Residential property
• Construction: Concrete and stucco construction; Composition roof; Slab foundation
• Exterior features: Balcony; Covered porch; Interior lot

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Electric range/oven (free standing)
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: Ceiling fan(s); Wood-burning fireplace; Inside utility
• Laundry & utility: Washer/Dryer included; Inside utility

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $102 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 7.4% 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.
• Oklahoma City (urban): math 7% / reading 10% proficiency, ranked #254 of 270 in OK (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Ridgeview Es (math 17% / reading 22%, grade F, #479 of 845 statewide, top 63%, 395 students, 0% FRL); John Marshall Hs (math 2% / reading 8%, grade F, #430 of 447 statewide, top 99%, 829 students, 0% FRL) — zoned schools average 0% FRL vs 82% district-wide (82 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+2.0%/yr); 333 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); 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 $760 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 24y 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.

Recommended offer $109,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.25% ✓
• Cap rate: 7.41%
• Cash-on-cash: 3.99%
• DSCR: 1.18
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.05% rent growth · sell at horizon

5-year hold

• IRR: -11.2%
• Equity multiple: 0.60×
• Total profit: $-12,431
• Equity at exit: $16,386

10-year hold

• IRR: -3.6%
• Equity multiple: 0.77×
• Total profit: $-7,021
• Equity at exit: $9,502

Cash invested: $30,772 (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 73120

• Rents YoY: 2.0%
• Active inventory: 333
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,372 high
• Mortgage (P&I): −$576
• Tax from tax record: −$126 /mo · $1,507/yr
• Insurance: −$46
• HOA: −$234
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $102

