1400 Pennington Ave · Edmond, OK 73012

$173,000

3 bd · 2.0 ba · 1,000 sqft · Townhouse public records · 34 Days on market

Built 1981 3,811 sqft lot Est $170k · at est.

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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 +21.4/30.0
• DSCR +6.8/10.0
• ARV discount +6.7/15.0
• 1% rule +4.8/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Comfortable Low Maintenance Home in great Edmond Location! Living room features French Doors to covered patio; Converted Garage perfect as 2nd living area, office/3rd bedroom with separate wkshop/storage; Upstairs bedrooms have ceiling fans & master has his/hers closets; Good size backyard with storage shed; Well maintained-Like New Items: 2012 New Carpet, Storm Door, A/C, Dishwasher; 2011 HWT, Exterior Paint; 2010 new Roof; Ready to move in!

Key facts

• New flooring
• Updated kitchen
• Flex room

Tags

• NEW FLOORING
• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• PARTIALLY CONVERTED GARAGE
• FLEX ROOM

Property features AI

Finance

• Other: Property status: Existing; Located in Fairfield Addition to Edmond; No storm shelter; Manual geocode; directions available
• Financial info: Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Home design: Residential half duplex; One and one-half level
• Construction: Brick and frame construction; Shingle roof (2026); Slab foundation
• Exterior features: Covered porch; Interior lot

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bath; 1 half bath
• Interior features: One living area; Study (office)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $173k.

Deal economics

• At list price, monthly cash flow is $257 ($3k/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 $170k (1.7% below list).
• Recommended offer: $168k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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: Sunset Es (math 18% / reading 18%, grade F, #534 of 845 statewide, top 64%, 670 students, 0% FRL); Santa Fe Hs (math 36% / reading 52%, grade F, #18 of 447 statewide, top 4%, 2,796 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 (+1.2%/yr); 645 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 5,365 units permitted in Oklahoma County in 2024 (569 in 5+ unit buildings).
• This rent is only 16% of the median local income ($127k/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 $1k of loan paydown is wiped out by about $5k 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 34 days — a 3% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 23y 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.
• Current owner paid $74k; list at $173k implies a 132% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $167,810 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.98% ✗
• Cap rate: 8.07%
• Cash-on-cash: 6.36%
• DSCR: 1.28
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $170,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1402 Pennington Ave	0.00mi	2/1.5 (-1)	1,000 (0%)	9mo	$170,000	$170	85

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 · 1.21% rent growth · sell at horizon

5-year hold

• IRR: -8.4%
• Equity multiple: 0.70×
• Total profit: $-14,722
• Equity at exit: $25,795

10-year hold

• IRR: -1.2%
• Equity multiple: 0.92×
• Total profit: $-3,831
• Equity at exit: $14,958

Cash invested: $48,440 (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 73012

• Home prices YoY: -17.9%
• Rents YoY: 1.2%
• Active inventory: 645
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,700 high
• Mortgage (P&I): −$907
• Tax from tax record: −$107 /mo · $1,286/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $257

Break-even live

Break-even rent $1,375

Max offer price $173,000

Occupancy floor 80%

Sensitivity live

Price	-10% $355	-5% $306	+0% $257	+5% $208	+10% $159
Rent	-10% $123	-5% $190	+0% $257	+5% $324	+10% $391
Rate	-1.0pp $344	-0.5pp $301	base $257	+0.5pp $212	+1.0pp $166

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: $43,250
• Closing costs: $5,190
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1318 Pennington Ave Edmond, OK	2.0	2.0	1150	$1,300	$1.13	25d	1	0.06mi
16420 Del Mar Dr Edmond, OK	3.0	2.0	1404	$1,741	$1.24	13d	1	0.14mi
2172 Camino del Plaza Ln Edmond, OK	3.0	2.0	1287	$1,600	$1.24	5d	1	0.30mi
2172 Camino del Plaza Ln Edmond, OK	3.0	2.0	1274	$1,600	$1.26	25d	1	0.30mi
2116 Camino del Plaza Ln Edmond, OK	3.0	2.0	1396	$1,645	$1.18	25d	1	0.32mi
2149 Buena Vida Ln Edmond, OK	3.0	2.5	1300	$1,645	$1.27	3d	1	0.32mi
2125 Buena Vida Ln Edmond, OK	3.0	2.5	1458	$1,699	$1.17	3d	1	0.33mi
2108 Buena Vida Ln Edmond, OK	3.0	2.5	1357	$1,640	$1.21	25d	1	0.36mi
804 Stag Trl Edmond, OK	3.0	2.0	1250	$1,550	$1.24	25d	1	0.54mi
804 Stag Trl Edmond, OK	3.0	2.0	1250	$1,550	$1.24	5d	1	0.54mi
1404 S Gemini Rd Edmond, OK	3.0	2.0	1267	$1,650	$1.30	25d	1	0.60mi
1404 S Gemini Rd Edmond, OK	3.0	2.0	1267	$1,650	$1.30	22d	1	0.60mi
1504 Apollo Rd Edmond, OK	3.0	2.0	1435	$1,475	$1.03	13d	1	0.77mi
1013 Kelly Park Rd Edmond, OK	4.0	2.0	1450	$1,550	$1.07	3d	1	0.87mi
1005 Valley Ct Edmond, OK	3.0	2.0	1455	$1,795	$1.23	25d	1	1.01mi
2501 Kelley Pointe Pkwy Edmond, OK	1.0–2.0	1.0–2.0	909	$1,979	$2.18	3d	18	1.05mi
808 Mars Cir Unit 1 Edmond, OK	3.0	1.0	1401	$1,375	$0.98	21d	1	1.13mi
25 Creek View Dr Edmond, OK	1.0–2.0	1.0–2.0	872	$1,336	$1.53	5d	1	1.37mi
1129 Carpe Diem Ct Edmond, OK	3.0	2.0	1250	$1,595	$1.28	5d	1	1.48mi

