11301 N May Ave Unit C · Oklahoma City, OK 73120

$115,000

3 bd · 2.0 ba · 1,275 sqft · Condo public records · 4 Days on market

Built 1977 $29/mo HOA · 2% of rent

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Why this score? — see what drove the B- 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 +29.7/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• 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

Wonderful North Oklahoma City large condo. This condo backs up to the exclusive Quail Creek South neighborhood. Plenty of upscale shopping and dining options within minutes of this property. 3 bedrooms, 2 full baths, separate dining with a balcony off the dining area. Plenty of parking for this unit. This would make a fabulous investment for a rental or perfect for someone that needs a little space but does not want the hassle of yard maintenance. Perfect for young persons just starting out or folks that want to down size and simplify their life. Don't delay!!! This is a great deal.

Key facts

• $29 HOA
• Built 1977
• Listed 3 days

Property features AI

Finance

• Financial info: Cash, Conventional, or FHA/VA financing accepted; Loan qualifying allowed; Not assumable
• HOA & community: Mandatory association dues; Association fee $350; Association covers garbage, common area maintenance, exterior maintenance, and partial utilities

Exterior

• Utilities: Homestead exempt (yes)
• Home design: Condominium (residential); Upper level unit; Faces east
• Construction: Brick and frame construction; Composition roof; Conventional foundation; Existing property
• Exterior features: Balcony; Covered deck; Corner lot

Interior

• Kitchen: Free-standing electric oven
• Bedrooms: 3 bedrooms (upper level condo)
• Flooring: Combination of flooring types
• Bathrooms: 2 full bathrooms
• Interior features: Dishwasher; Washer/Dryer; Combo flooring; Masonry fireplace
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $115k.

Deal economics

• At list price, monthly cash flow is $418 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Cap rate 10.7% 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: Quail Creek Es (math 17% / reading 17%, grade F, #540 of 845 statewide, top 68%, 543 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); 338 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $795 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.
• At projected returns (-3.0% appreciation + 2.0% rent growth), your $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 18y 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.

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 $115,000

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.33% ✓
• Cap rate: 10.65%
• Cash-on-cash: 15.57%
• DSCR: 1.69
• GRM: 6.3

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: 5.3%
• Equity multiple: 1.20×
• Total profit: $6,543
• Equity at exit: $17,147

10-year hold

• IRR: 13.9%
• Equity multiple: 2.06×
• Total profit: $34,206
• Equity at exit: $9,943

Cash invested: $32,200 (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: 338
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,532 high
• Mortgage (P&I): −$603
• Tax from tax record: −$113 /mo · $1,352/yr
• Insurance: −$48
• HOA: −$29
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $418

Break-even live

Break-even rent $1,003

Max offer price $115,000

Occupancy floor 68%

Sensitivity live

Price	-10% $483	-5% $450	+0% $418	+5% $385	+10% $353
Rent	-10% $297	-5% $357	+0% $418	+5% $478	+10% $539
Rate	-1.0pp $476	-0.5pp $447	base $418	+0.5pp $388	+1.0pp $358