Break-even live

Break-even rent $1,243

Max offer price $109,900

Occupancy floor 88%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11239 N Pennsylvania Ave Oklahoma City, OK	1.0–2.0	1.0–2.0	850	$1,155	$1.36	4d	30	0.10mi
11007 Greystone Ave Oklahoma City, OK	2.0	2.0	1269	$1,500	$1.18	4d	1	0.45mi
1800 NW 115th St Oklahoma City, OK	1.0–3.0	1.0–2.0	1019	$1,705	$1.67	2d	8	0.54mi
2126 NW 118th St Oklahoma City, OK	2.0	2.5	1360	$1,445	$1.06	24d	1	0.59mi
10904 N Linn Ave Oklahoma City, OK	3.0	2.0	1452	$1,650	$1.14	44d	1	0.61mi
2000 Lanesboro Dr Oklahoma City, OK	3.0	2.0	1236	$1,550	$1.25	44d	1	0.64mi
1720 Castle St Oklahoma City, OK	3.0	2.0	1428	$1,800	$1.26	44d	1	0.67mi
10104 Haverhill Pl Oklahoma City, OK	3.0	2.0	1188	$1,550	$1.30	15d	1	0.67mi
10517 N McKinley Ave Oklahoma City, OK	3.0	1.5	1219	$1,695	$1.39	4d	1	0.70mi
10905 N Brauer Ave Oklahoma City, OK	3.0	1.5	1424	$1,505	$1.06	44d	1	0.70mi
1413 NW 106th St Oklahoma City, OK	3.0	2.0	1345	$1,495	$1.11	44d	1	0.72mi
1301 W Hefner Rd Oklahoma City, OK	1.0–2.0	1.0–2.0	898	$1,310	$1.46	2d	14	0.79mi
2737 Plymouth Ln Oklahoma City, OK	3.0	1.5	1372	$1,395	$1.02	44d	1	0.83mi
11204 Burnham Ave Oklahoma City, OK	3.0	2.0	1335	$1,545	$1.16	44d	1	0.84mi
11220 Burnham Ave Unit 11222 Oklahoma City, OK	3.0	2.0	1350	$1,600	$1.19	24d	1	0.84mi
11508 University Oklahoma City, OK	3.0	2.0	1216	$1,645	$1.35	4d	1	0.88mi
11411 University Oklahoma City, OK	3.0	2.0	1216	$1,550	$1.27	17d	1	0.88mi
11409 University Oklahoma City, OK	3.0	2.0	1216	$1,550	$1.27	24d	1	0.89mi
11420 University Oklahoma City, OK	3.0	2.0	1216	$1,545	$1.27	44d	1	0.89mi
11415 University Oklahoma City, OK	3.0	2.0	1216	$1,545	$1.27	44d	1	0.89mi
2300 Carlton Way Oklahoma City, OK	1.0	1.0	700	$899	$1.28	16d	1	0.90mi
11004 N May Ave Oklahoma City, OK	1.0–2.0	1.0–2.5	1129	$1,170	$1.04	12d	1	0.90mi
1209 W Hefner Rd Oklahoma City, OK	1.0–2.0	1.0–1.5	852	$1,029	$1.21	24d	3	0.92mi
9721 Georgia Ave Oklahoma City, OK	3.0	2.0	1442	$1,685	$1.17	4d	1	0.97mi
11417 N May Ave Unit D Oklahoma City, OK	3.0	2.0	1275	$1,345	$1.05	3d	1	0.99mi
2632 Kings Way Oklahoma City, OK	3.0	1.5	1496	$1,600	$1.07	44d	1	1.00mi
9913 Sunnymeade Pl Oklahoma City, OK	3.0	1.5	1284	$1,695	$1.32	24d	1	1.01mi
9909 Sunnymeade Pl Oklahoma City, OK	3.0	2.0	1325	$1,695	$1.28	2d	1	1.02mi
10412 Major Ave Oklahoma City, OK	3.0	2.0	1286	$1,750	$1.36	44d	1	1.05mi
9519 Stratford Dr Oklahoma City, OK	3.0	1.0	1141	$1,450	$1.27	2d	1	1.05mi
2301 NW 122nd St Oklahoma City, OK	1.0	1.0	723	$940	$1.30	2d	28	1.06mi
2401 NW 122nd St Oklahoma City, OK	1.0–2.0	1.0–2.0	844	$899	$1.06	24d	1	1.07mi
10735 N Western Ave Oklahoma City, OK	1.0–3.0	1.0–2.5	995	$974	$0.98	44d	64	1.08mi
10735 N Western Ave Oklahoma City, OK	1.0	1.0	740	$799	$1.08	20d	1	1.08mi
10735 N Western Ave Oklahoma City, OK	3.0	2.5	1250	$1,149	$0.92	21d	1	1.08mi
10735 N Western Ave Unit 10727H Oklahoma City, OK	2.0	2.0	935	$949	$1.01	24d	1	1.08mi
10735 N Western Ave Oklahoma City, OK	1.0	1.0	740	$799	$1.08	24d	1	1.08mi
10735 N Western Ave Unit 10743C Oklahoma City, OK	2.0	2.0	935	$949	$1.01	3d	1	1.08mi
12321 Edison Dr Oklahoma City, OK	3.0	2.0	1491	$1,495	$1.00	44d	1	1.09mi
839 NW 111th St Unit 839 Oklahoma City, OK	1.0	1.5	1121	$1,075	$0.96	24d	1	1.14mi

