11120 Stratford Dr #429 · Oklahoma City, OK 73120

$89,500

2 bd · 1.0 ba · 845 sqft · Condo public records · 77 Days on market

Built 1984 $106/sqft · at area comps Est $92k · at est. $234/mo HOA · 20% of rent ↓ 7% since listing

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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 +17.8/30.0
• ARV discount +8.9/15.0
• 1% rule +7.9/10.0
• DSCR +5.6/10.0
• 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 MLS

Discover this bright and inviting condo in Northwest Oklahoma City, perfectly situated within the secure, gated community of Stratford Place. The open-concept layout features soaring ceilings and a cozy fireplace in the living area, bathed in an abundance of natural light. A standout feature of this home is the versatile upstairs loft, accessible via a stylish spiral staircase, which can easily serve as a home office, additional bedroom, or a secondary living space to suit your needs. Residents enjoy premium community amenities, including access to two sparkling swimming pools and lush common areas. Located just minutes from Lake Hefner, shopping, and major highways, this condo offers the perfect blend of style and convenience.

Key facts

• Gated community
• Upstairs loft
• Swimming pools

Tags

• GATED COMMUNITY
• UPSTAIRS LOFT
• SPIRAL STAIRCASE
• SWIMMING POOLS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $90k.

Deal economics

• At list price, monthly cash flow is $74 ($894/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $84k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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: schools F, 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.
• 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 20d 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 $619 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 77 days — a 6% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.

Recommended offer $84,130 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.29% ✓
• Cap rate: 7.29%
• Cash-on-cash: 3.57%
• DSCR: 1.16
• GRM: 6.4

CMA / ARV

• ARV (median comp): $92,346
• List price: $89,500
• Delta: -3.08%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -11.9%
• Equity multiple: 0.57×
• Total profit: $-10,700
• Equity at exit: $13,345

10-year hold

• IRR: -4.5%
• Equity multiple: 0.72×
• Total profit: $-6,995
• Equity at exit: $7,738

Cash invested: $25,060 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,157 high
• Mortgage (P&I): −$469
• Tax from tax record: −$99 /mo · $1,183/yr
• Insurance: −$37
• HOA: −$234
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $74

Break-even live

Break-even rent $1,062

Max offer price $89,500

Occupancy floor 89%

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: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11130 Stratford Dr Oklahoma City, OK	1.0	1.0	625	$975	$1.56	43d	1	0.08mi
11239 N Pennsylvania Ave Oklahoma City, OK	1.0–2.0	1.0–2.0	850	$1,155	$1.36	3d	30	0.10mi
1800 NW 115th St Oklahoma City, OK	1.0–3.0	1.0–2.0	1019	$1,705	$1.67	2d	8	0.54mi
1301 W Hefner Rd Oklahoma City, OK	1.0–2.0	1.0–2.0	898	$1,310	$1.46	1d	14	0.79mi
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	11d	1	0.90mi
1209 W Hefner Rd Oklahoma City, OK	1.0–2.0	1.0–1.5	852	$1,029	$1.21	23d	3	0.92mi
11550 N May Ave Oklahoma City, OK	1.0	1.0	662	$950	$1.44	19d	1	1.01mi
2301 NW 122nd St Oklahoma City, OK	1.0	1.0	723	$940	$1.30	1d	28	1.06mi
2401 NW 122nd St Oklahoma City, OK	1.0–2.0	1.0–2.0	844	$899	$1.06	23d	1	1.07mi
10735 N Western Ave Oklahoma City, OK	1.0	1.0	740	$799	$1.08	23d	1	1.08mi
10735 N Western Ave Unit 10727H Oklahoma City, OK	2.0	2.0	935	$949	$1.01	23d	1	1.08mi
10735 N Western Ave Unit 10743C Oklahoma City, OK	2.0	2.0	935	$949	$1.01	2d	1	1.08mi
10735 N Western Ave Oklahoma City, OK	1.0	1.0	740	$799	$1.08	19d	1	1.08mi
10735 N Western Ave Oklahoma City, OK	1.0–3.0	1.0–2.5	995	$974	$0.98	43d	64	1.08mi
839 NW 111th St Unit 839 Oklahoma City, OK	1.0	1.5	1121	$1,075	$0.96	23d	1	1.14mi
2700 Indian Creek Blvd Oklahoma City, OK	1.0–3.0	1.0–2.0	1261	$1,164	$0.92	2d	5	1.18mi
1702 W Britton Rd Oklahoma City, OK	2.0	1.0	950	$1,195	$1.26	2d	1	1.18mi
1417 NW 95th St Oklahoma City, OK	2.0	1.0	916	$1,085	$1.18	23d	1	1.20mi
11800 N Western Ave Unit 210 Oklahoma City, OK	3.0	2.0	1120	$1,160	$1.04	3d	1	1.24mi
11800 N Western Ave Unit 302 Oklahoma City, OK	2.0	2.0	960	$1,006	$1.05	3d	1	1.24mi
11800 N Western Ave Apt 601 Oklahoma City, OK	2.0	2.0	960	$1,006	$1.05	43d	1	1.24mi
11800 N Western Ave Oklahoma City, OK	3.0	2.0	1120	$1,160	$1.04	43d	1	1.24mi
11800 N Western Ave Apt 919 Oklahoma City, OK	3.0	2.0	1120	$1,160	$1.04	43d	1	1.24mi
11800 N Western Ave Apt 205 Oklahoma City, OK	3.0	2.0	1120	$1,100	$0.98	43d	1	1.24mi
1425 NW 94th St Oklahoma City, OK	2.0	1.0	816	$795	$0.97	21d	1	1.24mi
12821 Stratford Dr Oklahoma City, OK	2.0	2.0	1043	$1,078	$1.03	1d	1	1.25mi
1913 Downing St Oklahoma City, OK	2.0	1.0	940	$1,245	$1.32	1d	1	1.25mi
1913 Downing St Oklahoma City, OK	2.0	1.0	940	$1,245	$1.32	2d	1	1.25mi
12701 N Pennsylvania Ave Oklahoma City, OK	3.0	1.0–2.0	912	$1,358	$1.49	1d	15	1.31mi
2204 Downing St Oklahoma City, OK	2.0	1.0	750	$1,295	$1.73	19d	1	1.32mi
1618 Oxford Way Oklahoma City, OK	3.0	1.0	1039	$1,350	$1.30	23d	1	1.32mi
910 NW 101st St Oklahoma City, OK	3.0	1.0	1100	$1,400	$1.27	1d	1	1.36mi
1708 Sheffield Rd Oklahoma City, OK	3.0	1.0	1057	$1,400	$1.32	2d	1	1.36mi
1441 NW 92nd St Oklahoma City, OK	1.0–2.0	1.0	725	$850	$1.17	43d	1	1.36mi
12831 Stratford Dr Oklahoma City, OK	1.0–3.0	1.0–2.0	1122	$2,295	$2.05	1d	22	1.39mi
2216 Hasley Dr Oklahoma City, OK	2.0	1.0	750	$1,400	$1.87	43d	1	1.39mi
2216 Hasley Dr Oklahoma City, OK	2.0	1.0	750	$1,400	$1.87	20d	1	1.39mi
1434 NW 92nd St Unit 3 Oklahoma City, OK	2.0	1.5	950	$915	$0.96	43d	1	1.39mi
2801 Croydon Ct Oklahoma City, OK	2.0	1.0	1102	$1,550	$1.41	2d	1	1.42mi