Listing history 18 events

1. 2026-06-07
   statusdays on market $173,000 Pending 34 DOM
2. 2026-06-03
   days on market $173,000 Active 31 DOM
3. 2026-06-02
   days on market $173,000 Active 30 DOM
4. 2026-06-01
   days on market $173,000 Active 29 DOM
5. 2026-05-31
   days on market $173,000 Active 28 DOM
6. 2026-04-28
   status Pending
7. 2026-04-13
   price $173,000
8. 2026-04-03
   listed $175,000 Active
9. 2013-08-13
   soldstatus $74,500
10. 2013-08-09
    soldstatus $74,500 450-char remark

    Show marketing remark (450 chars)

    Comfortable Low Maintenance Home in great Edmond Location! Living room features French Doors to covered patio; Converted Garage perfect as 2nd living area, office/3rd bedroom with separate wkshop/storage; Upstairs bedrooms have ceiling fans & master has his/hers closets; Good size backyard with storage shed; Well maintained-Like New Items: 2012 New Carpet, Storm Door, A/C, Dishwasher; 2011 HWT, Exterior Paint; 2010 new Roof; Ready to move in!

11. 2013-08-01
    historical
12. 2013-05-19
    listed $79,500 450-char remark

    Show marketing remark (450 chars)

    Comfortable Low Maintenance Home in great Edmond Location! Living room features French Doors to covered patio; Converted Garage perfect as 2nd living area, office/3rd bedroom with separate wkshop/storage; Upstairs bedrooms have ceiling fans & master has his/hers closets; Good size backyard with storage shed; Well maintained-Like New Items: 2012 New Carpet, Storm Door, A/C, Dishwasher; 2011 HWT, Exterior Paint; 2010 new Roof; Ready to move in!

13. 2013-04-20
    listed $89,000
14. 2013-04-01
    historical
15. 2013-01-31
    listed $89,000
16. 2003-05-15
    soldstatus $69,900
17. 2003-03-24
    listed $69,900
18. 1995-05-25
    soldstatus $39,000

ⓘ 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: $1,286 · $107/mo
• Projected year-2 tax: $1,557 · $130/mo
• Expected delta: +$271/yr (+$23/mo · 21.1%)

ⓘ 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 3/10 Moderate
• 🌡 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,405
• − Mortgage interest: −$9,691
• − Property taxes: −$1,286
• − Insurance: −$865
• − Repairs & maintenance: −$1,632
• − Management: −$1,632
• − Depreciation: −$5,033
• Taxable income: $266
• Est. tax owed @ 24.0%: −$64
• After-tax cash flow: $3,019/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

• Census place: Edmond, OK
• County: Oklahoma County · 771,644 people
• City population: 177,083
• Metro: Oklahoma City, OK
• Population (ZIP): 46,993
• Household income: $126,659
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 898.0

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 (67%)
• Race & ethnicity: White 67% Two or more races 10% Black 8% Asian 8% Hispanic / Latino 8% Native American 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 3% Slovak 2% Romanian 2%
• Foreign-born: 11% · Canada, China, Vietnam
• Languages at home: 86% English-only · Spanish 4% Other Indo-European 2% Chinese 2%

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: ▼ -44.41%
• Current HPI: 203.1105
• Rent YoY: ▲ 1.21%
• 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

+343.6% since first listed

13 events — show timeline

• 2026-04-28 Pending — MLSOK
• 2026-04-13 Price Changed $173,000 MLSOK
• 2026-04-03 Listed $175,000 MLSOK
• 2013-08-13 Sold (Public Records) $74,500 Public Records
• 2013-08-09 Sold (MLS) $74,500 MLSOK
• 2013-08-01 Listing Removed — MLSOK
• 2013-05-19 Listed $79,500 MLSOK
• 2013-04-20 Listed $89,000 MLSOK
• 2013-04-01 Listing Removed — MLSOK
• 2013-01-31 Listed $89,000 MLSOK
• 2003-05-15 Sold (MLS) $69,900 MLSOK
• 2003-03-24 Listed $69,900 MLSOK
• 1995-05-25 Sold (Public Records) $39,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $1,286 · +5.1% YoY. Source: county tax records.