HOA detail condo

• Monthly dues: $234 · $2,808/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-05-15
   status Pending
2. 2026-05-15
   listed $109,900 Active
3. 2026-05-12
   historical
4. 2026-05-08
   price $109,900
5. 2026-05-08
   status Active
6. 2026-04-27
   status Pending
7. 2026-03-24
   price $119,900
8. 2026-03-09
   price $124,900
9. 2026-02-12
   listed $129,900 Active
10. 2026-02-11
    historical
11. 2025-10-30
    price $124,900
12. 2025-09-16
    listed $129,900 Active
13. 2024-05-02
    soldstatus $113,000
14. 2024-04-12
    soldstatus $113,000 Closed
15. 2024-03-17
    status Pending
16. 2024-01-27
    price $116,900
17. 2024-01-06
    status Active
18. 2023-12-22
    status Pending
19. 2023-12-19
    listed $119,900 Active
20. 2013-06-09
    historical
21. 2013-01-07
    listed $66,500
22. 2007-12-19
    historical
23. 2005-09-15
    historical
24. 2005-07-15
    listed $67,900
25. 2004-07-21
    listed $68,900
26. 2002-11-01
    soldstatus $60,000
27. 2002-10-31
    soldstatus $59,900
28. 2002-01-31
    listed $59,900
29. 1996-09-13
    soldstatus $48,500
30. 1993-01-25
    soldstatus $35,000

ⓘ 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: $1,507 · $126/mo
• Projected year-2 tax: $1,507 · $126/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $16,467
• − Mortgage interest: −$6,156
• − Property taxes: −$1,507
• − Insurance: −$550
• − Repairs & maintenance: −$1,317
• − Management: −$1,317
• − HOA: −$2,808
• − Depreciation: −$3,197
• Taxable loss: −$385
• Est. tax savings @ 24.0%: +$93
• After-tax cash flow: $1,321/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: Oklahoma City
• NCES district ID: 4022770
• Math proficiency: 7% ▼ -5.00%
• Reading proficiency: 10% ▼ -6.00%
• Median HH income: $35,606
• Composite: 7.0/100
• National rank: #9970
• State rank: #254 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): 35,559
• Household income: $64,745
• Rent vs Own: 48.3% rent · 51.7% own
• Severe rent burden: 2029.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 57% Black 21% Two or more races 11% Hispanic / Latino 7% Native American 3% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 7% · Canada, China, Jamaica
• Languages at home: 92% English-only · Spanish 4% French/Haitian/Cajun 1% Other Asian/Pacific 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: ▼ -279.69%
• Current HPI: 227.2832
• Rent YoY: ▲ 2.05%
• 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

+214.0% since first listed

30 events — show timeline

• 2026-05-15 Pending — MLSOK
• 2026-05-15 Listed $109,900 MLSOK
• 2026-05-12 Listing Removed — MLSOK
• 2026-05-08 Price Changed $109,900 MLSOK
• 2026-05-08 Relisted — MLSOK
• 2026-04-27 Pending — MLSOK
• 2026-03-24 Price Changed $119,900 MLSOK
• 2026-03-09 Price Changed $124,900 MLSOK
• 2026-02-12 Listed $129,900 MLSOK
• 2026-02-11 Listing Removed — MLSOK
• 2025-10-30 Price Changed $124,900 MLSOK
• 2025-09-16 Listed $129,900 MLSOK
• 2024-05-02 Sold (Public Records) $113,000 Public Records
• 2024-04-12 Sold (MLS) $113,000 MLSOK
• 2024-03-17 Pending — MLSOK
• 2024-01-27 Price Changed $116,900 MLSOK
• 2024-01-06 Relisted — MLSOK
• 2023-12-22 Pending — MLSOK
• 2023-12-19 Listed $119,900 MLSOK
• 2013-06-09 Listing Removed — MLSOK
• 2013-01-07 Listed $66,500 MLSOK
• 2007-12-19 Listing Removed — MLSOK
• 2005-09-15 Listing Removed — MLSOK
• 2005-07-15 Listed $67,900 MLSOK
• 2004-07-21 Listed $68,900 MLSOK
• 2002-11-01 Sold (Public Records) $60,000 Public Records
• 2002-10-31 Sold (MLS) $59,900 MLSOK
• 2002-01-31 Listed $59,900 MLSOK
• 1996-09-13 Sold (Public Records) $48,500 Public Records
• 1993-01-25 Sold (Public Records) $35,000 Public Records

Property tax history

+8.2%/yr

Latest (2025): $1,507 · +29.1% YoY. Source: county tax records.