HOA detail condo

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

Listing history 18 events

1. 2026-06-18
   days on market $89,500 Active 77 DOM
2. 2026-06-17
   days on market $89,500 Active 76 DOM
3. 2026-06-16
   days on market $89,500 Active 75 DOM
4. 2026-06-15
   days on market $89,500 Active 74 DOM
5. 2026-06-13
   days on market $89,500 Active 72 DOM
6. 2026-06-09
   days on market $89,500 Active 68 DOM
7. 2026-06-08
   days on market $89,500 Active 67 DOM
8. 2026-06-07
   days on market $89,500 Active 66 DOM
9. 2026-06-05
   days on market $89,500 Active 63 DOM
10. 2026-06-03
    days on market $89,500 Active 62 DOM
11. 2026-06-02
    days on market $89,500 Active 61 DOM
12. 2026-06-01
    days on market $89,500 Active 60 DOM
13. 2026-05-31
    days on market $89,500 Active 59 DOM
14. 2026-04-02
    historical

    Show marketing remark (737 chars)

    Discover this bright and inviting condo in Northwest Oklahoma City, perfectly situated within the secure, gated community of Stratford Place. The open-concept layout features soaring ceilings and a cozy fireplace in the living area, bathed in an abundance of natural light. A standout feature of this home is the versatile upstairs loft, accessible via a stylish spiral staircase, which can easily serve as a home office, additional bedroom, or a secondary living space to suit your needs. Residents enjoy premium community amenities, including access to two sparkling swimming pools and lush common areas. Located just minutes from Lake Hefner, shopping, and major highways, this condo offers the perfect blend of style and convenience.

15. 2026-04-02
    listed $89,500 Active 737-char remark

    Show marketing remark (737 chars)

    Discover this bright and inviting condo in Northwest Oklahoma City, perfectly situated within the secure, gated community of Stratford Place. The open-concept layout features soaring ceilings and a cozy fireplace in the living area, bathed in an abundance of natural light. A standout feature of this home is the versatile upstairs loft, accessible via a stylish spiral staircase, which can easily serve as a home office, additional bedroom, or a secondary living space to suit your needs. Residents enjoy premium community amenities, including access to two sparkling swimming pools and lush common areas. Located just minutes from Lake Hefner, shopping, and major highways, this condo offers the perfect blend of style and convenience.

16. 2026-03-03
    price $100,000
17. 2025-12-22
    listed $105,000 Active
18. 2023-05-10
    soldstatus $96,000

ⓘ 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: $1,183 · $99/mo
• Projected year-2 tax: $1,183 · $99/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: $13,879
• − Mortgage interest: −$5,013
• − Property taxes: −$1,183
• − Insurance: −$448
• − Repairs & maintenance: −$1,110
• − Management: −$1,110
• − HOA: −$2,808
• − Depreciation: −$2,604
• Taxable loss: −$397
• Est. tax savings @ 24.0%: +$95
• After-tax cash flow: $989/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

-6.8% since first listed

5 events — show timeline

• 2026-04-02 Listed $89,500 MLSOK
• 2026-04-02 Listing Removed — MLSOK
• 2026-03-03 Price Changed $100,000 MLSOK
• 2025-12-22 Listed $105,000 MLSOK
• 2023-05-10 Sold (Public Records) $96,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $1,183 · -2.5% YoY. Source: county tax records.