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11004 N May Ave Oklahoma City, OK	1.0–2.0	1.0–2.5	1129	$1,170	$1.04	12d	1	0.09mi
11407 N May Ave Oklahoma City, OK	3.0	3.0	1613	$1,450	$0.90	44d	1	0.11mi
11417 N May Ave Unit D Oklahoma City, OK	3.0	2.0	1275	$1,345	$1.05	3d	1	0.14mi
10904 N Linn Ave Oklahoma City, OK	3.0	2.0	1452	$1,650	$1.14	44d	1	0.42mi
2532 NW 116th St Oklahoma City, OK	4.0	2.0	1860	$2,805	$1.51	24d	1	0.46mi
2529 NW 116th St Oklahoma City, OK	3.0	2.0	1625	$1,650	$1.02	44d	1	0.47mi
11007 Greystone Ave Oklahoma City, OK	2.0	2.0	1269	$1,500	$1.18	5d	1	0.51mi
2737 Plymouth Ln Oklahoma City, OK	3.0	1.5	1372	$1,395	$1.02	44d	1	0.56mi
10412 Major Ave Oklahoma City, OK	3.0	2.0	1286	$1,750	$1.36	44d	1	0.57mi
11141 Springhollow Rd Oklahoma City, OK	3.0	2.0	1330	$1,499	$1.13	24d	1	0.65mi
3108 Orlando Rd Oklahoma City, OK	4.0	2.0	1851	$1,900	$1.03	2d	1	0.66mi
11141 Springhollow Rd Unit 251 Oklahoma City, OK	3.0	2.0	1330	$1,499	$1.13	22d	1	0.66mi
11141 Springhollow Rd Unit 208 Oklahoma City, OK	2.0	2.0	1088	$1,125	$1.03	44d	1	0.66mi
12305 Cedar Springs Ln Oklahoma City, OK	2.0	2.5	1472	$1,250	$0.85	44d	1	0.70mi
12323 Cedar Springs Ln Oklahoma City, OK	3.0	2.5	1524	$1,500	$0.98	44d	1	0.75mi
2700 Indian Creek Blvd Oklahoma City, OK	1.0–3.0	1.0–2.0	1261	$1,549	$1.23	3d	5	0.84mi
2221 NW 117th St Oklahoma City, OK	3.0	2.5	1627	$1,625	$1.00	3d	1	0.88mi
11239 N Pennsylvania Ave Oklahoma City, OK	1.0–2.0	1.0–2.0	850	$1,155	$1.36	5d	30	0.90mi
2841 Indian Creek Blvd Oklahoma City, OK	2.0	2.0	1129	$1,100	$0.97	17d	1	0.92mi
2841 Indian Creek Blvd Oklahoma City, OK	2.0	2.0	1129	$1,100	$0.97	24d	1	0.92mi
9913 Sunnymeade Pl Oklahoma City, OK	3.0	1.5	1284	$1,695	$1.32	24d	1	0.98mi
9909 Sunnymeade Pl Oklahoma City, OK	3.0	2.0	1325	$1,695	$1.28	3d	1	1.00mi
2611 Silvertree Dr Oklahoma City, OK	3.0	2.0	1500	$1,550	$1.03	44d	1	1.00mi
2401 NW 122nd St Oklahoma City, OK	1.0–2.0	1.0–2.0	844	$899	$1.06	24d	1	1.00mi
2126 NW 118th St Oklahoma City, OK	2.0	2.5	1360	$1,445	$1.06	24d	1	1.01mi
2632 Kings Way Oklahoma City, OK	3.0	1.5	1496	$1,600	$1.07	44d	1	1.02mi
12821 Stratford Dr Oklahoma City, OK	2.0	2.0	1043	$1,078	$1.03	3d	1	1.18mi
2501 Patti Pl Oklahoma City, OK	3.0	2.0	1377	$1,600	$1.16	44d	1	1.19mi
2608 Crescent Ave Oklahoma City, OK	3.0	2.5	1600	$2,345	$1.47	22d	1	1.23mi
2610 Crescent Ave Oklahoma City, OK	3.0	2.5	1387	$2,125	$1.53	22d	1	1.24mi
2533 NW 129th St Oklahoma City, OK	3.0	2.5	1497	$2,200	$1.47	5d	1	1.30mi
2533 NW 129th St Oklahoma City, OK	3.0	2.0	1500	$2,200	$1.47	24d	1	1.30mi
2608 Abbey Rd Oklahoma City, OK	3.0	2.0	1737	$1,800	$1.04	3d	1	1.30mi
12831 Stratford Dr Oklahoma City, OK	1.0–3.0	1.0–2.0	1122	$3,736	$3.33	2d	22	1.30mi
10125 N Pennsylvania Ave The Village, OK	2.0	3.0	1680	$1,295	$0.77	44d	1	1.31mi
1800 NW 115th St Oklahoma City, OK	1.0–3.0	1.0–2.0	1019	$2,050	$2.01	3d	8	1.32mi
2638 Cedar Tree Rd Oklahoma City, OK	3.0	2.5	1650	$1,945	$1.18	24d	1	1.34mi
2000 Lanesboro Dr Oklahoma City, OK	3.0	2.0	1236	$1,550	$1.25	44d	1	1.36mi
2540 NW 132nd Pl Oklahoma City, OK	3.0	2.5	1385	$2,400	$1.73	24d	1	1.38mi
12701 N Pennsylvania Ave Oklahoma City, OK	3.0	1.0–2.0	912	$1,595	$1.75	2d	15	1.39mi

HOA detail condo

• Monthly dues: $29 · $348/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2026-06-21
   days on market $115,000 Active 4 DOM
2. 2026-06-18
   remarks 511-char remark
3. 2026-06-18
   listed $115,000 Active 1 DOM

ⓘ 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: $1,352 · $113/mo
• Projected year-2 tax: $1,352 · $113/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 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,386
• − Mortgage interest: −$6,442
• − Property taxes: −$1,352
• − Insurance: −$575
• − Repairs & maintenance: −$1,471
• − Management: −$1,471
• − HOA: −$348
• − Depreciation: −$3,345
• Taxable income: $3,382
• Est. tax owed @ 24.0%: −$812
• After-tax cash flow: $4,201/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

+489.7% since first listed

23 events — show timeline

• 2026-06-17 Listed $115,000 MLSOK
• 2024-08-30 Sold (Public Records) $109,000 Public Records
• 2024-08-30 Sold (MLS) $109,000 MLSOK
• 2024-07-31 Pending — MLSOK
• 2024-07-22 Listed $109,000 MLSOK
• 2024-06-19 Listing Removed — MLSOK
• 2024-06-12 Price Changed $114,900 MLSOK
• 2024-05-23 Price Changed $119,900 MLSOK
• 2024-05-14 Price Changed $125,900 MLSOK
• 2024-05-02 Price Changed $139,000 MLSOK
• 2024-04-24 Price Changed $149,900 MLSOK
• 2024-04-23 Relisted — MLSOK
• 2024-02-09 Listing Removed — MLSOK
• 2024-01-23 Price Changed $114,500 MLSOK
• 2024-01-15 Price Changed $119,500 MLSOK
• 2023-12-18 Listed $124,995 MLSOK
• 2010-04-16 Sold (MLS) $36,451 MLSOK
• 2010-01-22 Listed $41,000 MLSOK
• 2009-01-21 Listing Removed — MLSOK
• 2008-09-17 Listed $55,000 MLSOK
• 2003-07-30 Sold (Public Records) $55,000 Public Records
• 1995-09-11 Sold (Public Records) $28,000 Public Records
• 1991-01-04 Sold (Public Records) $19,500 Public Records

Property tax history

+5.5%/yr

Latest (2025): $1,352 · +30.7% YoY. Source: county tax records.